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HomeMy WebLinkAboutStaff ReportsSTAFF REVIEW COMMENTS No. 1 Project: HARVEY ROAD MANOR (REZ)-REZONING (0-198) PLANNING 1. NOTE: A gated community requires a Homeowners Association. 2. Subdivision Regulations require all streets in a gated development to meet City design and construction standards. On the plan submitted, street widths and the cul-de-sac diameter are too small. The applicant may propose these dimensions as part of the PDD, but please note: Since the development will be gated and all streets private, fire lanes will have to be identified. If the proposed street widths are accepted, on-street parking will be not be allowed on streets designated as fire lane. 3. The drive aisle widths at the gates are too narrow. The Fire Department requires a minimum of 20 ft. for a fire truck. 4. Where will the key pad for the gate be? The median at the gates should be shortened and the median closer to the street lengthened. This is so a vehicle can not be caught between the gate and other cars should the vehicle not be able to gain access. 5. Gated entry ways need to provide adequate access for pedestrians and bicycles. 6. The single exit gate curb cut on Linda Lane is too close to the intersection. To keep the exit location as proposed, a variance to the separation requirement of the Driveway Ordinance will need to be obtained from the Project Review Committee. 7. Please include a metes and bounds description of the subject property. 8. Please include abutting property zoning designations. 9. The names and addresses of the owners of all land within the subject area need to be included. 10. Many items on the landscaping plan can not be read. 11.All landscaping should be located behind the Linda Lane widening line and outside of all sight triangles. 12. Will the landscaping meet Section 11 of the Zoning Ordinance? If so, or if the landscaping is beyond normal requirements, it should be mentioned on the landscaping plan. 13. Will the open spaces between units be fenced or common areas? Will it be landscaped or a hard surface? 14. If there will be shared mailboxes, where will the mailbox kiosks be? 15. Will the units have their own trash receptacles or will dumpsters be used? If dumpsters will be used, where will they be located? 16. Is any of the property within a 100-year floodplain? Staff Review Comments Page 1 of 2 17. To help buffer residents from future developments, staff is recommending a 6 ft. fence along the east side of the complex. Unless there is a substantial natural buffer between the complex and the single family homes to the south, staff also recommends a 6 ft. fence along the southern property line. 18. The Planning and Zoning Commission may be concerned about light pollution in the area of the single family homes. What type of lighting will be used in the area and where will it be placed? 19. Are the garages for one car or two? 20. NOTE: If building elevations are submitted as part of the PDD, they will be considered a part of the rezoning. Visuals such as this often strengthen the PDD request; but please be aware that this will come at the expense of the design becoming inflexible. If this information remains part of the submittal, please call out the building height. 21. How much of the ground space will be covered with buildings? 22. NOTE: At the P&Z meeting, be prepared to discuss the adequacy of the recreational space provided. Reviewed by: MOLLY HITCHCOCK Date: November 21, 2000 ENGINEERING 1. Reviewed by: Date: ELECTRICAL 1. Developer responsible for installing conduit per city spec. and design. 2. Developer responsible for providing and installing street lights per city spec. and design 3. Developer responsible for providing easements to cover all primary electrical lines and equipment. 4. Developer responsible for providing 5' easements to cover streetlight light services as needed Staff Review Comments Page 2 of 2 Reviewed by: Jennifer Reeves Date: MISCELLANEOUS 1. Irrigation system must be protected by either a Pressure Vacuum Breaker or Reduced Pressure Principle Back Flow Device and installed as per City Ordinance 2394. 2. Back Flow devises must be tested upon installation as per City Ordinance 2394. Reviewed by: Rob Werley NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City will constitute a completely new review. Staff Review Comments Page 3 of 2 STAFF REVIEW COMMENTS NO. 2 Project: HERITAGE TOWNHOMES -Landscape Plan (01-089) PLANNING FYI: Signs are permitted through a separate process; but a sign will not be permitted for this project (this includes the "H" bricks). Subdivision signs are for projects of 50 or more acres, and area identification signs are for distinct areas of at least 10 acres within a subdivision. Reviewed by: Molly Hitchcock Date: October 11, 2001 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City, will constitute a completely new review. Staff Review Comments Page 2 of 2 <X'-198 ql,), 74 / IA 1 A ?DO 'xGT ~ rl'~-J Council Regular 