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HomeMy WebLinkAboutApplication (12-10) FOR OFFICE USE ONLY CASE NO.: 1 Al DATE SUBMITTED: t JhIQ CITY OF COLLEGE STATION TIME: A O Home of TexasA&M University' STAFF: Al ZONING MAP AMENDMENT (REZONING) APPLICATION PLANNED DISTRICTS (Check one) © Planned Development District (PDD) ❑ Planned - Mixed Used Development (P -MUD) MINIMUM SUBMITTAL REQUIREMENTS: n $1,165 Rezoning Application Fee. n 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. MI Traffic Impact Analysis or calculations of projected vehicle trips showing that a TIA is not necessary for the proposed request. p 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. © Written legal description of subject property (metes & bounds or lot & block of subdivision, whichever is applicable). n A CAD (dxf /dwg) - model space State Plane NAD 83 or GIS (shp) digital file (e- mailed to P DS Digital _Cubmittal(c c tx.gov). Fourteen (14) copies of the Concept Plan on 24 "x36" paper in accordance with Section 3.4.D of the UDO. 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 December 21, 2011 NAME OF PROJECT The Plaza at College Station ADDRESS 410 Texas Avenue South, College Station, Texas 77840 LEGAL DESCRIPTION (Lot, Block, Subdivision) GENERAL LOCATION OF PROPERTY IF NOT PLATTED: Northwest corner of Texas Avenue and University Drive TOTAL ACREAGE 11. acres 2,0144 ACM • yy ,K_ v Z -'f tor 1 ® dr , f 3 -to t®cK 2 North - t l "144464111 0. Tr4ei 10110 Lear A-6 0.17 Ptc.lrela d E SC.® Lea A-661 ' Pa A o 7 port-tort 6 Lei 3 rvt dw1 atori ®a c. ��;� i do g .0. W. OF , Yww 'Sfreet APPLICANT /PROJECT MANAGER'S INFORMATION (Primary contact for the project): Name Mitchell & Morgan, LLP c/o Veronica Morgan, PE E -mail v @mitchellandmorgan.com Street Address 511 University Drive East, Suite 204 City College Station State Texas Zip Code 77840 Phone Number 979- 260 -6963 Fax Number 979- 260 -3564 PROPERTY OWNER'S INFORMATION: Name Woodridge College Station 1, LLC c/o Rick Arambulo E -mail rick @woodridgecapital.com Street Address 1999 Avenue of the Stars, Suite 2850 City Los Angeles State California Zip Code 90067 Phone Number 310 - 824 -2200 Fax Number 310- 824 -7931 OTHER CONTACTS (Please specify type of contact, i.e. project manager, potential buyer, local contact, etc.): Name Amanda Wallis E -mail Awallis @Capstone - dev.com Street Address 431 Office Park Drive City Birmingham State Alabama Zip Code 35223 Phone Number 205- 949 -3849 Fax Number 205- 949 -2070 10242 / I aql 12m This property was conveyed to owner by deed dated July 07, 2011 and recorded in Volume 10 Page 70 of the Brazos County Official Records. 10 l % Existing Zoning R -2, R -4, C -1 & C -2 Proposed Zoning PDD Present Use of Property Retail, Multi - Family and Restaurant Proposed Use of Property N/A (see below) Proposed Use(s) of Property for PDD, if applicable: P -MUD uses w/o the following: Conference /Convention Center, Country Club, Fraternal Lodge, Fuel Sales, Golf Course or Driving Range, Parking as Primary Use, SOB, Shooting Range, Utility 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: N/A Approximate percentage of non - residential land uses: N/A REZONING SUPPORTING INFORMATION 1. List the changed or changing conditions in the area or in the City which make this zone change necessary. This area of College Station is an older developed portion of the city. All of the property being requested in this rezoning application has been vacant for some time. As such its appearance has deteriorated and the property is due for redevelopment. Redevelopment of some of the existing deteriorated buildings will be challenging at best. As an older property it contains several jumbled zoning districts, which are not even compatible with the current Comprehensive Plan. The property as such will have significant challenges with redevelopment and will need the help of a single zoning category on the entirety to open up /allow unique design opportunities for the site. 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. Yes, this zone change is in accordance with the Comprehensive 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? As a PDD development with a mix of uses such as retail, restaurants and multi - family, this development will enhance the surrounding area. These proposed uses will certainly be compatible with the adjacent hotel and restaurant developments along Texas Avenue as well as the adjacent Texas A &M University site with its student housing. These developments will create a synergy amongst themselves providing for increased pedestrian traffic opportunities throughout the area. 4. Explain the suitability of the property for uses permitted by the rezoning district requested. The Comprehensive Plan as well as this rezoning application recognize that this highly visible corner should develop as a mix of uses and the density of that development should be more urban in nature given its proximity to Texas A &M University. The property is definitely suitable to the higher densities given its location at the intersection of two major arterial roadways. The utilities in the area should be sufficiently sized to accommodate this development and if there are concerns they will be addressed in the utility construction for the project. 