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HomeMy WebLinkAboutApplication (11-135)FOR OFFI'� CASE NO.: _ DATESU ITTED: TIME: STAF PLANNED DISTRICTS (check one) �x Planned Development District (PDD) Planned -Mixed Used Development (P-MUD) MINIMUM SUBMITTAL REQUIREMENTS: $1,166 Rezoning Application Fee.-0 f(off'/111 -- <, 0 Application completed in full. This application form provided by the City of College Station must be used and may not be adjusted or altered. Please attach pages if additional information is provided. Traffic Impact Analysis or calculations of projected vehicle trips showing that a TIA is not necessary for the proposed request. QX One (1) copy of a fully dimensioned Rezoning Map on 24"x36" paper showing: a. Land affected; b. Legal description of area of proposed change; c. Present zoning; d. Zoning classification of all abutting land; and e. All public and private rights -of -way and easements bounding and intersecting subject land. n Written legal description of subject property (metes & bounds or lot & block of subdivision, whichever is applicable). �X A CAD (dxf/dwg) - model space State Plane NAD 83 or GIS (shp) digital file (e-mailed to P&DS_Digital _S u b m itta I@cstx.gov). X❑ Fourteen (14) copies of the Concept Plan on 24"x36" paper In accordance with Section 3.4.D of the UDO. n The attached Concept Plan checklist with all items checked off or a brief explanation as to why they are not checked off. NOTE: If a petition for rezoning is denied by the City Council, another application for rezoning shall not be filed Within a period of 180 days from the date of denial, except with permission of the Planning & Zoning Commission. Date of Optional Preapplication Conference July 13, 2011 NAME OF PROJECT Foster Avenue Apartments ADDRESS 1024-1026 Foster Avenue, College Station, TX77840 LEGAL DESCRIPTION (Lot, Block, Subdivision) Lot 9 (10' oo, Lot 9 (60' of), and Lot 10, Block 3, College Hills GENERAL LOCATION OF PROPERTY IF NOT PLATTED; TOTAL ACREAGE — 0.73 AC 10110 Page 1 of 7 APPLICANT/PROJECT MANAGER'S INFORMATION (Primary contact for the project): Name CapRock Texas, Jesse Durden (Project Manager for Re -Zoning) Street Address P.O. Box 12214 E-mail jesse.durden@caprocl(tx.com City College Station State TX Zip Code Phone Number (979) 492-0425 Fax Number (979) 314-7606 PROPERTY OWNER'S INFORMATION: Name CC 6CS 1 LP c7o Clint Cooper Street Address 1700 Research Parkway #240 City College Station Phone Number (979) 260-7000 State TX Fax Number 77842 E-mail ccooper@caldwellcos.com Zip Code 77846 OTHER CONTACTS (Please specify type of contact, i.e. project manager, potential buyer, local contact, etc.): Name Hill+Frank Architects, Gary Hill (Architect) E-mail garyl@hfi-architects.com Street Address 1800 Saint James Place, Ste. 205 City Houston State TX Phone Number (713) 877-1274 Fax Number This property was conveyed to owner by deed dated 611110 and 6115110 of the Brazos County Official Records. Zip Code 77056 and recorded in Volume 9664 page 108 Existing Zoning R-6 High Density Multifamily Proposed Zoning PDD -Planned Development District Present Use of Property Residential Apartments Proposed Use of Property Residential Apartments with a base zoning of R-6 Proposed Use(s) of Property for PDD, if applicable: Residential Apartments with a base zoning of R-6 P-MUD uses are prescribed in Section 6.2.C. Use Table of the Unified Development Ordinance. If P-MUD: Approximate percentage of residential land uses: Approximate percentage of non-residential land uses: REZONING SUPPORTING INFORMATION 1. List the changed or changing conditions in the area or in the City which make this zone change necessary. the College Station multifamily market has expanded in recent years, an oversupply of 3 and 4 bedroom rental is has been created. In response to that oversupply and to meet the specific needs of a niche market, we are posing a development with a unit mix that contains more 1 and 2 bedroom units than what is typically seen in Oege Station. The zone change is in response to the parking needs of a development with this unit mix inside Eastgate redevelopment zone. 10/10 Page 2 of 7 2. Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not, explain why the Plan is incorrect. This zone change is in accordance with the Comprehensive Plan and the Eastgate Neighborhood Plan. Both plans designate this area as a Redevelopment zone and promote responsible multifamily redevelopment around the perimeter of the Eastgate neighborhood. The Eastgate area is a hot rental area, and our project will help pull single-family renters out of the neighborhood core into the fringes, reducing the stress on the internal transportation and parking infrastructure and helping accomplish the goals of both the Comprehensive Plan and Eastgate Neighborhood Plan. 3_ How will this zone change be compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood? attached "Application Details". 