01/11/2001 Page 6 The following citizens spoke in opposition to the rezoning. John Vilas, 15 Ranchero Drive Jean Vilas, 15 Ranchero Drive Walter Hoke, 37 Pamela Lane Janet K. Krupa, 17 Vista Lane Jim Ferguson, 14 Vista Lane Glenda Ross, 1002 Oakhaven Circle, suggested the City and County work together addressing the drainage issues in the Harvey Hillside area. She did not express her support or disapproval of the project. Mayor McIlhaney closed the public hearing Councilman Maloney made a motion to approve Ordinance No. 2482 rezoning 6.63 acres from A-O Agricultural Open to PDD-H Planned Development District-Housing with staff recommendations. Motion seconded by Councilman Massey, which carried by a vote of 7-0. FOR: Maloney, Massey, McIlhaney, Mariott, Silvia, Garner, Hazen AGAINST: None Agenda Item No. 11.2 - Public hearing, discussion and possible action on an ordinance rezoning 3.219 acres located at 1101 University Drive East from R-4 Apartment Low Density to A-P Administrative Professional. Staff Planner Molly Hitchcock presented this item. She stated that the applicant is requesting this rezoning in order to prepare the property for office development. Due to a 7500 sq. ft. TXU gas distribution and transmission facility, two buildings for multiple tenants are being proposed for the site. An A-P Administrative Professional zoning would allow uses ranging from offices and business schools to art studios and personal service shops. The Land Use Plan shows this area as Regional Retail. The A-P zoning proposed is more consistent with the plan of regional retail than the current R-4 residential zoning, and provides for a less intense use to abut the development R-4 than pure retail would impose. The A-P zoning is consistent with the way the area has been developing into more service oriented businesses than retail establishments. Planning and Zoning Commission and staff recommended approval of the rezoning request. Mayor McIlhaney opened the public hearing. Fred Bayliss of 324 Landsburg spoke in favor of the rezoning. Mayor McIlhaney closed the public hearing. Councilman Silvia made a motion to approve Ordinance No. 2483 rezoning 3.219 acres from R-4 Apartment Low Density to A-P Administrative Professional. Motion seconded by Councilman Garner which carried by a vote of 7-0. FOR: Maloney, Massey, McIlhaney, Mariott, Silvia Garner, Hazen AGAINST: None MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS December 7, 2000 7:00 P.M. COMMISSIONERS PRESENT: Commissioners Mooney, Floyd, Harris, Warren, Horlen, and Williams. COMMISSIONERS ABSENT: Commissioner Happ. COUNCIL MEMBERS PRESENT: None. STAFF PRESENT: Assistant City Manager Brown, Economic Development Director Kim Faust, Staff Planners Jimmerson, Laauwe, Hitchcock, and Reeves, Assistant City Engineer Mayo, Graduate Engineer Thompson and Vennochi, Transportation Planner Hard, Assistant City Attorney Nemcik, Director of Development Services Callaway, Neighborhood Senior Planner Battle and Planner Intern Flannery, City Planner Kee, Senior Planner Kuenzel, Development Review Manager Ruiz, and Staff Assistant Hazlett. AGENDA ITEM NO. 5: Public hearing and consideration of a rezoning for 3500 Harvey Road from A-O Agricultural Open to PDD-H Planned Development District-Housing. (00-198) Staff Planner Hitchcock presented the staff report. Ms. Hitchcock opened by stating that Staff recommends tabling the item until more information about the Harvey Road exit, landscaping, and the treatment of existing vegetation is provided. The applicant is requesting a PDD-H rezoning of 6.63 acres at the eastern corner of the intersection of Harvey Road and Linda Lane from A-O to PDD-H to allow for the development of a townhouse community. The subject property was annexed into the City Limits in 1980. At that time, the area bound by the former TI property and Highways 30, 60, and 158 was annexed, along with the strip of land extending from Carter Creek east to Highway 158 on the south side of Harvey Road, which includes the subject property. The subject property has not been platted and has remained in the A-O "holding" zone it received when annexed. The property is not developed and is surrounded by A-O to the west, M-1 Planned Industrial to the north, ETJ residential to the south and C-3 Planned Commercial to the far east. A 6-foot fence will surround the development on all sides and heavy woods to the south will act as a buffer. P&Z Minutes December 7, 2000 Page 1 of 14 The site is located in Sub-area X in the 30/60 Area Planning Study, approval of which has been delayed pending further planning of the future office complex and performing arts center north of Highway 30. However, recommendations for land uses along the south side of Highway 30 are not likely to change. The plan recommends higher density single-family uses that are oriented inward and not toward the highway. Professional uses would also be supported as a part of a mixed-use concept. The proposed uses and layout of the property are in compliance