5. Explain the suitability of the property for uses permitted by the current zoning district. The current zoning of C -1, General Commercial may still be appropriate at the corner but it prohibits the vertical mix of uses the City of College Station has been promoting in its Comprehensive Plan. The size and configuration of the C -1 property on Meadowland, the C -2, Commercial - Industrial, R -4, Multi - family, and R -2, Single Family Residential are likely no longer suitable on the property 6. Explain the marketability of the property for uses permitted by the current zoning district. The marketability of the property with the current C- 1,C -2, R -4 and R -2 zoning districts is difficult. The only real marketable piece is the C -1, General Commercial property at the "hard" corner of Texas Avenue and University Drive. 7. List any other reasons to support this zone change. In order to develop the property as one compatible development it is important to modify the current zoning districts on the property as the current zoning districts and property sizes only promote a hodge -podge development pattern and certainly not one in compliance with the current Comprehensive Plan. 10/10 Page 3 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. The Concept Plan intends to utilize the existing tower structure and redevelop the remainder with a strong mix of uses in a TND setting. The walkability of the development along with the proximity of the surrounding existing uses will allow for these uses to easily interact with each other without the use of vehicles. 6. Explain how the proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan. The current Comprehensive Plan illustrates this site as Urban Mixed Use development. The desire in that category is to provide "areas that should have the most intense development activities. These areas will tend to consist exclusively of residential, commercial, and office uses in vertical mixed use structures." This development will fulfill those goals and objectives as stated in the Comprehensive Plan. 7, Explain how the concept plan proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development. The Concept Plan will have a mix of uses such as retail, restaurants and multi - family, which will enhance the surrounding area. These proposed uses will certainly be compatible with the adjacent hotel and restaurant developments along Texas Avenue as well as the adjacent Texas A &M University site with its student housing. The Concept Plan takes on a Traditional Neighborhood Development (TND) feel with its compact nature and mix of uses. It will create a synergy with the adjacent developments providing for increased pedestrian traffic opportunities throughout the area, an opportunity that College Station has identified as one it would like to promote in new developments and redevelopments. 8. State how dwelling units shall have access to a public street if they do not front on a public street. Any portion of the development that does not have access to a public street will have access to a public way or access easement. The internal drives shown on the Concept Plan will be privately owned and maintained but will allow for public use. g. State how the development has provided adequate public improvements, including, but not limited to: parks, schools, and other public facilities. As a redevelopment project at this location the only public improvement contemplated is the plaza area at the intersection of Texas Avenue and University Drive. The Comprehensive Plan does not call for any additional public facilities on this site. The plaza area will create a gathering space for the pedestrians within the development as well as those passing by. As discussed in the Comprehensive Plan, this property is located at a primary arrival gateway in the city. It is our desire to have a focused impact within the plaza which may consist of significant hardscape, art and /or landscaping features. Features that would be identifiable and compatible with both pedestrian and vehicle traffic. 10/10 Page5of7 10, Explain how the concept plan proposal will not be detrimental to the public.heaith, safety, or welfare, orbs materially Injurious.to properties or Improvements In the vicinity, On the contrary - the Concept Plan will benefit overall area by removing existing structures :that are currently detrimental to the public health, safety and welfare. The overall design is such that it complements the adjacent uses. • 11. 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 bo generated by the, proposed use and other uses reasonable anticipated in the area considering existing zoning and land uses in the area. See attached TIA report. 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 .hereln a,d.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 own: t sign .the application or the power of attorney. if the owner is a company, the application must:be accompanf • • y pro of authority for the company's representative 'to sign the application on its behalf, Woodridge °liege . ation 1, LLC, • a Delawate limite • lability com•any By: ✓ Michael "osenfeld, Manager 1 11 `I Z. Signature ad title Date lobo Page 8 of 7 ADDITIONAL OWNER INFORMATION Name WOODRIDGE COLLEGE STATION II, LLC CIO MICHAEL ROSENFELD Street Address 1999 AVENUE OF THE STARS, SUITE 2850 City LOS ANGELES State " CALIFORNIA Zip Code 90067 E -Mail Address M CHAELAWOODRIDGECAPITAL.COM Phone Numbe (310) 824 -2200 Fax Number (310) 691 -8691 Woodrid• - Collet - Station II, LLC, a Dela - re Iim -d liabilit company By: Mich - - 1 Rosenfeld, Manager Owner's Signature Date Name WOODRIDGE COLLEGE STATION III, LLC CIO MICHAEL ROSENFELD Street Address 1999 AVENUE OF THE STARS, SUITE 2850 City LOS ANGELES State CALIFORNIA Zip Code 90067 E -Mail Address MICHAEL@WOODRIDGECAPITAL.COM Phone