HomeMy WebLinkAboutStaff Report aft .- 4 , e Ze'fZ
CITY OF COLLEGE STATION
Horne of Texas Ae -M University"
REZONING REQUEST
FOR
FOSTER AVENUE APARTMENTS
12- 00500173
REQUEST: PDD Planned Development District to
PDD Planned Development District to revise meritorious
modification requests
SCALE: 2 Tots on 0.73 acres
LOCATION: 1024 and 1026 Foster Avenue
APPLICANT: Clint Cooper, Caldwell Companies
PROJECT MANAGER: Lauren A. Hovde, Staff Planner
Ihovde @cstx.gov
OVERVIEW: This request is to revise the previously approved PDD
Planned Development District to include meritorious
modifications for on -site parking design.
RECOMMENDATION: Staff recommends approval of the rezoning request based
on its consistency with the Comprehensive Plan and
Eastgate Neighborhood Plan.
Planning & Zoning Commission Page 1 of 9
September 20, 2012
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Planning & Zoning Commission Page 2 of 9
September 20, 2012
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Planning & Zoning Commission Page 3 of 9
September 20, 2012
NOTIFICATIONS
Advertised Commission Hearing Date: September 20, 2012
Advertised Council Hearing Dates: October 11, 2012
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:
College Hills Estates Homeowners Association
Property owner notices mailed: 19
Contacts in support: None.
Contacts in opposition: None.
Inquiry contacts: One for a general inquiry of what the project involved.
ADJACENT LAND USES
Direction Comprehensive Zoning Land Use
Plan
East Neighborhood R -1 Single - Family Residential Single- family
(across Conservation and R -6 High- Density Multi- residential
Foster Family
Avenue)
West Urban and C -1 General Commercial Chili's
Redevelopment Restaurant
South Urban and R -1 Single - Family Residential College Station
(across Redevelopment and C -1 General Commercial City Hall
Francis
Drive)
North Urban and R -6 High- Density Multi - Family vacant
Redevelopment
DEVELOPMENT HISTORY
Annexation: March 1939
Zoning: R -1 Single - Family Residential
R -6 High Density Multi - Family
Final Plat: College Hills Subdivision
Site development: The site is currently developed with three housing structures
including one - single - family house and two apartment buildings.
Planning & Zoning Commission Page 4 of 9
September 20, 2012
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The proposed zoning is consistent
with the Urban Redevelopment land use designation found in the Comprehensive
Plan Future Land Use and Character Map. The designation language of the
Community Character Chapter states that such a designation should be used to
accommodate intense development activity including townhouses, duplexes, and
high- density apartments. As part of the Redevelopment designation, the
Comprehensive Plan requires careful site planning and building design to
complement the existing neighborhood. The Eastgate Neighborhood Plan specifies
that there is a need to "promote redevelopment around the perimeter of the
neighborhood that meets community needs and is complimentary to the
neighborhood." The Plan also describes that the purpose of a PDD Planned
Development District is to promote and encourage innovative development that is
sensitive to surrounding land uses. In addition, the Plan discusses increasing the
density in the core or College Station to reduce pressure on greenfield development
for apartments and other student - oriented rentals toward the fringe of the City.
2. Compatibility with the present zoning and conforming uses of nearby property
and with the character of the neighborhood: Most of the properties that abut
Foster Avenue on the east and west side are zoned R -6 High- Density Multi - Family.
The properties along this portion of the west side of Foster Avenue are designated
as Urban Redevelopment in the Comprehensive Plan Land Use and Character Map.
As described above, this designation specifically promotes multi - family development.
The east side of Foster Avenue is designated as Neighborhood Conservation. The
lot directly across Foster Avenue from the subject lots is zoned R -1 Single - Family
Residential. This indicates the City and resident's desire for the character and
integrity of the neighborhood to be continued in the current or an improved fashion.
Redevelopment activity proposed along the west side of Foster Avenue must taken
into consideration the existing neighborhood and special attention is required to
ensure compatibility between the different land uses and densities.