with the study recommendations. Harvey Road is classified as a major arterial and Linda Lane a future major collector on the Thoroughfare Plan. Access for this development will be taken from Linda Lane. In discussion with the applicant, it was clear that access to Harvey Road will be limited to emergency use only, but this is not clarified on the concept plan. The applicant is proposing a 59 unit gated townhouse development. The townhouses will be 1 to 2 stories with 2 to 3 bedrooms each. The homes will be oriented inward and screened from the roadways by a 6-foot high brick fence. A 6-foot high iron fence will border the southern property line. The development will be further buffered by natural vegetation and landscaping, but staff has not seen what kind or the amount of natural vegetation exists and what of that will be saved. This PDD is similar to R-3 Townhouse zoning district, but the applicant is requesting more flexibility than an R-3 district allows. There are four items that will not meet our three requirements. (1.) The proposed lot sizes will exceed the minimum lot size required of a townhouse, but the lot dimensions will differ from what would normally be required which leads to a lesser density of dwelling units per acre. (2.) Proposed setbacks will be less than the District Use Schedule requires, but there is open space proposed including a small playground, swimming pool, and walking-trail area. (3.) The R-3 zoning district, lot line construction is allowed if access is provided to the rear of the buildings. This PDD-H request does include lot line construction but without rear vehicular access to the lots. The applicant's proposal however, provides for more off-street parking than the ordinance requires and the parking spaces are screened from public view by the 6-foot fence surrounding the development. (4.) The streets proposed are smaller than our subdivision regulations require, but they are private and exceed our alley standards. Also, the Fire Marshall has approved this concept. Staff recommends tabling the item until more information about the Harvey Road exit, landscaping, and the treatment of existing vegetation is provided. One person has called inquiring about the case and two ETJ residents have called expressing disapproval of the proposed density. The ETJ residents also had concerns about future traffic impacts on Linda Lane and the preservation of natural vegetation. Commissioner Floyd clarified that the subject property is just west of the property previously heard this evening and expressed concern regarding the development of this property and the widening of Highway 30. Ms. Hitchcock said that there is approximately 55 feet between the right-of-way and the 6 foot brick wall that is to be constructed. Commissioner Floyd asked if there was an objection to a lower density. Ms. Hitchcock explained that in an R-3 zoning district 14 units per acre are allowed as compared to the proposed 8.9 units per acre. Commissioner questioned the concern over the natural vegetation and the placement of the garages. Ms. Hitchcock explained that the purpose to place the garages in the rear of the property was to increase the aesthetics. However, with a 6-foot high brick wall constructed to surround the development, that concern is mitigated. Commissioner Floyd asked for more clarification regarding the concern about the natural vegetation. Ms. Hitchcock stated that in the 30/60 study it is requested that residential developments do not take access to or from Harvey Road, as is shown in the proposed plan. However, the applicant has stated that this access would only P&Z Minutes December 7, 2000 Page 2 of 14 be used for emergencies. Commissioner Floyd asked if the landscaping plans meets staffs requirements. Ms. Hitchcock explained that the R-3 zoning district does not have landscaping standards. In addition, Ms. Hitchcock recommended that the Commission require all items not specifically mentioned in the proposed request would fall back on to R-3 standards. Chairman Mooney opened the public hearing. The applicant, Todd Carnes, explained that it is noted on the site plan that the access on Harvey Road is strictly for emergency use only, and to be equipped with a knock-box. He pointed out the heavy natural vegetation and reiterated the plan to have an iron fence along the back that would help to preserve more of the natural vegetation than a brick fence. Chairman Mooney asked what the height of the tallest building would be. Mr. Carnes stated that the tallest building would be 30 feet 10 inches tall. Commissioner Horlen asked Mr. Carnes if there was an objection to a condition requiring compliance with the R-4 zoning district landscaping requirements. Mr. Carnes stated that he would not remove any trees unless deemed necessary. Chairman Mooney opened the public hearing. Mr. John Vilas, 15 Ranchero Drive, expressed concern regarding the density of the project with all of the amenities planned on such a small tract of land. The