Numb- i 10 824 -2200 Fax Number (310) 691 - 8691 Woodrid• - Colleg- tation Ill, LLC, a Dela -pare limi • d li- •ili pany By: Mic -el Rosenfeld, Manager t Owner's Signature Date Name WOODRIDGE COLLEGE STATION IV, LLC CIO MICHAEL ROSENFELD Street Address 1999 AVENUE OF THE STARS, SUITE 2850 City LOS ANGELES State CALIFORNIA Zip Code 90067 E -Mail Address MICHAEL(a WOODRIDGECAPITAL.COM Phone Num. -r A 31 824 -2200 Fax Number (310) 691 -8691 Woody' o ge Collet Station .IV, LLC, a D -. -ware li r' ed li- "y company By: Mi ' ael Rosenfeld, Manager I 111 Owner's Signature Date 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. Yes, this zone change is in accordance with the Comprehensive 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? a PDD development with a mix of uses such as retail, restaurants and multi -family, this development will lance the surrounding area. These proposed uses will certainly be compatible with the adjacent hotel and taurant developments along Texas Avenue as well as the adjacent Texas A&M University site with its student /sing. These developments will create a synergy amongst themselves providing for increased pedestrian traffic )ortunities throughout the area. 4. Explain the suitability of the property for uses permitted by the rezoning district requested. ie Comprehensive Plan as well as this rezoning application recognize that this highly visible corner should velop as a mix of uses and the density of that development should be more urban in nature given its proximity to was A&M University. The property is definitely suitable to the higher densities given its location at the intersectiol two major arterial roadways. The utilities in the area should be sufficiently sized to accommodate this velopment and if there are concerns they will be addressed in the utility construction for the project. 5. Explain the suitability of the property for uses permitted by the current zoning district. le current zoning of C-1, General Commercial may still be appropriate at the corner but it prohibits the vertical mix uses the City of College Station has been promoting in its Comprehensive Plan. The size and configuration of C-1 property on Meadowland, the C-2, Commercial -Industrial, R-4, Multi -family, and R-2, Single Family �sidential are likely no longer suitable on the property 6. Explain the marketability of the property for uses permitted by the current zoning district. marketability of the property with the current C-1, C-2, R-4 and R-2 zoning districts is difficult. The only real Getable piece is the C-1, General Commercial property at the "hard" corner of Texas Avenue and University 7. List any other reasons to support this zone change. order to develop the property as one compatible development it is important to modify the current zoning districts the property as the current zoning districts and property sizes only promote a hodge-podge development pattern d certainly not one in compliance with the current Comprehensive Plan. 10/10 Page 3 of 7 8. State the purpose and intent of the proposed development, 2. intent is to redevelop an older, unsightly and unsafe area of College Station. The current development is int with structures that have been boarded and vandalized. The redevelopment of this property will produce a uct that the City of College Station can be proud of - with a strong mix of uses, an urban feel that is walkable all wring at the most highly visible intersection in the city. It will certainly convey a distinct sense of place in the CONCEPT PLAN SUPPORTING INFORMATION What is the range of future building heights? 70 - 80 feet - 8 stories Provide a general statement regarding the proposed drainage. The property is currently developed and therefore has a tremendous amount of impervious cover on the site. It is our intent to match or decrease that amount of impervious cover such that we do not increase runoff from the site. We will be changing the drainage characteristics, such as changing sheet runoff to underground piped discharges. We have found two potential outfalls for the property which we will be utilizing for this piped flow. We will analyze both pre- and post -developed flows to these two study points (outfalls) to assure we have not increased flows from the site or have mitigated those increases. 3. List the general bulk or dimensional variations sought. See Attached Letter 4, If variations are sought, please provide a list of community benefits and/or innovative design concepts to justify the Attached Letter 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. The Concept Plan intends to redevelop the site with a strong mix of uses in a TND setting. The walkability of the development along with the proximity of the surrounding existing uses will allow for these uses to easily interact t each other without the use of vehicles. 