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
Unified Development Ordinance states that dense multi - family development should
occur within close proximity to the Texas A &M University campus. Being located
across from campus and within the first block off of Texas Avenue, the intensity of
development in this location is anticipated to be higher. This is contrasted by the
need for appropriate development that abuts the existing single - family
neighborhood. The proposed PDD Planned Development District allows for the
density which is appropriate for the location while incorporating additional elements,
discussed in the later portion of this report, that increase the compatibility with the
neighborhood.
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 PDD Planned Development District will allow for the development of high -
Planning & Zoning Commission Page 5 of 9
September 20, 2012
density multi - family housing. The same use is permitted under the current PDD
Planned Development District that has a base zoning of R -6 High - Density Multi -
Family. The existing use on the property is an apartment complex developed at 12.3
units per acre.
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:
As visible from the number of registered rental units in the Eastgate neighborhood,
there is a market for student rentals in this area due to the convenient distance to
campus. The marketability is increased by the proposed PDD Planned Development
District, due to the requested meritorious modifications, because on -site parking will
be better accommodated.
6. Availability of water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for the proposed use: There are existing 2-
inch, 6 -inch, and 8 -inch water lines available to serve this property. At site
development, further analysis of existing water line capacity will be required and
improvements to the existing water system may be necessary to support domestic
and fire flow demands. There is also an existing 12 -inch sanitary sewer line along
Foster Avenue which may provide service to this site. Drainage is mainly to the
south within the Wolf Pen Creek Drainage Basin. Drainage and other public
infrastructure improvements required with site development shall be designed and
constructed in accordance with the BCS Unified Design Guidelines. Existing
infrastructure, with the possible exception of the current water system, appears to be
adequate for the proposed use. The proposed development will be allowed a single
point of access from Foster Avenue.
REVIEW OF CONCEPT PLAN
The applicant has provided the following information related to the purpose and intent of
the proposed zoning district:
"To provide a sustainable, pedestrian and bicycle - friendly multi - family
development that responds to demands for the College Station community
and that meets the intent of the Comprehensive Plan and the Eastgate
Neighborhood Plan. The PDD zoning will encourage responsible
redevelopment of the site in a manner that is compatible with the existing
character of the Eastgate neighborhood and one that sets the tone for
future redevelopment nearby."
Base Zoning and Meritorious Modifications
The applicant is proposing to develop using the R -6 High- Density Multi - Family zoning
classification standards for the requested PDD. At the time of site plan, the project will
need to meet all applicable site development standards of the UDO for the R -6 High -
Density Multi - Family zoning classification, except where meritorious modifications are
Planning & Zoning Commission Page 6 of 9
September 20, 2012
granted with the PDD zoning. The applicant is requesting the following meritorious
modifications:
1. UDO Section 5.2 "Residential Dimensional Standards ":
A reduction in the building setbacks will promote an Urban environment and allows the
parking to be placed in a Tess obtrusive locations to enable the development to be more
compatible with the neighborhood.
Standard R -6 Requested Dimension
Dimension
Front Setback (Foster) 15 feet 10 feet
Street Side Setback 15 feet 10 feet
(Francis)
Rear Setback (Chili's) 20 feet 1.5 feet (for detached
covered parking only)
The front and rear setback were approved through the previous PDD request. The rear
setback was not previously requested, but is sought at this time to enable covered
parking for spaces nearest to the Chili's parking lot.
2. UDO Section 7.2.0 "Dimensions and Access"
A reduction in the required parking setback and stall depth is being requested to
maximize buildable area within the site. The applicant is requesting to use 18 -foot
deep parking spaces in lieu of the standard 20 -foot space without the requirement
of a 6 -foot sidewalk or 4 -foot landscaped spaces abutting the parking space as
found in Section 7.2.C.1 of the Unified Development Ordinance. The applicant is
also requesting that Section 7.2.C.7 of the Unified Development Ordinance not
apply to the abutting public alley to the rear. This section requires a parking setback
of 6 feet from a public right -of -way and that no more than 7 spaces may be contiguous
within 15 feet of the right -of -way without the installation of a 360- square foot parking
island. These are new modifications being sought through this PDD request.
3. UDO Section 7.2.E "Interior Islands"
The applicant is requesting a waiver to Section 7.2.E "Interior Islands" which
requires 180 square feet of interior parking island for every 15 interior parking
spaces. A waiver to interior island requirements is being requested to maximize
buildable area within the site. This waiver is consistent with the Urban nature of the
development and mimics the Northgate parking standards found in Section 5.6.B.6 "Off -
Street Parking Standards" which specifically does not require interior parking islands in
Northgate. This is a new modification being sought through this PDD request.
