HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Trey Fletcher, Sr. Planner Report Date: July 22, 2005
Email: tfletcher@cstx.gov Meeting Date: August 4, 2005
Item: Public hearing, presentation, discussion, and possible action on a
rezoning for a 4.7 -acre tract from A -P, Administrative - Professional to R -4, Multi-
family generally located at 1000 Spring Loop.
Applicant: Greg Taggart, Municipal Design Group (MDG), agent for River Ridge
Townhomes, Ltd., owner
Staff Recommendations: Staff recommends approval of the rezoning with the
condition that access is exclusively via Spring Loop.
Item Summary:
This request was previously denied by City Council on March 22nd. A request to
rehear the request within 180 days was approved by the Planning & Zoning
Commission on July 21 following a Comprehensive Plan Amendment that was
approved the City Council on July 14, 2004. This rezoning request is to allow for
the development of a multi - family residential project. The requested R -4 zone
allows a maximum of 20 dwelling units per acre. A number of easements affect
this property, including access easements to commercial uses along University
Drive. Due to the difference in land uses, these easements should be removed
and all access should be via Spring Loop.
Comprehensive Plan Considerations:
This request is in conformance with the Comprehensive Plan as amended by the
City Council on July 14 The land use plan now reflects the parcel and all
surrounding properties with access to Spring Loop, as Residential Attached with
a density of 10 -20 dwelling units per acre.
The Thoroughfare Plan shows Spring Loop as a Major Collector (70' ROW). No
additional right -of -way is necessary. Analysis performed by staff in support of the
recently approved Comprehensive Plan Amendment revealed that this facility
could reasonably accommodate the additional traffic that would be generated as
a result of the proposed land use.
Item Background:
Annexed: In 1956 and a small portion (northeast corner) in 1971.
Rezoned: In 1992, Ordinance No. 1957 rezoned property from A -P,
Administrative - Professional to C -B, Commercial- Business with the condition that
a final plat be filed that combined the subject properties into one lot. No such plat
was ever filed and the zoning change never took effect. In 2003, under the UDO
the C -B districts were combined with C -1, General Commercial. In February
2004, a rezoning request from A -P to R -4, was denied.
P:IGROUPIDevelopment Services\Planning & Zoning CommissionlLegal Review 20051August 4lSpring Loop rezoning
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Platted: This area is platted as Lots 4 -9, Block U of University Park Section II
(1981). A replat application has been filed to consolidate the lots and access to
Spring Loop.
Recent actions: The subject parcel remains undeveloped. Comprehensive Plan
Amendment from SF Residential High and Regional Retail to Residential
Attached was approved by City Council on July 14. 2005.
Development activity in the vicinity: Although this parcel has no frontage on to
University Drive, a number of undeveloped tracts in the vicinity with frontage on
University Drive have developed recently. Others are currently under
development. Development has included restaurants, hotels, retail and office
uses in addition to the proposed residential infill in conjunction with this request.
Multi- family Issues:
The Comprehensive Plan proposes 1092.6 acres of Residential Attached in
specific locations.
As of July 2005, there were 1,328 acres zoned multi - family, R -4 or R -6.
o 858 total acres developed as multi - family
o 785.5 acres developed as apartments & condominiums and
o 72.5 acres developed as group housing (off campus dorms)
o 175 acres zoned multi - family, but undeveloped. However, these
are not necessarily in areas where we desire multi - family growth.
o Approximately 175 acres zoned multi - family, but developed as
other uses.
o There is approximately 39 acres (in various locations) currently
zoned for multi - family, but undeveloped, within one mile of Texas
A &M University campus.
Bryan - College Station Apartment Statistics 2004
Bryan/ Texas
College Metro
Station Average
Average occupancy (percent) 90.6 91.5
Average occupancy for units built since 2000
(percent) 95.1 92.4
_ Source: Real Estate Center / Apartment MarketData Research
A certain level of vacancy is generally needed for ease of movement, housing
choice, and affordability.
Sources: Real Estate Center
City of College Station Geographic Information System (GIS)
P :IGROUPIDevelopment ServiceslPlanning & Zoning Commission\Legal Review 20051August 41Spring Loop rezoning
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Related Advisory Board Recommendations:
A multi - family development will require review by the Parks Board based on the
number of dwelling units. A determination by the Board of land dedication or fee
in lieu should be rendered prior to the re- platting of the property.
Commission Action Options: The Commission acts as a recommending body
on the question of rezoning, which will be ultimately decided by City Council.
The Commission options are:
1. Recommend approval of rezoning as submitted;
2. Recommend denial;
3. Table indefinitely; or,
4. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Aerial Map
3. Application
4. Infrastructure and Facilities
P:IGROUP1Development ServiceslPlanning & Zoning Commission\Legal Review 20051August 4\Spring Loop rezoning
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Created on 7/22/2005 9:16 AM
INFRASTRUCTURE AND FACILITIES
Water: Water lines (6" and 8 ") exist along Spring Loop and along on
the southern property line of the parcel.
Sewer: Access to sewer exists at the northeast corner of the parcel as
well as at points along the western property line. Adequate sewer
capacity exists in the immediate area, but upgrades are needed and
anticipated to the Northeast Sewer Trunk line in the future.
Streets: Access is to Spring Loop which is classified as a Major
Collector on the Thoroughfare Plan.
Off -site Easements: It does not appear that any are needed at this
time for utility extensions.
Drainage: Drainage is to a tributary of Carters Creek to the southwest.
Floodplain: This parcel is within a Flood Zone X.
Oversize request: None has been requested at this time.
Impact Fees: None.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 7 -19 -2005 and 8 -5 -2005
Advertised Commission Hearing Dates(s): 8 -4 -2005
Advertised Council Hearing Dates: 8 -23 -2005
Number of Notices Mailed to Property Owners within 200': 28
Response Received: None, as of date of staff report.
P :IGROUPIDevelopment Services\Planning & Zoning CommissionlLegal Review 20051August 41Spring Loop rezoning
again.DOC
Created on 7/22/2005 9 :16 AM