6. Explain how the proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan. The current Comprehensive Plan illustrates this site as Urban Mixed Use development. The desire in that category �s to provide "areas that should have the most intense development activities. These areas will tend to consist exclusively of residential, commercial, and office uses in vertical mixed use structures." This development will fulfill those goals and objectives as stated in the Comprehensive Plan. 7. Explain how the concept plan proposal is compatible with existing or permitted uses on abutting sites and will not lave Q Concept Plan will have a mix of uses such as retail, restaurants and multi -family, which will enhance the )unding area. These proposed uses will certainly be compatible with the adjacent hotel and restaurant dopments along Texas Avenue as well as the adjacent Texas A&M University site with its student housing. The oept Plan takes on a Traditional Neighborhood Development (TND) feel with its compact nature and mix of ;. It will create a synergy with the adjacent developments providing for increased pedestrian traffic opportunitie, aghout the area, an opportunity that College Station has identified as one it would like to promote in new alopments and redevelopments. on a ououc street. portion of the development that does not have access to a public street will have access to a public way or ,ss easement. The internal drives shown on the Concept Plan will be privately owned and maintained but will v for public use. g. State how the development has provided adequate public improvements, including, but not limited to: parks, schools, and other public facilities. a redevelopment project at this location the only public improvement contemplated is the plaza area at the ersection of Texas Avenue and University Drive. The Comprehensive Plan does not call for any additional public ;ilities on this site. The plaza area will create a gathering space for the pedestrians within the development as we] those passing by. As discussed in the Comprehensive Plan, this property is located at a primary arrival gateway the city. It is our desire to have a focused impact within the plaza which may consist of significant hardscape, art d/or landscaping features. Features that would be identifiable and compatible with both pedestrian and vehicle 10/10 - Page 5 of 7 10, Explain how the concept plan proposal will not be detrimental to the public.health, safety, or welfare, or°be materially properties or unprovemenca rn mu vrcuory, the contrary - the Concept Plan will benefit the overall area by removing existind structures ithat are currently Imental to the public health, safety and welfare. The overall design Is such that it complements the adjacent 11. 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 finer uses ressonaole anucrpatea in the area See attached TIA report. ana Jana uses in me area. 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 ties 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 own t sign the application or the power of attomey. If the owner is a company, the application rnust.be accompaniodSy pro9f of authority for the company's representative to sign the application on its behalf, Woodridge ollege ation I, LLC, a Delawa a limite lability company By. J. 1 Mi/chael osenfeld, Manager 10/10 Page 6 of 7 ADDITIONAL OWNER INFORMATION Name WOODRIDGE COLLEGE STATION II LLC C/O MICHAEL ROSENFELD Street Address 1999 AVENUE OF THE STARS SUITE 2850 City LOS ANGELES State " CALIFORNIA Zip Code 90067 E-Mail Address N ,CHAELaWOODRIDGECAPITAL,COM Phone Numbe 310 824-2200 Woodrid Colle Station II, LLC, a Dela re lim' d liabilit company By: Mich Rosenfeld, Manager Fax Number (310) 691-8691 Owner's Signature Date 1-11 --12 Name WOODRIDGE COLLEGE STATION III. LLC C/O MICHAEL ROSENFELD Street Address 1999 AVENUE OF THE STARS SUITE 2850 City LOS ANGELES State CALIFORNIA Zip Code 90067 E-Mail Address MICHAEL�WOODRIDGECAPITAL.COM Phone Nu71imili 0 824-2200 Fax Number (310) 691-8691 Woo ridn III, LLC, a Dela apany By: Mic el Rosenfeld, Manager �,�1 `-1Z Owner's Signature Date Name WOODRIDGE COLLEGE STATION IV, LLC C/O MICHAEL ROSENFELD Street Address 1999 AVENUE OF THE STARS SUITE 2850 City LOS ANGELES State CALIFORNIA Zip Code 90067 E-Mail Address MICHAEL WOOD RIDGECAPITAL.COM Phone Num r 310 824-2200 Fax Number (310) 691-8691 WoodAge ColleO Station.IV, LLC, a Doware li ' ed li y company M Rosenfeld, Manager Owner's Signature Date PLAZA REDEVELOPMENT PDD Zoning Regulations The subject property is located at the most highly visible and traveled intersection in Brazos County. The City's Comprehensive Plan recognizes the importance of redeveloping the subject property and designated this area as both urban redevelopment and an anchor of the University Drive hospitality corridor. The Plan goes on to recommend some form of "direct market intervention by the City" that may involve "regulation", "investment" or "incentives" to encourage redevelopment activities in such prominent areas of the city. Initiating a major redevelopment of the subject property speeds up compliance with the City's Comprehensive Plan and offers the following community benefits: 1. Implementation of the Comprehensive Plan at a critical intersection of the two busiest corridors in the entire county. The Plan states that the city should "focus on bringing vertical mixed -use and other aspects of urban character" to this portion of the city. 2. Creation of an urban mixed use concept development located in a highly visible redevelopment area and anchoring the major intersection in the city. 3. Converting an underperforming land use at a major intersection within close proximity to Texas A&M University identified specifically in the Comprehensive Plan. 4. Major redevelopment of a blighted property within two major Image Corridors as defined in the Comprehensive Plan. 5. Creation of a major mixed use development that follows a Traditional Neighborhood Development concept, promotes Smart Growth principles, encourages walkability within close proximity to the University and creates a sense of place through a new outdoor plaza at the intersection of Texas Avenue and University Drive. In order to implement the Comprehensive Plan