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HomeMy WebLinkAboutStaff ReportCITY OF COLLEGE STATION REZONING REQUEST FOR Copper Creek Condos 10-00500016 REQUEST: C-1, General Commercial to PDD, Planned Development District SCALE: 6.326 acres LOCATION: 301 Southwest Parkway ;APPLICANTS: - Jane Kee, IPS Group PROJECT MANAGER: Matt Robinson, Staff Planner mrobinson@cstx.gov RhCOMMENDATION: Approval N \ r IJ/LS'~ ~ L O J Ys d-S u O o I z v of rn ! m p f~ L o 2 z O U£ o> E o~ ` - C - N c ooc 0 - m a m v n - rL N LL n Vl c . V I I I p ~Z ZZ OIV-, y 14 1 _ O V JJ ~l O o- a O 1 r rc- E u c o N 7 ° m 3-6 w $ p fII C - C ] N > E 1 N ~ Ll o C . il \ W _ mfr ~ ~ _ ~ G N 9 ~ x N SU~ aa W m~ ~ ` d p Y ~ ~ W ✓ p::) W ~r°D W I I I 'od c p d ~ LLf ~ a Ua O~ ~ ` V W 1 1^][\' 0 O IN C~ tr!~ U O a Cv L.,4 \ a 1 oy R LL O Ea WSW = C) v E c N T ~i > O m E c 6 Zj~ ~ ncco l~a~~l I I i l l l l LU LU Z N Z w S y L LJ a~W co :2 -r 9 a Y W 0 v ~ w, ~ N LL LL X / r r 1 C"I - lJ N W N N al. LL fl p l'~y N Qaf Fo (4L (if 00 JO r r~ (;7' ~U C> N Q Q~~~ NOTIFICATIONS 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 Property owner notices mailed: 26 Contacts in support: None Contacts in opposition: None Inquiry contacts: 1 ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use Single-family North General Suburban R-1, Single-Family residences, Southland Residential Subdivision General Commercial South and Natural Areas - PDD, Planned Undeveloped Reserved (across a Development District minor arterial) East Natural Areas - Multi-Family R-4 Parkway Circle Reserved, Urban , 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. In 2009, portions of the site, including part of the Natural Areas - Reserved, were graded and filled to accommodate commercial development. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: A Comprehensive Plan Amendment to change the land use designation from General Commercial and Natural Areas-Reserved to Urban and Natural Areas-Reserved is being brought forward simultaneously with the rezoning. This is necessary as the current land use designation does not allow for multi- family type land uses as proposed with the PDD. The General Commercial designation is intended for concentrations of commercial activities that cater to both nearby residents and to the larger community or region. If the Comprehensive Plan Amendment change from Commercial to Urban is approved, the proposed rezoning will be in compliance with the Comprehensive Land Use Plan. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The property is zoned C-1, General Commercial and is adjacent to C-1 designated and utilized property to the west. Property to the north is currently zoned R-1, Single-Family Residential and is utilized as such. The property to the east is zoned R-4, Multi-Family and has an existing apartment complex located on it. The subject property and the adjacent multi-family development to the east are bounded by FEMA identified flood plain. The proposed multi-family use specified in the PDD is compatible with existing multi-family developments that exist primarily along Southwest Parkway from Welsh Avenue to Wellborn Road. In addition, multi-family uses can serve as a step down intensity from more intense commercial development. While C-1 uses would be acceptable on the subject property, through the PDD, additional buffering standards can be applied as well as other specific items that would not be possible with the current zoning. In this case, that would include the development and construction of a multi-use path and connectivity through the site. 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: The subject property is located along and takes access to Southwest Parkway, a minor arterial on the City's Thoroughfare Plan. A large portion of the property is proposed to remain undeveloped as floodplain with the exception of a multi-use path as shown on the Bicycle, Pedestrian and Greenways Master Plan. The proposed PDD would permit the development of multi-family dwelling units consisting of one, two and three bedroom units. The property is suitable for the development of multi- family uses consisting of two-story buildings as proposed. 4. Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The property is currently zoned C-1, General Commercial, which would allow for the development of retail sales and service uses that caters to not only nearby residents, but the entire community. Any planned development on the subject property will be required to utilize the shared driveway access off of Southwest Parkway that currently exists. 5. Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The property can currently be marketed for C-1, General Commercial uses, which is the City's least restrictive commercial zoning designation. However, due to extensive floodplain located on the property, marketability for commercial development may be lessened. This can be attributed to commercial development, in general requiring a greater degree of site visibility. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: There is an existing 12-inch water main available to serve this property. Sanitary sewer service to the property is available via an existing 10-inch main. Drainage is mainly to the east within the drainage basin of Bee Creek Tributary B. The property is partially encumbered by FEMA Special Flood Hazard Area. All utilities shall be designed in accordance with BCS Unified Design Guidelines at the time of site development. Access to the property is available through Southwest Parkway or an existing 50-foot Access Easement with the adjacent property to the west. Existing utilities and access are adequate for the proposed use at this time. REVIEW OF CONCEPT PLAN The following land uses are proposed for the PDD: natural areas of floodplain and open space; and multi-family residential units consisting of approximately 16 dwelling units per acre. The stated purpose statement of the PDD is as follows: "The purpose of the PDD is to build a multi-family development consisting of 1, 2, and 3 bedroom units. The project will preserve the floodplain as open space and dedicate and develop a multi-use path as shown on the bikeway master plan. In addition the development will meet neighborhood protection standards to protect the single-family development to the north." The Unified Development Ordinance provides the following review criteria for PDD Concept Plans: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; The applicant has proposed a multi- family residential land use, which conforms to the existing character along the segment of Southwest Parkway from Welsh Avenue to Wellborn Road. The majority of property within this area is developed as some form of multi-family dwelling. Additionally, the Concept Plan calls for the preservation of the flood plain as open space. 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section: The proposed concept plan is in conformity with the proposed Comprehensive Plan Amendment that is being sought concurrently with the rezoning request. Approximately a third of the property is in the floodplain and will remain undeveloped as open space with the exception of the proposed multi-use path. In addition, the Concept Plan proposes the development and dedication of a multi-use path as shown on the City's Bicycle, Pedestrian and Greenways Master Plan. While the location of the multi- use path will be predominantly located within the floodplain, additional land to construct the path outside of the floodplain would greatly constrict any potential development on the property. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed development calls for multi- family residential dwellings, which are compatible with the adjacent multi-family developments to the south and east. In addition, multi-family buffer standards as it relates to single-family developed property will be required to be met at time of site plan development. Buffers to commercial development are not required when developing after commercial development is in place. Adjacent properties are almost completely built out with the exception of the subject property and the future Campus Village development across Southwest Parkway. 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association: The proposed development will take access to Southwest Parkway via a shared driveway access with the Southwest Crossing shopping center to the west. 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: The development includes the dedication and development of a multi-use path as shown on the Bicycle, Pedestrian and Greenways Master Plan. At the April 13th, 2010 Parks and Recreation Advisory Board meeting, the board approved the request to allocate Parkland Dedication funds towards the development and construction of the multi-use path. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: The concept plan includes the protection of the floodplain that has not been filled. The minimum neighborhood protection standards as specified in the UDO, including single-family height protection and buffer and lighting standards will be required to be met. 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area: The increased number of trips of 45 vehicles at the peak hour will have minimal affect on the transportation system. However, due to the location of the proposed multi-use path, mid block safety improvements will have to be provided such as a raised median for pedestrian refuge, signage, pavement markers and pedestrian flashers. These improvements will be the responsibility of the City to provide at a future date. STAFF RECOMMENDATION If the Comprehensive Plan Amendment to change the land use designation from General Commercial to Urban is approved, the proposed rezoning request will be in compliance with the Comprehensive Plan and as such Staff recommends approval of the PDD and associated concept plan. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) 3. Concept Plan (provided in packet) -"40 V CITY OF COLLEGE STATION REZONING REQUEST FOR Copper Creek Condos 10-00500016 REQUEST: C-1, General Commercial to PDD, Planned Development District SCALE: 6.326 acres LOCATION: 301 Southwest Parkway APPLICANTS:_ Jane Kee, IPS Group PROJECT MANAGER: Matt Robinson, Staff Planner mrobinson@cstx.gov RECOMMENDATION:_ Approval NOTIFICATIONS 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 Property owner notices mailed: 26 Contacts in support: None Contacts in opposition: None Inquiry contacts: 1 ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use R-1, Single -Family Single-family North General Suburban Residential residences, Southland Subdivision General Commercial South and Natural Areas- PDD, Planned Undeveloped Reserved (across a Development District minor arterial) East Natural Areas - R-4, Multi -Family Parkway Circle Reserved, Urban Apartment Complex West General Commercial C-1, General Southwest Crossing Commercial shopping center hTP 41191Ul WIllii;?