development backs up to a creek that currently floods during extended rains. The amount of open soil that will be paved will only exacerbate the situation. It is understand that traffic will enter and exit on Linda Lane which is a single lane street without shoulders. The impact of possibly 100 vehicles attempting to exit the townhouse development during peek hours of the day is of great concern. The traffic on Harvey Road will be greatly increased taking into consideration all of the planned development for the area such as Central Baptist Church and the new Veterans' Center. We support the staff s recommendation to table this item. Kathy Eugster, 12 Vista Lane, expressed concern about the wall along the front of the property perhaps overtaking the green corridor that is planned. The density in the area is currently at 1 home on 2.3 acres, 1 home on 5 acres as opposed to the proposed project of 59 units on 6 acres. She sited the negative impact of the additional traffic for the area as well. Mr. Ray Ripstein, 16 Vista Lane, expressed concern about the creek possibly backing up and flooding his property as well as the property farther up the creek. Lynn Mills, 14 Linda Lane, stated that the creek runs down the center of her property and that during the last hard rain the creek flooded and rose to road level. She explained that this is happening prior to all the future development that is planned for the area. She also stated that Linda Lane is a county road that is only 1 lane wide and that there are only two entrances in and out of the subdivision. Adding 100+ vehicles would have a great negative impact. Lastly, Ms. Mills sited the density of the project being developed on such a small tract of land. She said the area is quickly being developed and urged the Commission to place a priority on this corridor to the City of College Station. Chairman Mooney closed the public hearing. Commissioner Warren asked Graduate Engineer Vennochi to address the water level concerns in the area considering the amount of impermeable cover that is going in and without a drainage study being required of the applicant. Mr. Vennochi stated that according to the concept plan that there is approximately a 45% increase in the impervious area from the existing. Referencing the FEMA maps, Mr. Vennochi stated that the 100-Year Flood Plain is on the other side of Linda Lane, approximately 200' in Zone A. The subject property is in Zone X which is not within the 100-Year Flood Plain but rather the 500-Year Flood Plain. There are no statistics on the existing flooding available tonight, but a retention pond is required for the area. The grading and drainage plan and report would be necessary P&ZMinutes December 7, 2000 Page 3 of 14 in the following phase to determine the proper size of retention pond that would be necessary to handle the proposed increase of the impervious area. Commissioner Warren asked Transportation Planner Hard to comment on the entrance access off of Linda Lane. Mr. Hard explained that for this type of development in terms of where it would take access be it from Linda Lane or from Harvey Road is a gray area. But, given that it is residential in nature, Mr. Hard stated that he would support some sort of access off of Linda Lane. If it were commercial or some other use, it would be more appropriate for access to be taken off of Harvey Road. From a traffic generation standpoint, even with as small a street as Linda Lane, there is not so much concern about the capacity but more particularly, since this would be a rezoning, a quality of life question that the Commission would want to consider. Given that it is residential and if the Commission does approve it, Mr. Hard suggested that it have access, because in the future Linda Lane would be the appropriate point of signalization. He reminded the Commission that it is not a question of "if' Highway 30 is widened, but rather "when." Mr. Hard continued by saying that when the next lighting does occur, in all likelihood it will be in an urban section of roadway and not a rural section, so it will have curb and gutter and the open ditch will be removed. He does not know that it is going to require as much width and such, given that it will be an urban section and the open ditch section will be removed and used to place traffic lanes. With respect to the access, Mr. Hard believes you will need the access off of Linda Lane. In addition and in order to better distribute the traffic, the Commission may want to consider placing a full access point onto Highway 30. In the future, if the access is allowed on Linda Lane it will allow future residents a safe ingress and egress out. Commissioner Warren motioned to table the item, sighting the entrance and exit issues and the drainage issue. Commissioner Williams seconded the motion. The motion failed 3-3 with Commissioners Warren, Williams, and Mooney voting in opposition. Commissioner Horlen motioned to approve with the following conditions: (1) The exit onto Harvey Road