at this location, a rezoning is required. The redevelopment envisioned in the Comprehensive Plan is very urban in character; however, the City does not have an urban zoning classification or urban development standards. The PDD zoning classification is the only tool in the Unified Development Ordinance (UDO) currently available to implement the vertical mix of uses and urban character envisioned in the Comprehensive Plan. Although not an ideal zoning tool for this application, the PDD is being used to create an urban redevelopment zoning district AND modify existing suburban development standards into more appropriate urban standards. The following land use information is being used to establish an urban redevelopment zoning district: Base Zoning Districts & Land Use Restrictions: As required through the PDD, we must choose a base zoning district in which we base all variance requests. In order to create a zoning district that allows a vertical mix of uses, we're utilizing three zoning districts available in the UDO. P-MUD Mixed Use District — Land use restrictions C-1, General Commercial — Commercial dimensional criteria R-6 High Density Multi -Family — Residential dimensional criteria In addition to the list of permitted uses in the P-MUD zoning district, we request the addition of the following: Medical Clinics In exchange for these additional land uses, we agree to prohibit the following less desirable land uses at a major urban intersection: Fuel Sales Sexually Oriented Businesses Shooting Range, Indoor Golf Course/Driving Range Country Club Parking as a Primary Use Single Family Detached Fraternal Lodge Duplexes Urban Development Standards: In order to construct the dense redevelopment project envisioned in the Comprehensive Plan, existing suburban development standards must be modified to more urban and compact standards. The following standards are proposed to obtain an urban character: Parking In an effort to create a more walkable environment, traditional surface parking will be converted to multi- level parking garages. Only a small amount of surface and on -street parking will remain. The following parking reductions were based upon three elements: (1) The City's suburban parking standards for commercial and residential land uses; (2) The City's more urban parking standards found in the Northgate zoning districts; and, (3) A parking study conducted by HDR utilizing Urban Land Institute (ULI) guidelines for mixed use developments. The following parking requirements are proposed: Residential Uses 1 parking space per bed Non -Residential Uses 1 parking space per 250 sq, ft.* (*No increases for more intense commercial uses as defined by the UDO) Allow up to 5% of compact parking spaces within the parking garages. 04 Signage for the subject property should be customized based upon the combination of a pedestrian - oriented environment within the campus and the vehicular -oriented environment along Texas Avenue and University Drive. We combined the City's traditional suburban signage regulations with the more urban signage standards in the Northgate and Wolf Pen Creek zoning districts. The following sign regulations are proposed: Allow freestanding and attached signage as permitted in the Wolf Pen Creek zoning district with the following clarifications: Projection signs may be used as identification signage for the general area or for specific businesses. Square footage of the projection signs will not count against the square footage of attached signage unless the projection signs contain copy for individual businesses. City staff shall have the ability to approve signage administratively according to the design criteria utilized by the Design Review Board in Article 5.6.A.11(c). Appeals of staffs interpretation of the design criteria shall be to the Design Review Board. The requirement in Article 5.6.A.11(b)1 limiting one projection sign per frontage shall be modified to include frontage along public rights -of -way and public ways. One projection sign shall be allowed per tenant, per public way frontage. Allow wayfinding signage. Setbacks The following setbacks were developed by combining the suburban setback requirements of the base zoning districts of C-1 and R-6 with the more urban setback requirements of NG-1, NG-2 and NG-3. The following setbacks are proposed: Minimum Front Setback 5' Minimum Side Setback 5' Minimum Side Street Setback 5' Minimum Rear Setback 5'* *These setbacks are all with the understanding that sufficient easements for utilities will be provided. Landscapinp/Streetscaping To provide a more urban and walkable environment, we propose the following: Utilize the more urban Northgate Landscape and Streetscape standards in Article 5.6.B(9) instead of the traditional suburban standards with the following exceptions: 3 Building and Site Lighting — Substitute the lighting standards in Article 7.10 Outdoor Lighting Standards. This substitution allows for the building and site illumination via direct lighting. Street Lights — Street and site lights will be owned and maintained by the property owner making this section not applicable. Street Trees — Provide flexibility with spacing, placement and planting materials more compatible within close proximity to building foundations as follows: Texas Avenue and University Drive - Street Trees spaced at a maximum of 25' on center outside of the TxDOT right-of-way. Public ways A -A and B-B in the main area of the development - Street Trees spaced at a maximum of 50' on center with alternating planting areas spaced