4. UDO Section 7.2.1 "Number of Off - Street Parking Spaces Required"
The number of parking spaces required by the Unified Development Ordinance is
determined by the number of bedrooms per dwelling unit and the size of said bedrooms.
Planning & Zoning Commission Page 7 of 9
September 20, 2012
The applicant is requesting to supply 75% of the parking requirement found in
Section 7.2.1 of the Unified Development Ordinance. The development will consist
primarily of 1- bedroom and 2- bedroom units which require additional parking per
bedroom than 3- bedroom or 4- bedroom units. The reduction in parking allows the
development to achieve a high number of units while reducing the visibility of cars. This
modification was approved through the previous PDD request.
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: An increase in density on the
subject property will broaden the housing choices for renters in the Eastgate Area. By
placing the development within close proximity to campus, the resident dependency on
vehicles to access the University will decrease. Residents may instead utilize
alternative means of transportation such as biking and walking. In addition, the College
Hills Estates Homeowners Association was consulted on the site layout and building
design with the initial zoning request. The tallest portion of the building will be located
at the core, defined as 30 feet from the abutting rights -of -way, of the lot and will be a
maximum of 50 -feet in height (four stories). The perimeter of the building will be a
maximum of 35 -feet in height (three stories).
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 Concept Plan reflects
the policies, goals and objectives of the Comprehensive Plan as it relates to land use
and character, connectivity, and neighborhood integrity. The Urban designation in the
Comprehensive Plan Future Land Use Map is intended for areas that include multi-
family residential housing, as proposed with this PDD. The Bicycle, Pedestrian,
Greenways Master Plan is being followed with the proposed sidewalks along Foster
Avenue and Francis Drive. Bicycle parking facilities are also proposed at a ratio of one
space per bedroom which is not a requirement for multi - family development. In
addition, several components are proposed to promote and protect neighborhood
integrity.
a) Utilize architectural materials of hardi -board and brick to mimic existing
architecture.
b) Provide one bicycle parking space per bedroom.
c) Limit apartment signage to the low- profile option.
d) Provide 8 -foot wide sidewalks along Foster Avenue and Francis Drive.
3. The proposal is compatible with existing or permitted uses on abutting sites
and will not adversely affect adjacent development: The redevelopment of this tract
will encourage future development within the area designated as Redevelopment in the
Comprehensive Plan Future Land Use and Character Map. There is a potential to
relieve some rental pressure from the area designated as Neighborhood Conservation,
Planning & Zoning Commission Page 8 of 9
September 20, 2012
which could encourage a potential increase in owner - occupied units within the Eastgate
neighborhood by providing alternative rental options in the area.
The lessened parking requirement and the location of parking to the side and rear of the
building will reduce the visible impact of a parking lot on the adjacent land uses and
pass -by traffic.
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 development will have a single point of access to
Foster Avenue. Sidewalks will be provided along Foster Avenue and Francis Drive.
5. The development includes provision of adequate public improvements,
including, but not limited to, parks, schools, and other public facilities: New
public infrastructure is limited to the addition of 8 -foot wide sidewalks along both Foster
Avenue and Francis Drive within the bounds of the subject property. Water and sanitary
sewer will be evaluated at the site plan stage.
6. The development will not be detrimental to the public health, safety, welfare, or
materially injurious to properties or improvements in the vicinity: The proposed
development has the potential of promoting public health by encourage walking and
bicycling as a means of transportation among its residents. This encouragement is in
the form of ample bicycle parking, and the addition of sidewalks along Foster Avenue
and Francis Drive.
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 intent of providing walking and bicycle facilities within the property is to
reduce the number of vehicular trips necessary for residents. The availability of
campus, retail shopping, and dining within a close proximity of the site helps alternative
means of transportation more likely.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning request based on its consistency with the
Comprehensive Plan and Eastgate Neighborhood Plan.
SUPPORTING MATERIALS
1. Application
2. Rezoning map
3. Concept Plan
Planning & Zoning Commission Page 9 of 9
September 20, 2012