be a gated emergency exit only with a knock-box, (2) The landscaping on the project to comply with R-4 landscaping requirements, (3) All other items not addressed will be held to the R-3 standards. Commissioner Floyd seconded the motion. Commissioner Floyd asked Staff Planner Hitchcock if this motion adequately addresses the concerns and issues raised by Staff. Chairman Mooney asked if the Commission could stipulate the need for two entrances at this time, but at the time of signalization and improvement of Linda Lane, that the entrance then would be limited to Linda Lane and an emergency gate complete with a knock-box placed at Harvey Road. Assistant City Attorney Nemcik stated that the Commission can not set a requirement at this time for a contingent future change. Chairman Mooney asked when would the drainage study be required. Ms. Hitchcock stated that it would be required with the site plan which would not come before the Commission. Chairman Mooney called the question. The motion failed 3-3 With Commissioners Warren, Williams, and Mooney voting in opposition. Commissioner Warren motioned to deny without prejudice. Commissioner Williams seconded the motion. The motion failed 3-3 with Commissioners Horlen, Floyd, and Harris voting in opposition. Chairman Mooney motioned to approve with all the conditions stated by Staff with additional full access onto Harvey Road. Commissioner Horlen seconded the motion. Commissioner Floyd clarified with Assistant City Attorney Nemcik that the Commission can not set additional requirements on the drainage ordinance. Ms. Nemcik stated that they could not. Chairman Mooney called the question. The motion carried 4-2 with Commissioners Warren and Williams voting in opposition. P&Z Minutes December 7, 2000 Page 4 of 14 Agenda Item Cover Sheet Agenda Item # Submitted By: ncil Meeting Date: irector Approval: Hitchcock, Staff Planner anuary 11, 2001 Manager Approval: ~ g \S Item: Public hearing, discussion, and possible action on a request to rezone 6.63 acres located at 3500 Harvey Road from A-0 Agricultural Open to PDD- H Planned Development District-Housing. Item Summary: The applicant is requesting a PDD-H rezoning of 6.63 acres at the eastern corner of the intersection of Harvey Road and Linda Lane from A-0 to PDD-H to allow for the development of a townhouse community. The property is not developed and is surrounded by A-0 to the west, M-1 Planned Industrial to the north, ETJ residential to the south, and C-3 Planned Commercial to the far east. A 6-foot fence will surround the development on all sides and heavy woods to the south will act as a buffer. The R-3 Townhouse zoning district was created specifically for townhouses, I but this PDD-H is being requested for more flexibility than an R-3 district allows. The proposed lot sizes will exceed the minimum lot size required of a townhouse, but the lot dimensions will differ from what would normally be required. Proposed setbacks will be less than the District Use Schedule requires, but buildings will cover only 32% of the total site. There will be a density of 8.9 units per acre compared to the R-3-allowable 14. In an attempt to encourage developers to move parking from in front of buildings, to alleviate congestion and traffic hazards, as well as, to remove parking from public view, several different zoning districts offer the incentive of lesser setbacks. In the R-3 zoning district, lot line construction is allowed if access is provided to the rear of the buildings. This PDD-H request does include lot line construction but without rear vehicular access to the lots. The applicant's proposal however, provides for more off-street parking than the ordinance requires and the parking spaces are screened from public view by the 6-foot fence surrounding the development. The purpose statement for the R-3 Townhouse district states that "This district contains land which is to be used for a unique type of dwelling, which is designed for individual ownership or ownership in group of single family attached residences constructed on individually platted lots". The applicant believes that meeting the provisions of the ordinance would be an insufficient use of the land and that the proposed PDD-H project better meets the intent of the R-3 zoning district. Comprehensive Plan Considerations: The site is located in Sub-area 7C in the 30/60 Area Planning Study, approval of which has been delayed pending further planning of the future office complex and performing arts center north of Highway 30. However, recommendations for land uses along the south side of Highway 30 are not likely to change. The plan recommends higher density single-family uses that are oriented inward and not toward the highway. Professional uses would also be supported as a part of a mixed-use concept. The proposed uses and layout of the property are in compliance with the study recommendations. Harvey Road is classified as a major arterial and Linda Lane a future major collector on the Thoroughfare