at a maximum of 50' with non -canopy trees, hedges or seasonal plantings. Public way C-C, previously Meadowland — Planting areas will be provided at a maximum of 25' on center with non -canopy trees, hedges or seasonal plantings. Infrastructure Providing adequate infrastructure in a more urban environment is challenging given the overall dense environment and amount of hardscape. Existing suburban standards for infrastructure directly impact the urban character of an area through building setbacks and separation distances. The following standards are proposed: Modify the Public Way standard to allow the sidewalk to be placed against the back of curb with a minimum of 6' in width and the minimum centerline radius will be 45' instead of 200' as shown on the attached cross -sections. Non -Residential Architectural Standards The criteria in the City's Non -Residential Architectural (NRA) Standards, Article 7.9, is designed for a more suburban application. Since the proposed buildings will have non-residential uses on the lower floors, the NRA requirements will only pertain to that portion of the building. In contrast, the more urban Northgate zoning districts are excluded from meeting the NRA requirements. Instead, they are required to meet the more urban standards designed exclusively for Northgate. The following architectural standards are proposed: Substitute the NRA Standards of Article 7.9 with the Northgate Building Design Standards in Article 5.6.13.4, more specifically: 4 Building Orientation and Access — With an exception to 5.6.B.4.a(7) to allow residential dwelling units in a building with less than 12 units to have access through a parking area or garage. Meritorious Modifications The following meritorious modifications are requested via the PDD zoning: Increase residential density to 60 dwelling units per acre. Allow for block length variances along the Texas A&M University property line to provide one public way with possible separate pedestrian facilities is sufficient. Allow for driveway spacing variances to allow drive locations on the public ways as well as Texas Avenue and University Drive as shown on the Concept Plan. These drive locations on Texas and University have been discussed with TxDOT and they are agreeable to their locations with the deceleration lane on University Drive and the extension of the raised median in Texas Avenue to force the Texas Avenue driveway to operate as right-in/right-out. Allow the issuance of building permits prior, to replatting the property. Once all utilities are constructed and relocated, a replat will be submitted showing all new easements prior to issuance of Certificates of Occupancy for the buildings. During the interim, a temporary blanket easement will be placed on the entire property to protect the ability for utility companies to maintain their facilities. This is a modification to LIDO Section 3.3.A, Applicability. Additional Enhancements In addition to the major community benefits listed above, we are offering the following additional enhancements in exchange for the requested modifications: Apply the Northgate Building Design Standards in Article 5.6.13.4 for all buildings. There are currently no architectural requirements for residential buildings. Parking garages shall be wrapped with a residential fagade along the primary image corridors of Texas Avenue and University Drive. The parking garage closest to Texas Avenue will be wrapped with a mixed use development, consisting of general commercial on the bottom floor with residential above. Install a deceleration lane on University Drive. Extend the raised median in Texas Avenue to force the driveway to operate as right-in/right-out. Apply the Northgate Bicycle Parking Standards in Article 5.6.13.7 with the exception that the design of bicycle racks is determined by the owner and approved by the City and that bicycle parking is allowed with motor vehicle parking, i.e. within a secured parking garage. 67 Reduction of the number of driveways along Texas Avenue and University Drive. Apply the Northgate Dumpster and Mechanical Equipment Standards in Article 5.6.13.10 with the exception that vegetation is allowed as a screening tool. Apply the Northgate Outside Storage and Display Standards in Article 5.6.13.13. Installation of a bus shelter (as approved by the City) internal to the site to promote transit usage and another along University Drive to allow patrons to utilize the District bus. A bus shelter, in a location approved by Texas A&M University, will be constructed if bus service is provided. As permitted by the Texas Department of Transportation, the following modifications to the intersection: • Add dual left turn lanes on University Drive; and, • Add dual right turn lanes on Texas Avenue. 