<1 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. In 2009, portions of the site, including part of the Natural Areas - Reserved, were graded and filled to accommodate commercial development. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: A Comprehensive Plan Amendment to change the land use designation from General Commercial and Natural Areas -Reserved to Urban and Natural Areas -Reserved is being brought forward simultaneously with the rezoning. This is necessary as the current land use designation does not allow for multi- �\ � 2 � � \z ) z ƒ }\.� §G�� � h Q2 § . �U8� \ , y < lG2f s¥ ; R 2� LLI CL �tH !� x \ , \ . � \ 2� { family type land uses as proposed with the PDD. The General Commercial designation is intended for concentrations of commercial activities that cater to both nearby residents and to the larger community or region. If the Comprehensive Plan Amendment change from Commercial to Urban is approved, the proposed rezoning will be in compliance with the Comprehensive Land Use Plan. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The property is zoned C-1, General Commercial and is adjacent to CA designated and utilized property to the west. Property to the north is currently zoned R-1, Single -Family Residential and is utilized as such. The property to the east is zoned R-4, Multi -Family and has an existing apartment complex located on it. The subject property and the adjacent multi -family development to the east are bounded by FEMA identified flood plain. The proposed multi -family use specified in the PDD is compatible with existing multi -family developments that exist primarily along Southwest Parkway from Welsh Avenue to Wellborn Road. In addition, multi -family uses can serve as a step down intensity from more intense commercial development. While C-1 uses would be acceptable on the subject property, through the PDD, additional buffering standards can be applied as well as other specific items that would not be possible with the current zoning. In this case, that would include the development and construction of a multi -use path and connectivity through the site. 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: The subject property is located along and takes access to Southwest Parkway, a minor arterial on the City's Thoroughfare Plan. A large portion of the property is proposed to remain undeveloped as floodplain with the exception of a multi -use path as shown on the Bicycle, Pedestrian and Greenways Master Plan. The proposed PDD would permit the development of multi -family dwelling units consisting of one, two and three bedroom units. The property is suitable for the development of multi- family uses consisting of two-story buildings as proposed. 4. Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The property is currently zoned C-1, General Commercial, which would allow for the development of retail sales and service uses that caters to not only nearby residents, but the entire community. Any planned development on the subject property will be required to utilize the shared driveway access off of Southwest Parkway that currently exists. 5. Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The property can currently be marketed for C-1, General Commercial uses, which is the City's least restrictive commercial zoning designation. However, due to extensive floodplain located on the property, marketability for commercial development may be lessened. This can be attributed to commercial development, in general requiring a greater degree of site visibility. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: There is an existing 12-inch water main available to serve this property. Sanitary sewer service to the property is available via an existing 10-inch main. Drainage is mainly to the east within the drainage basin of Bee Creek Tributary B. The property is partially encumbered by FEMA Special Flood Hazard Area. All utilities shall be designed in accordance with BCS Unified Design Guidelines at the time of site development. Access to the property is available through Southwest Parkway or an existing 50-foot Access Easement with the adjacent property to the west. Existing utilities and access are adequate for the proposed use at this time. REVIEW OF CONCEPT PLAN The following land uses are proposed for the PDD: natural areas of floodplain and open space; and multi -family residential units consisting of approximately 16 dwelling units per acre. The stated purpose statement of the PDD is as follows: "The purpose of the PDD is to build a multi -family development consisting of 1, 2, and 3 bedroom units. The project will preserve the floodplain as open space and dedicate and develop a multi -use path as shown on the bikeway master plan. In addition the development will meet neighborhood protection standards to protect the single-family development to the north." The Unified Development Ordinance provides the following review criteria for PDD Concept Plans: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; The applicant has proposed a multi- family residential land use, which conforms to the existing character along the segment of Southwest Parkway from Welsh Avenue to Wellborn Road. The majority of property within this area is developed as some form of multi -family dwelling. Additionally, the Concept Plan calls for the preservation of the flood plain as open space. 