Plan. Access for this development will be taken from Linda Lane. In discussion with the applicant, it was clear that access to Harvey Road will be limited to emergency use only, but this is not clarified on the concept plan. Item Background: The subject property was annexed into the City Limits in 1980. At that time, the area bound by the former TI property and Highways 30, 60, and 158 was annexed, along with the strip of land extending from Carter Creek east to Highway 158 on the south side of Harvey Road, which includes the subject property. The subject property has not been platted and has remained in the A-O "holding" zone it received when annexed. The area has, until recently, been considered one that was not receiving the same level of development pressures as other, faster growing areas of the City. However, in the past two years, the area has seen increased development interest. The City recently approved additional C-2 zoning to essentially double an existing C-2 development on Highway 158. Last year, C-B zoning was approved for the northwest corner of Highways 158 and 30. Two churches have expanded their facilities and parking lots, and a rural style convenience store has recently been approved to convert to a barbecue restaurant. Commercial and residential development in Bryan is moving toward this area, and Highway 158 is scheduled for a TXDOT widening project. Recently, the area was chosen for the future Veterans Park, as well as a public/private venture for the development of an office complex and a performing arts center. Related Board Actions: The Planning and Zoning Commission reviewed this request on December 7, 2000. Meeting minutes are attached. They recommend approval of the request with the following conditions: 1. That the access to Harvey Road remains an exit for all to use and not be restricted for emergency use. 2. That landscaping meet the Zoning Ordinance's Chapter 11 requirements. 3. That all other items not addressed in the concept plan be held to R-3 standards. Staff Recommendation: Staff originally had concerns about the Harvey Road exit and landscaping of this project, but the Planning and Zoning Commission addressed these concerns. Staff now recommends approval of the rezoning with the conditions set forth by the Planning and Zoning Commission. Council Action Options: 1. Approval of rezoning as submitted. 2. Approval with physical conditions that will mitigate negative impacts. 3. Denial. 4. Denial without prejudice (waives 180-day waiting period). 5. Table indefinitely. 6. Defer action to a specified date. Supporting Materials: 1. Infrastructure and Facilities 2. P&Z Meeting Minutes from December 7, 2000 3. Rezoning Ordinance Exhibit A Exhibit B - Metes & Bounds Exhibit C - Concept Plan STAFF REVIEW COMMENTS NO. 2 Project: HERITAGE TOWNHOMES -Landscape Plan (01-089) PLANNING FYI: Signs are permitted through a separate process; but a sign will not be permitted for this project (this includes the "H" bricks). Subdivision signs are for projects of 50 or more acres, and area identification signs are for distinct areas of at least 10 acres within a subdivision. Reviewed by: Molly Hitchcock Date: October 11, 2001 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City, will constitute a completely new review. Staff Review Comments Page 2 of 2 STAFF REPORT Item: Public hearing and consideration of a REZONING for 3500 Harvey Road from A-O Agricultural Open to PDD-H Planned Development District-Housing. (0-198) Applicant: TODD CARNES Staff Recommendations: Staff recommends tabling the item until more information about the Harvey Road exit, landscaping, and the treatment of existing vegetation is provided. Item Summary: The applicant is requesting a PDD-H rezoning of 6.63 acres at the eastern corner of the intersection of Harvey Road and Linda Lane from A-O to PDD-H to allow for the development of a townhouse community. The property is not developed and is surrounded by A-O to the west, M-1 Planned Industrial to the north, ETJ residential to the south, and C-3 Planned Commercial to the far east. A 6-foot fence will surround the development on all sides and heavy woods to the south will act as a buffer. The R-3 Townhouse zoning district was created specifically for townhouses, but this PDD-H is being requested for more flexibility than an R-3 district allows. The proposed lot sizes will exceed the minimum lot size required of a townhouse, but the lot dimensions will differ from what would normally be required. Proposed setbacks will be less than the District Use Schedule requires, but buildings will cover only 32% of the total site. There will be a density of 8.9 units per acre compared to the R-3-allowable 14. In an attempt to encourage developers to move parking from in front of buildings, to alleviate congestion and traffic hazards, as well as, to remove parking from public view, several different zoning districts offer the incentive of lesser setbacks. In the R-3 zoning district, lot line construction is allowed if