0 PLAZA REDEVELOPMENT PDD Zoning Regulations The subject property is located at the most highly visible and traveled intersection in Brazos County. The City's Comprehensive Plan recognizes the importance of redeveloping the subject property and designated this area as both urban redevelopment and an anchor of the University Drive hospitality corridor. The Plan goes on to recommend some form of "direct market intervention by the City" that may involve "regulation", "investment" or "incentives' to encourage redevelopment activities in such prominent areas of the city. Initiating a major redevelopment of the subject property speeds up compliance with the City's Comprehensive Plan and offers the following community benefits: 1. Implementation of the Comprehensive Plan at a critical intersection of the two busiest corridors in the entire county. The Plan states that the city should "focus on bringing vertical mixed -use and other aspects of urban character" to this portion of the city. 2. Creation of an urban mixed use concept development located in a highly visible redevelopment area and anchoring the major intersection in the city. 3. Converting an underperforming land use at a major intersection within close proximity to Texas A&M University identified specifically in the Comprehensive Plan. 4. Major redevelopment of a blighted property within two major Image Corridors as defined in the Comprehensive Plan. 5. Creation of a major mixed use development that follows a Traditional Neighborhood Development concept, promotes Smart Growth principles, encourages walkability within close proximity to the University and creates a sense of place through a new outdoor plaza at the intersection of Texas Avenue and University Drive. In order to implement the Comprehensive Plan at this location, a rezoning is required. The redevelopment envisioned in the Comprehensive Plan is very urban in character; however, the City does not have an urban zoning classification or urban development standards. The PDD zoning classification is the only tool in the Unified Development Ordinance (UDO) currently available to implement the vertical mix of uses and urban character envisioned in the Comprehensive Plan. Although not an ideal zoning tool for this application, the PDD is being used to create an urban redevelopment zoning district AND modify existing suburban development standards into more appropriate urban standards. The following land use information is being used to establish an urban redevelopment zoning district: Base Zoning Districts & Land Use Restrictions: As required through the PDD, we must choose a base zoning district in which we base all variance requests. In order to create a zoning district that allows a vertical mix of uses, we're utilizing three zoning districts available in the UDO. P-MUD Mixed Use District — Land use restrictions 1 C-1, General Commercial — Commercial dimensional criteria R-6 High Density.Multi-Family — Residential dimensional criteria In addition to the list of permitted uses in the P-MUD zoning district, we request the addition of the following: Medical Clinics In exchange for these additional land uses, we agree to prohibit the following less desirable land uses at a major urban intersection: Fuel Sales Sexually Oriented Businesses Shooting Range, Indoor Duplexes Fraternal Lodge Parking as a Primary Use Single Family Detached Fraternal Lodge Country Club Golf Course/Driving Range Urban Development Standards: In order to construct the dense redevelopment project envisioned in the Comprehensive Plan, existing suburban development standards must be modified to more urban and compact standards. The following standards are proposed to obtain an urban character: Parking In an effort to create a more walkable environment, traditional surface parking will be converted to multi- level parking garages. Only a small amount of surface and on -street parking will remain. The following parking reductions were based upon three elements: (1) The City's suburban parking standards for commercial and residential land uses; (2) The City's more urban parking standards found in the Northgate zoning districts; and, (3) A parking study conducted by HDR utilizing Urban Land Institute (ULI) guidelines for mixed use developments. The following parking requirements are proposed: Residential Uses 1 parking space per bed Non -Residential Uses 1 parking space per 250 sq. V (`No increases for more intense commercial uses as defined by the UDO.) Allow up to 5% of compact parking spaces within the parking garages. Allow head -in parking around the traffic circle. z Si na e Signage for the subject property should be customized based upon the combination of a pedestrian - oriented environment within the campus and the vehicular -oriented environment along Texas Avenue and University Drive. We combined the City's traditional suburban signage regulations with the more urban signage standards in the Northgate and Wolf Pen Creek zoning districts. The following sign regulations are proposed: Allow freestanding and attached signage as permitted in the Wolf Pen Creek zoning district with the following clarifications: Projection signs may be used as identification signage for the general area or for specific businesses. Square footage of the projection signs will not count against the square footage of attached signage unless the projection signs contain copy for individual businesses. City staff shall have the ability to approve signage administratively according to the design criteria utilized by the Design Review Board in Article 5.6.A.11(c). Appeals of staffs interpretation of the design criteria shall be to the Design Review Board. The requirement in Article 5.6.A.11(b)1 limiting one projection sign per frontage shall be modified to include frontage along public rights -of -way and public ways. One projection sign shall be allowed per tenant, per public way frontage. Allow wayfinding signage. Setbacks The following setbacks were developed by combining the suburban setback requirements of the base zoning districts of C-1 and R-6 with the more urban setback requirements of NG-1, NG-2 and NG-3. The following setbacks are proposed: Minimum Front Setback 5' Minimum Side Setback 5' Minimum Side Street Setback 5' Minimum Rear Setback 5' * *These setbacks are all with the