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HomeMy WebLinkAbout02-00500127- 00073732STAFF REPORT Project Manager: Jennifer Flanery Date: July 22, 2002 \ Email: jflanery@ci.college-station.tx.us Item: Public hearing, discussion, and possible action on a rezoning for the Cross Street Warehouse Apartments located in the 400 Block of College Main, Lots 1, 2, and 3 of Block 4 of the W.C. Boyett Addition, and in the 400 Block of Tauber, Lots 14, 15, and 16, of Block 4 of the W.C. Boyett Addition, from NG-3, Residential Northgate, to NG-1, Historic Northgate. (02-127) Applicant: Randall D. Klein, Jr. Staff Recommendations: Staff recommends approval of the rezoning. Item Summary: The applicant is requesting a rezoning to NG-1, Historic Northgate, to allow for a mix of uses in a single development. The subject property is on the border between the NG-3, Residential Northgate, and the NG- 1, Historic Northgate, zoning boundary and currently has four duplex dwellings on it. The land to the northwest of the subject property is currently zoned NG-3, Residential Northgate, and is developed as duplexes. The land to the northeast, across Tauber Street, is also zoned NG-3 and is developed as Casa Del Sol apartment complex. To the Southeast of the subject property, across Cross Street, the property is zoned NG-1 and is developed as is Our Savior Lutheran Church. And to the southwest, across College Main, is the University Lutheran Church, which is zoned NG-1. The applicant has proposed a mixed-use development with retail uses and residential uses in the same buildings. The requested NG-1 zoning district allows for high density residential as well as pedestrian oriented businesses in the same development, the NG-3, Residential Northgate, does not. The stated purpose of the NG-1, Historic Northgate, zoning district is: "This subdistrict is intended for areas in Northgate containing historically significant structures included in the Northgate Historic Resources Survey, as well as structures that are eligible for inclusion in the National Registrar for Historic Places. This subdistrict also applies to areas containing a diversity of pedestrian-oriented retail and entertainment businesses that are in close proximity to on-campus dormitories. This zoning district shall incorporate regulations in accordance with the Northgate Redevelopment Plan, which are designed to aid structural rehabilitation and pedestrian oriented infill development in a manner compatible with the character of the Northgate area." Comprehensive Plan Considerations: The Land Use Plan shows the subject property, as well as the rest of Northgate, as an area for redevelopment. Redevelopment is defined in the Comprehensive Plan on page 25 as: "Currently developed areas which will experience redevelopment as a result of increased land value. Redevelopment will occur as mixed-use development. Mixed-use redevelopment areas are projected for areas close to the University, such as Northgate." Mixed-use is defined in the Comprehensive Plan on page 24 as: "Areas which encourage mixing of compatible land uses such as retail/commercial, office, parks, multifamily, and attached single-family. These uses are developed together in a manner that allows interaction between the uses and that allows each use to support the other uses. The residential uses provide the patrons for the office and commercial uses. The layout of these land uses must take into consideration pedestrian linkages, landscape buffers between the uses, shared site improvements and vehicular circulation. The success of these mixed use areas is directly related to the sensitive master planning of the site layout." NG-1 Historic Northgate zoning allows for apartments and condominiums as well as retail uses in the same area. The rezoning request is consistent with the Comprehensive Plan's broadly stated redevelopment goals for the area. The Northgate Redevelopment Plan, adopted in 1996, shows this property as redeveloping for multifamily. This rezoning does include residential units, but also includes retail uses. The process to rewrite the Northgate Redevelopment plan has been initiated by the City because of changing conditions in the area. Item Background: This property was included in the original boundaries of the city and was platted in 1939 as part of the Boyett Addition. In 1996 the City initiated a rezoning of all of Northgate to NG, Northgate, and more specifically into three sub-districts, NG-1, Historic Northgate, NG-2, Commercial Northgate, and NG-3, Residential Northgate. This property was rezoned from R-6 to NG-3. Recent development in the area includes the City's parking garage, the Traditions dorm, and the new Northgate Center. There was recently a site plan for an eight unit, 1 bedroom apartment complex approved by the Project Review Committee and staff that is adjacent to the site on the northeast side of the subject property. Related Advisory Board Recommendations: The site plan and parking determinations, as well as materials and signage will have to be approved by the Project Review Committee prior to site plan approval. 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 a less intense zoning classification; 3. Recommend denial; 4. Table indefinitely; or, 5. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities INFRASTRUCTURE AND FACILITIES Water: There is an existing 2" water line on Cross Street, a 2" water line on Tauber, and a 12" water line on College Main. Sewer: There is an existing 6-in wastewater line through the property. A sewer analysis will need to be completed to ensure downstream capacity. Streets: The subject property is surrounded by Cross Street, Tauber, and College Main, which is classified as a major collector on the Thoroughfare Plan. Off-site Easements: None at this time. Drainage: This is a mandatory detention area. Development in this area must comply with the City Drainage Ordinance. Flood Plain: This property is not located within the 100-yr flood plain. Oversize request: None at this time. Impact Fees: None NOTIFICATION: Legal Notice Publication(s): The Eagle; 7-31-02 and 8-7-02 Advertised Commission Hearing Dates(s): 8-15-02 Advertised Council Hearing Dates: 8-22-02 Number of Notices Mailed to Property Owners Within 200': 18 Response Received: Four phone calls were received concerning the rezoning of the subject property. • Two inquiries from neighboring property owners about the uses allowed in NG-1, • An inquiry about the request with no opinion from the Savior Lutheran Church located to the south of the subject property and • An inquiry and an expression of support from the University Lutheran Church located to the west of the subject property.