4. Explain the suitability of the property for uses permitted by the rezoning district requested. The property suitable for multifamily uses as described in the PDD due to Rs adjacency to existing restaurants, proximity to the Texas A&M campus (< 400 feet), proximity to 3 major retail centers (< 112 mile), and location within an area that is currently composed of mostly rental housing. Many existing residential units in the area are being renovated as part of an overall redevelopment push. Landscaping in the setbacks will separate the building from the existing residential units to the north. Adequate utilities are present for the proposed scale of development, and we will limit street access to one location along Foster Avenue. 5. Explain the suitability of the property for uses permitted by the current zoning district. rse the multifamily uses proposed in this PDD are the same as what is currently permitted under R-6, the w in #4 above applies here as well. In addition, the property has the potential to sere as a great buffer to the and commercial intensifies along Texas Avenue. Multifamily development is appropriate as it is the best ble development tool to transition between the commercial and single-family uses. 6. Explain the marketability of the property for uses permitted by the current zoning district. in, we believe there is an oversupply of 3 and 4 bedrooms (with lower parking ratios) in the market. As a pure development, the marketability and feasibility of the property is reduced as a result of the UDO's regulation of 7. List any other reasons to support this zone change. general, supporting this zone change will enable the developer to create alternative housing choices in Eastgate rich will draw renters out of less appropriate neighborhood core (thereby reducing traffic and noise impacts in the art of the neighborhoods. For more details on site specific additions, please see attached "Community Benefits". 10110 Page 3 of 7 8. State the purpose and intent of the proposed development. 1. 2. 3, provide a sustainable, pedestrian and bicycle -friendly redevelopment site that responds to demands of the liege Station community and that meets the intent of the Comprehensive Plan and the Eastgate Neighborhood in. The PDD zoning will encourage responsible development of the site in a manner that is compatible with the sting character of the Eastgate neighborhood and one that sets the tone for future redevelopment nearby. CONCEPT PLAN SUPPORTING INFORMATION the range of 7uiure ounumg nelgntsr building heights will range from 12, to 501. Heights above 35' will be restricted to the core of the property ! for the stairwell access area as shown on the Concept Plan), defined as the area of property 30' off the -way of Foster Avenue to the rearsetback, and 30' off Francis Lane to the side setback. See "Building & Massing" under Application Details. Provide a general statement regarding the proposed drainage. Drainage of the site is proposed to be underground and within future landscaped and parking areas on the site. At the general pwK or almensiOnal Variations See attached. 4. If variations are sought, please provide a list of community benefits and/or innovative design concepts to justify the attached. 10110 Page 4 of 7 5. Explain how the concept plan proposal will constitute and environment of sustained stability and will be in harmony with the character of the surrounding area. CM B. concept plan proposal promotes responsible development of residential apartments in an area Just feet from is A&M, retail, office, and restaurants. Access to the property will be limited to one drive off Foster Avenue, cing conflict points and congestion on the main interior artery into Eastgate. Because of the site's proximity to pus, we're including an abundance of bicycle racks, which will encourage the use of bicycles as the means of ary transportation. This will reduce the potential traffic impacts on the area and help maintain the character of fefghborhood. Our project will pull renters out of the core of the Eastgate neighborhood, improving current 'c conditions and noise concerns in the area, creating a more harmonious and sustainable development. iam now me proposal is in conformity wim me poncies, goais, ane ooleuuves or We Uomprenensme MML proposal is in conformity with the Comprehensive Plan and the more specific Eastgate Neighborhood Plan's Is for the area. it lays the foundation for a responsible, urban, pedestrian and bicycle -friendly, residential welopment in an area just feet from the front door of Texas A&M. The plan takes into account the existing ,acter of the neighborhood, and provides an appropriate, transitional development between commercial uses to west and residential rentals to the east. Our focus is providing high -quality housing options that enhance the gall quality -of -life experience in the Eastgate neighborhood. ain how the concept plan proposal is compatible with existing or permitted uses on abutting sites and will not !rsely affect adjacent development. proposal will raise the bar for redevelopment in the area, and is compatible with permitted uses on abutting ;. Properties to the west are commercial, and will benefit from the increased number of residents in the area. ierties to the north, south and east are predominantly small lot residential