understanding that sufficient easements for utilities will be provided. Landscaping/Streetscapinp To provide a more urban and walkable environment, we propose the following: 3 Utilize the more urban Northgate Landscape and Streetscape standards in Article 5.6.B(9) instead of the traditional suburban standards with the following exceptions: Building and Site Lighting — Substitute the lighting standards in Article 7.10 Outdoor Lighting Standards. This substitution allows for the building and site illumination via direct lighting. Street Lights — Street and site lights will be owned and maintained by the property owner making this section not applicable. Street Trees — Provide flexibility with spacing, placement and planting materials more compatible within close proximity to building foundations as follows: Texas Avenue and University Drive - Street Trees spaced at a maximum of 25' on center outside of the TxDOT right-of-way. Public ways A -A and B-B in the main area of the development - Street Trees spaced at a maximum of 50' on center with alternating planting areas spaced at a maximum of 50' with non -canopy trees, hedges or seasonal plantings. Public way C-C, previously Meadowland — Planting areas will be provided at a maximum of 25' on center with non -canopy trees, hedges or seasonal plantings. Infrastructure Providing adequate infrastructure in a more urban environment is challenging given the overall dense environment and amount of handscape, Existing suburban standards for infrastructure directly impact the urban character of an area through building setbacks and separation distances. The following standards are proposed: Modify the Public Way standard to allow the sidewalk to be placed against the back of curb with a minimum of 6' in width and the minimum centerline radius will be 45' instead of 200' as shown on the attached cross -sections. Allow for a reduction in utility line separation distances from structures to 10'. Non -Residential Architectural Standards The criteria in the City's Non -Residential Architectural (NRA) Standards, Article 7.9, is designed for a more suburban application. Since the proposed buildings will have non-residential uses on the lower floors, the NRA requirements will only pertain to that portion of the building. In contrast, the more urban Northgate zoning districts are excluded from meeting the NRA requirements. Instead, they are required to meet the more urban standards designed exclusively for Northgate. The following architectural standards are proposed: El Substitute the NRA Standards of Article 7.9 with the Northgate Building Design Standards in Article 5.6.13.4, more specifically: Building Orientation and Access — With an exception to 5.6.B.4.a(7) to allow residential dwelling units in a building with less than 12 units to have access through a parking area or garage. Meritorious Modifications The following meritorious modifications are requested via the PDD zoning: Increase residential density to 60 dwelling units per acre Allow for block length variances along Texas A&M University property line. Texas A&M University will not allow pedestrian or vehicular connections from the site to University property. Allow for driveway spacing variances to allow drive locations as shown on the Concept Plan. These drive locations have been discussed with TxDOT and they are agreeable to their locations with the deceleration lane on University Drive and the extension of the raised median in Texas Avenue to force the Texas Avenue driveway to operate as right-in/right-out. Allow the issuance of building permits prior to replatting the property. Once all utilities are constructed and relocated, a replat will be submitted showing all new easements prior to issuance of Certificates of Occupancy for the buildings. During the interim, a temporary blanket easement will be placed on the entire property to protect the ability for utility companies to maintain their facilities. This is a modification to UDO Section 3.3.A, Applicability. Additional Enhancements In addition to the major community benefits listed above, we are offering the following additional enhancements in exchange for the requested modifications: Apply the Northgate Building Design Standards in Article 5.6.B.4 for all buildings. There are currently no architectural requirements for residential buildings. Parking garages shall be wrapped with a residential facade along the primary image corridors of Texas Avenue and University Drive. The parking garage closest to Texas Avenue will be wrapped with a mixed use development, consisting of general commercial on the bottom floor with residential above. Install a deceleration lane on University Drive. Extend the raised median in Texas Avenue to force the driveway to operate as right-in/right-out. G7 Apply the Northgate Bicycle Parking Standards in Article 5.6.B.7 with the exception that the design of bicycle racks is determined by the owner and approved by the City and that bicycle parking is allowed with motor vehicle parking, i.e. within a secured parking garage. Reduction of the number of driveways along Texas Avenue and University Drive. Apply the Northgate Dumpster and Mechanical Equipment Standards in Article 5.6.B.10 with the exception that vegetation is allowed as a screening tool. Apply the Northgate Outside Storage and Display Standards in Article 5.6.13,13. Installation of a bus shelter (as approved by the City) internal to the site to promote transit usage and another along University Drive to allow patrons to utilize the District bus.