HomeMy WebLinkAboutStaff ReportNOTIFICATIONS
Advertised Commission Hearing Date: June 3, 2010
Advertised Council Hearing Dates: June 24, 2010
The following neighborhood organizations that are registered with the City of College Station's
Neighborhood Services have received a courtesy letter of notification of this public hearing:
None
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: 1
ADJACENT LAND USES
Direction
Comprehensive Plan
Zoning
Land Use
North
General Suburban
R-1, Single-Family
Single-family
residences, Southland
Residential
Subdivision
General Commercial
PDD, Planned
South
and Natural Areas -
Development District,
Undeveloped
Reserved (across a
Thoroughfare -
minor arterial)
Southwest Parkway
East
Natural Areas -
Reserved, Urban
R-4, Multi-Family
Parkway Circle
Apartment Complex
C-1, General
Southwest Crossing
West
General Commercial
Commercial
shopping center
DEVELOPMENT HISTORY
Annexation: 1969
Zoning: R-1, Single-family residential upon annexation (1969),
R-1, Single-family residential to C-1, General Commercial (1975)
Final Plat: Subject property was final platted as part of William Brooke Hunter
Estates in 2004 and subsequently replatted in 2006.
Site development: A portion of the property has been developed as a driveway access
for the existing Southwest Crossing shopping center. The remainder
is vacant. In 2009, portions of the site, including part of the Natural
Areas - Reserved, were graded and filled to accommodate
commercial development.
REVIEW CRITERIA
1. Changed or changing conditions in the subject area or the City: The applicant has
stated in their application that additional flood study in the area has reduced the amount of
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June 3, 2010
developable area on the subject property and that the property has no frontage on
Southwest Parkway.
Changing conditions in the surrounding area since adoption of the Comprehensive Plan
include a recent rezoning that has taken place in the area is located across Southwest
Parkway adjacent to the Woodlands of College Station development. That request was for a
PDD, to allow for commercial and multi-family uses, which are appropriate land uses based
on their land use designations as Urban and General Commercial in the Comprehensive
Plan. In addition to the aforementioned project, most of the land in the area is currently
developed or developing in the manner set forth in the Comprehensive Plan.
2. Scope of the request:The scope of the request is to change the land use designation from
General Commercial to Urban for approximately 4.5 acres out of a 6.326 acre lot. The
remaining portion of the lot is to remain as Natural Areas-Reserved with no development
taking place on that specific portion of the property. Additionally, the proposed land use
change request is being brought forward along with a proposal to rezone of the property
from C-1, General Commercial to PDD, Planned Development District.
3. Availability of adequate information: The proposed land use change will have minimal
effect to the volume capacity of Southwest Parkway and will accommodate a multi-use path
along the creek on the east side of the subject property. The transportation system will be
minimally impacted beyond its site borders. The proposed rezoning that is accompanying
this Comprehensive Plan Amendment calls for multi-family development with a projected 45
vehicle trips in the peak hour. In comparison, the general commercial land use existing on
the property would project at 225 vehicle trips in the peak hour.
Utility infrastructure should be minimally impacted as the surrounding area is almost
completely built out.
4. Consistency with the goals and strategies set forth in the Plan: The proposed land use
change complies with the goals and strategies of the Comprehensive Plan in its protection
of natural areas, specifically the flood plain. No change is being requested to the portion of
the property that is currently designated as Natural Areas-Reserved. Additionally, a rezoning
proposal is being brought forward that proposes the development and dedication of a multi-
use path as specified in the Bicycle, Pedestrian and Greenways Master Plan.
The Comprehensive Plan identifies planning policies related to sensitive infill development,
preservation of natural areas and the protection and enhancement of existing
neighborhoods. With the proposed Urban land use designation, each of these items can be
addressed through a PDD rezoning and the site plan process.
5. Consideration of the Future Land Use & Character and/or Thoroughfare Plans: The
proposed land use change will not require a change to the functional classification or the
context of Southwest Parkway. As shown on the Thoroughfare Plan, Southwest Parkway is
a 4-lane minor arterial with an Urban context.
In staff's opinion a change to the Urban land use designation would not affect the character
of the area, as the area is predominantly developed as Urban type land uses consisting of
multi-family dwellings, specifically to the east and south. At this time there are no adopted
neighborhood, district or corridor plans that are applicable to the subject property or area.
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June 3, 2010
6. Compatibility with the surrounding area: The Urban land use designation that is being
sought is generally for areas that should have a very intense level of development activities.
These areas will tend to consist of townhouses, duplexes and high-density apartments. A
rezoning application has been submitted and is running concurrently with the proposed land
use amendment and includes a proposal to develop multi-family dwelling units on the
subject property.
Surrounding properties to the north, east and west are currently developed in accordance
with the future land use and character designation as well as the existing zoning.
Surrounding development includes high density single-family homes to the north, multi-
family apartments to the east and a shopping center to the west. Additionally, existing and
proposed multi-family development is located south of the subject property across
Southwest Parkway.
7. Impacts on infrastructure including water, wastewater, drainage, and the
transportation network: Water service to the subject tract may be provided by an existing
12-inch water main running along the south side of Southwest Parkway. Any future water
infrastructure must be designed and constructed in accordance with the BCS Unified Design
Guidelines.
The subject tract is located adjacent to a 10-inch sanitary sewer main along Southwest
Parkway. The proposed Urban Land Use will be creating more density, however preliminary
analysis of the system has indicated that there is available capacity to serve this type of
development.
The subject tract is located in the Bee Creek Tributary "B" drainage basin. A portion of the
property has been designated FEMA Special Flood Hazard Area. Development of the
subject tract will be required to meet the requirements of the City's Storm Water Design
Guidelines, and site development impacts on the drainage system will be evaluated further
at that time.
Impacts to the transportation network for the proposed land use change will be minimal. As
stated previously, as part of the rezoning accompanying this Comprehensive Plan
Amendment, 45 vehicle trips are projected in the peak hour. Due to many of the
surrounding land-uses being designated as Urban, the street context for Southwest Parkway
will not change.
8. Impact on the City's ability to provide, fund, and maintain services: The proposed land
use change is for the development of an infill lot in an area that is almost completely built
out. Impacts on fire response time and the availability of other city services should be
minimal as the lot is surrounded by development on all sides.
9. Impact on environmentally sensitive and natural areas: The subject property consists of
several acres of floodplain that is intended to be preserved. The land use designation for the
portion of the property located within the floodplain is not proposed to change from its
current designation as Natural Areas-Reserved.
10. Contribution to the overall direction and character of the community as captured in
the Plan's vision and goals: The proposed Comprehensive Plan Amendment neither
detracts nor advances the Comprehensive Plan's vision. In specific, with regards to
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June 3, 2010
preservation, the amendment is neutral as the amount of land designated as Natural Areas-
Reserved is not changing. In addition, there are portions of land that were graded and filled
as part of an approved site plan that are located within the Natural Areas-Reserved.
11. Further Planning: The proposed land use change would be in advance of a neighborhood
plan that is called for as part of the Comprehensive Plan that will be developed at some
point in the future.
STAFF RECOMMENDATION
Staff recommends approval of the Comprehensive Plan Amendment. While staff recognizes
the concerns raised by the applicant in their request to change the land use designation, it is
staff's opinion that commercial land uses are still a viable use for the property. With that
said, staff also recognizes the market opportunities available for the subject property under
the Urban land use designation that would allow for high-density multi-family development
that would be compatible and consistent with existing and planned development in the area.
SUPPORTING MATERIALS
1. Application
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June 3, 2010
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