rentals, and most structures are in I of renovation or redevelopment. This proposal paves the way for high -quality, new construction in an area needs revitalization. Overall, the project should serve to lessen the existing strain on Easigate's core traffic and ing infrastructure by pulling those residents from the core of Eastgate to its fringe. For specific architectural cents, please see the attached Application Details. State how dwelling units shall have access to a public street If they do not front on a public street. Units will be accessed by vehicles through the driveway on Foster Avenue. Parking will be provided on the ground level, and residents will have access to the building via stairs. Pedestrians and bicyclists will be able to access the building at locations along Francis Street. g, State how the development has provided adequate public improvements, Including, but not limited to; parks, schools, and other public facilities. The development will meet all UDO requirements for public improvements, and will also add 8'sidewalks within the public right-of-way along our property lines. �f tiiaproject we ewlFa/ae stripe tke oresswalks et Feste�- nue-�FraneieSireektlrekare-adjacent-io,our-preperl�{a.crasswalksl..—� L4 per JP 10110 Page 5 of 7 I o, Explain how the concept plan proposal will not be detrimental to the public health, safety, or welfare, or be materially Injurious to properties or improvements in the vicinity. plan enhances the area by providing a high -quality alternative housing option close to campus. We've paid e attention to resident and neighborhood safety, and provide adequate access points in/out of the development building's design elements (as described in the attached Application Details) were developed to ensure ormity with the existing Eastgate neighborhood and safety amongst its residents. 1 t. Explain how the concept plan proposal 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 reasonable anticipated in the area considering existing zoning and land uses in the area. thoughtful and responsible planning, our project takes into account the increases in pedestrian, bicycle traffic caused by our development. By encouraging the use of bicycles and the University bus system and Excel lines), our project reduces the impact on the existing public infrastructure and will not be 'al to the pubic. Existing bus stops are at Campus View Apartments (G. Bush & University Oaks and lcoln intersection ( 1500' away). Please note that a "complete site plan" must be submitted to Planning & Development Services for a formal review after the "concept plan" has been approved by the City Council prior to the issuance of a building permit - except for single- family development. The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true, correct, and complete. IF THIS APPLICATION IS FILED BY ANYONE OTHER THAN THE OWNER OF THE PROPERTY, this application must be accompanied by a power of attorney statement from the owner. If there is more than one owner, all owners must sign the application or the power of attorney. If the owner is a company, the application must be accompanied by proof of authority for the company's representative to sign the application on its behalf. Nw lc_. , Signature and title Date 10110 Page 6 of 7 Foster Avenue Apartments Meritorious Modifications: 1. UDO Section S.2— Reduction in building setback requirements for R-6 uses. a. Min. Street Side Setbacks from 15.0' to 10.0' b. Min. Front Setbacks front),1S.g to 10.0' 16' 2. Reduction in Off -Street Parking Requirements per UDO Section 7.2.i a. Off -Street parking facilities shall meet 75% of the number of specified parking space requirements of Section 7.2.i. Community Benefits: 1. Because this site is already zoned for R-6 multifamily, we believe that our willingness to expend the resources required to provide a thoughtful, neighborhood -driven, architecturally - appropriate design has been an overall community benefit. 2. This development provides an alternate housing choice for residential renters in the Eastgate neighborhood. This attraction of renters from the core portions of the neighborhood to the fringe will ease traffic and parking infrastructure impacts and enable a safer, sustainable, family - conducive environment within Eastgate. 3. The development provides 8.0' sidewalks, not required in this area per the UDO. er & Francis— edestrian•andkieVele use in a safe Rq@RAta and is far above .� 5. The development, located within a designated Redevelopment Area, revitalizes a highly visible property just a few feet from Texas Avenue, a Primary Image Corridor. 6. Utilization of sound redevelopment design principles including urban, pedestrian and bicycle - oriented development. These principles are endorsed by the US Green Building Council and our Comprehensive and Strategic Plans as a manner to reduce our overall carbon footprint and encourage a healthier, more vibrant community. 