access is provided to the rear of the buildings. This PDD-H request does include lot line construction but without rear vehicular access to the lots. The applicant's proposal however, provides for more off-street parking than the ordinance requires and the parking spaces are screened from public view by the 6-foot fence surrounding the development. The purpose statement for the R-3 Townhouse district states that "This district contains land which is to be used for a unique type of dwelling, which is designed for individual ownership or ownership in group of single family attached residences constructed on individually platted lots". The applicant believes that meeting the provisions of the ordinance would be an insufficient use of the land and that the proposed PDD-H project better meets the intent of the R-3 zoning district. Comprehensive Plan Considerations: The site is located in Sub-area 7C in the 30/60 Area Planning Study, approval of which has been delayed pending further planning of the future office complex and performing arts center north of Highway 30. However, recommendations for land uses along the south side of Highway 30 are not likely to change. The plan recommends higher density single-family uses that are oriented inward and not toward the highway. Professional uses would also be supported as a part of a mixed-use concept. The proposed uses and layout of the property are in compliance with the study recommendations. Harvey Road is classified as a major arterial and Linda Lane a future major collector on the Thoroughfare Plan. Access for this development will be taken from Linda Lane. In discussion with the applicant, it was clear that access to Harvey Road will be limited to emergency use only, but this is not clarified on the concept plan. Item Background: The subject property was annexed into the City Limits in 1980. At that time, the area bound by the former TI property and Highways 30, 60, and 158 was annexed, along with the strip of land extending from Carter Creek east to Highway 158 on the south side of Harvey Road, which includes the subject property. The subject property has not been platted and has remained in the A-O "holding" zone it received when annexed. The area has, until recently, been considered one that was not receiving the same level of development pressures as other, faster growing areas of the City. However, in the past two years, the area has seen increased development interest. The City recently approved additional C-2 zoning to essentially double an existing C-2 development on Highway 158. Last year, C-B zoning was approved for the northwest corner of Highways 158 and 30. Two churches have expanded their facilities and parking lots, and a rural style convenience store has recently been approved to convert to a barbecue restaurant. Commercial and residential development in Bryan is moving toward this area, and Highway 158 is scheduled for a TXDOT widening project. Recently, the area was chosen for the future Veterans Park, as well as a public/private venture for the development of an office complex and a performing arts center. Commission Action Options: The Commission acts as a recommending body on the question of rezoning, which will be ultimately decided by City Council. The Commission options are: 1. Recommend approval of rezoning as submitted; 2. Recommend approval with physical conditions that will mitigate negative impacts; 3. Recommend a less intense zoning classification; 4. Recommend denial; 5. Table indefinitely; or, 6. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Concept Plan INFRASTRUCTURE AND FACILITIES Water: Water will be provided by an 8" water line running along the front of the property, parallel to Harvey Road. New infrastructure will be extended within the subdivision to serve the residential development. Sewer: Sewer will be provided by an existing 15" sewer line that is parallel to Harvey Road along the rear of the property. New infrastructure will be extended within the subdivision to serve the residential development. Streets: The existing Linda Lane will be extended as a major collector per the Thoroughfare Plan in the future. Harvey Road is a major arterial. Five private streets will be constructed within the subdivision. Drainage: A drainage plan for the subdivision has to be submitted and approved by Development Engineering. Flood Plain: Not in the flood plain, but subject to back water effects. Parkland Dedication: The applicant intends to pay fees in lieu of parkland dedication. NOTIFICATION: Legal Notice Publication(s): The Eagle; 11-22-00 and 12-27-00 Advertised Commission Hearing Dates(s): 12-7-00 Advertised Council Hearing Dates: 1-11-01 Number of Notices Mailed to Property Owners Within 200': 6 Response Received: One person has called inquiring about the case and two ETJ residents have called expressing disapproval of the proposed density. The ETJ residents also had concerns about future traffic impacts on Linda Lane and the preservation of natural vegetation.