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section: The proposed concept plan is in conformity with the proposed Comprehensive Plan Amendment that is being sought concurrently with the rezoning request. Approximately a third of the property is in the floodplain and will remain undeveloped as open space with the exception of the proposed multi -use path. In addition, the Concept Plan proposes the development and dedication of a multi -use path as shown on the City's Bicycle, Pedestrian and Greenways Master Plan. While the location of the multi- use path will be predominantly located within the floodplain, additional land to construct the path outside of the floodplain would greatly constrict any potential development on the property. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed development calls for multi- family residential dwellings, which are compatible with the adjacent multi -family developments to the south and east. In addition, multi -family buffer standards as it relates to single-family developed property will be required to be met at time of site plan development. Buffers to commercial development are not required when developing after commercial development is in place. Adjacent properties are almost completely built out with the exception of the subject property and the future Campus Village development across Southwest Parkway. 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association: The proposed development will take access to Southwest Parkway via a shared driveway access with the Southwest Crossing shopping center to the west. 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: The development includes the dedication and development of a multi -use path as shown on the Bicycle, Pedestrian and Greenways Master Plan. At the April 13ffi, 2010 Parks and Recreation Advisory Board meeting, the board approved the request to allocate Parkland Dedication funds towards the development and construction of the multi -use path_ 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: The concept plan includes the protection of the floodplain that has not been filled. The minimum neighborhood protection standards as specified in the JUDO, including single-family height protection and buffer and lighting standards will be required to be met. 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area: The increased number of trips of 45 vehicles at the peak hour will have minimal affect on the transportation system. However, due to the location of the proposed multi -use path, mid block safety improvements will have to be provided such as a raised median for pedestrian refuge, signage, pavement markers and pedestrian flashers. These improvements will be the responsibility of the City to provide at a future date. STAFF RECOMMENDATION If the Comprehensive Plan Amendment to change the land use designation from General Commercial to Urban is approved, the proposed rezoning request will be in compliance with the Comprehensive Plan and as such Staff recommends approval of the PDD and associated concept plan. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) 3. Concept Plan (provided in packet) ORDINANCE NO. 2010-3256 Page 2 EXHIBIT "A" That Chapter 12, "Unified Development Ordinance," Section 4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas, is hereby amended as follows and as shown graphically in Exhibits `B" and "C": The following property is rezoned from C-1, General Commercial to PDD, Planned Development District: Lot 2R, William Brooke Hunter Estates Subdivision ORDINANCE NO. 2010-3256 AN ORDINANCE AMENDING CHAPTER 12, "UNIFIED DEVELOPMENT ORDINANCE," SECTION 4.2, "OFFICIAL ZONING MAP," OF THE CODE OF ORDINANCES OF THE CITY OF COLLEGE STATION, TEXAS, BY CHANGING THE ZONING DISTRICT BOUNDARIES AFFECTING CERTAIN PROPERTIES AS DESCRIBED BELOW; DECLARING A PENALTY; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION, TEXAS: PART 1: That Chapter 12, "Unified Development Ordinance," Section 4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas, be amended as set out in Exhibits "A", "B" and "C", attached hereto and made a part of this ordinance for all purposes. PART 2: That any person, firm, or corporation violating any of the provisions of this chapter shall be deemed guilty of a misdemeanor, and upon conviction thereof shall be punishable by a fine of not less than Twenty-five Dollars ($25.00) nor more than Two Thousand Dollars ($2,000.00). Each day such violation shall continue or be permitted to continue, shall be deemed a separate offense. Said Ordinance, being a penal ordinance, becomes effective ten (10) days after its date of passage by the City Council, as provided by Section 35 of the Charter of the City of College Station. PASSED, ADOPTED and APPROVED this 8th day of July 2010 APPROVED: ATTEST: i1 �/ City Secretary Jw APPROVED: ORDINANCE NO. 2010-3256 _... Page 3 EXHIBIT "B" ORDINANCE NO. 2010-3256 Page 4 EXHIBIT "C" NOTE: The R-4, Multi -Family Zoning District Regulations shall be applicable except as modified in the attached concept plan. Purpose Statement: The purpose of the PDD is to build a multi -family development consisting of I, 2, and 3 bedroom units. The project will preserve the floodplain as open space, and dedicate and develop a multi -use path as shown on the bikeway master plan. In addition, the development will meet the neighborhood protection standards to protect the single family development adjacent to the north.