7. The project will use non-polluting lighting fixtures that will not allow light to filter into the neighborhood and allow the project remain compatible with its surroundings. Foster Avenue Apartments Application Details: Question 3, Page 3 - The uses identified by this zone change request are identical to those allowed by the current zoning designation, R-6. Our team has studied the architectural styles of neighborhood, and is proposing a development that conforms to existing aesthetics and the community character of the Eastgate neighborhood. We plan to accomplish conformity through the following: Building Height & Massing: Portions of the building that front Foster Avenue and Francis Street will be limited to 3 stories (35' in height). The portion of the building at the core of the property will be limited to 4 stories (50' in height). Building Elements: The building will incorporate architectural elements and materials that mimic the original and historical elements of the Eastgate neighborhood. These elements include the use of brick and wood -style (hardi) siding. Also, in lieu of a freestanding apartment identification sign (allowed in R-6 up to 10' in height), the project will incorporate just 1 low profile monument sign. These architectural design elements of the project will be compatible with, and will also enhance, the existing character of the neighborhood. In addition to a focus on architectural elements, the project places strong emphasis on creating a pedestrian and bicycle -friendly environment. Because of the site's close proximity to the Texas A&M campus and local retail, we believe residents will take advantage of the opportunity to walk and bike from home. Foster Avenue Apartments Daily Trips R6 #Units Estimated% Estimate Land Use Designation Land AC Land SF Allowed # Units Land Use Code Trips in Trips in Under R6 Proposed 220 (6.65 per Peak Hour Peak Hour unit) Multifamily, POD w/ R6 Base 1 0.731 31,7991 21.9 17 113 20% 23 1CD CapRock Texas 12/12/2011 Foster Avenue Apartments Variance Requests: 1. UDO Section 5.2 —Reduction in setback requirements for R-6 uses. a. Min. Side Setback Reduction from 7.5' to 5.0' b. Min. Street Side Setbacks from 15.0' to 5.0' c. Min. Rear Setback from 20.0' to 10.0' These setback reductions are required to allow for adequate access by the fire department to the northwest corner of the site, and to allow for adequate access and circulation by residents. d. Max. Dwelling Units/Acre from 30 units/acre to 120 beds/acre. 2. Height Limits for Buildings per UDO Section 7.1.H a. Allow 65' maximum height in lieu of Section 7.1.H. 3. Reduction in Off -Street Parking Requirements per UDO Section 7.2.1 a. Multi -family Dwelling from 1.5 per 1 and 2 bedroom to 1.0 per 1 and 2 bedroom. 4. Modification to UDO Section 7.2.E a. We request a reduction in interior parking island and end island requirements. A large portion of the parking area is under the building footprint— not allowing sunlight to hit the island. Also, the parking area underneath the building is constrained by the elevator lobby and other structural requirements, so we need to park more vehicles around the perimeter of the property. We request modifications to the pod parking requirements, to allow for the extra parking along the perimeter. Because we have not finalized our design, we request that the required area of islands be flexible within 10% of what is shown on the Concept Plan. We also request the exact locations of these islands remain flexible to accommodate future design changes. 5. UDO Section 7.3.0 — Reduction in driveway spacings per attached Concept Plan to allow for fire department access to the northwest corner of the building, and for more efficient vehicular flow. 6. UDO Section 7.5 — Landscaping and landscape buffers shall be provided as shown on the Concept Plan. The majority of the landscaping shall be provided in the public right-of-way, and will count towards our total landscape points. We plan to install, provide private irrigation to, and to maintain the landscaping in the public right-of-way. 7. UDO Section 7.9.E.4 — Sidewalks shall be provided in the public right-of-way as shown on the Concept Plan. Foster Avenue Apartments 8. UDO Section 8.7 — Establish Parkland Dedication Fee Requirements on this development at a rate of $412.50/bed ($1,650/4), in lieu of $1,650/unit. Community Benefits: 1. Revitalization of an underperforming property just a few feet from Texas Avenue, a Primary Image Corridor and within a designated Redevelopment area. 2. Obtained significant neighborhood input on the design. (The first neighborhood meeting is tentatively scheduled forSeptember 7, 2011. More details to follow. We will seek neighborhood support.) 3. Addition of sidewalks and landscaping (including future maintenance) within the public right-of- way. 4. Utilization of sound redevelopment design principles including urban, pedestrian and bicycle - oriented development. 5. The PDD sets the bar for future development in the immediate vicinity, and helps bolster property values in Eastgate. 6. Project will provide bicycle racks on site as shown on the Concept Plan and secured bicycle storage on each level of the building. 7. Project will use non-polluting external lighting fixtures that will not allow light to impact the character of the neighborhood.