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Home My WebLink AboutStaff Report VIO coutGE STATION CITY OF COLLEGE STATION DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764-3570 / Fax (979)764-3496 TO: C1S i55Oe/J/e.5 (?'3)5'f4- 10 V FROM: Susan Hazlett, Staff Assistant DATE: March 17, 2003 RE: Staff Report P&Z Meeting Following this coversheet is a copy of the Staff Report that was prepared for the following project. Please keep in mind that staff's responsibility is to provide the Planning& Zoning Commission with all pertinent facts of a development case, but that staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best interest to send a representative to the Planning & Zoning Commission meeting to speak on behalf of the proposal. This item is scheduled for the Thursday, March 20, 2003 Planning & Zoning Commission Meeting. This meeting will begin at 7:00 P.M. in City Hall Council Chambers. I have included a copy of the agenda for this meeting. Please contact our office at (979)764-3570 if you should have any questions. Thanks. MVO COL1EGE STATION CITY OF COLLEGE STATION DEVELOPMENT SERVICES 1 101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764-3570 / Fax (979)764-3496 TO: 611pi' a/ n y FROM: Susan Hazlett, Staff Assistant DATE: March 17, 2003 RE: Staff Report P&Z Meeting Following this coversheet is a copy of the Staff Report that was prepared for the following project. Please keep in mind that staff's responsibility is to provide the Planning&Zoning Commission with all pertinent facts of a development case, but that staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best interest to send a representative to the Planning & Zoning Commission meeting to speak on behalf of the proposal. This item is scheduled for the Thursday, March 20, 2003 Planning & Zoning Commission Meeting. This meeting will begin at 7:00 P.M. in City Hall Council Chambers. I have included a copy of the agenda for this meeting. Please contact our office at (979)764-3570 if you should have any questions. Thanks. STAFF REPORT Project Manager: Molly Hitchcock Date: March 20, 2003 Email: mhitchcock@ci.college-station.tx.us Item: Public hearing, discussion, and possible action on a rezoning for The Glade located at 1311 Southwest Parkway from R-1 Single Family Residential to R-1A Single Family Residential. (03-045) Applicant: Stewart Kling of Kling Engineering & Surveying as agent for CRB Associates Staff Recommendations: Staff recommends approval of the rezoning. Item Summary: The request is to develop an infill project on undeveloped land surrounded by developed single family (R-1) on three sides and a minor arterial on the fourth. At 3.03 acres, the applicant states that R-1A is the only single- family zoning district that would allow the flexibility necessary to make development of the site economically feasible. R-1A is currently a valid zoning district, but is not included in the proposed Unified Development Ordinance. If the UDO is adopted without R-1A and the land is rezoned to such, the applicant will have to submit a preliminary plat before the UDO is enacted or the R-1A zoning will revert back to R-1. The owner/developer has contacted a number of the adjacent homeowners and stated that he has only received positive feedback. Comprehensive Plan Considerations: The Land Use Plan shows the subject area to be Single Family Medium Density. The density allowed by R-1A (10 dwelling units per acre) is slightly higher than Medium Density (4-8 dwelling units per acre); yet, the project will require a public street to be dedicated, which will hinder the ability to build single family at a density higher than that shown on the Land Use Plan. Because of its location, the property will be restricted to access from Southwest Parkway (a minor arterial). Item Background: This site was annexed into the city in 1968 and has always been zoned for single family. 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. Application 3. Infrastructure and Facilities 4. Zoning summaries of R-1 and R-1A Notification: Legal Notice Publication(s): The Eagle: 3-4-03 and 3-25-03 Advertised Commission Hearing Dates(s): 3-20-03 Advertised Council Hearing Dates: 4-10-03 Number of Notices Mailed to Property Owners Within 200': 41 Response Received: One person has called to inquire about the case and five have called in opposition. The concerns have been about smaller lot size and smaller houses. INFRASTRUCTURE AND FACILITIES Water: There is an existing 6" water main to this property along Southwest Parkway. If calculations show additional fire flow capacity is needed, there is a 6" water main along Laura Lane to the west and a 12" main across Southwest Parkway. Sewer: There is an existing 6" sewer main along the western border of the subject property. Streets: Southwest Parkway is a minor arterial. Off-site Easements: None at this time. Drainage: There is a storm drain system along Southwest Parkway. The development is required to comply with the City's drainage policy. Flood Plain: None Impact Fees: None THE GLADE REZONING Slide 2 (SAM) Good evening, I'm Natalie "Superstar" Ruiz. `,Staffr: - • , mer : ap• -loft -q . This is the vacant tract on the north side of Southwest Parkway between Glade Street and Laura Lane. It's surrounded by developed R-1 Single Family. Where R-1 minimum requirements include 5,000-sq.ft. lots with 50 ft. of frontage and 100-ft. depth, R-1A is a single family zoning district with minimum 4,000-sq.ft. lots of flexible widths and depths. Slide 3 (graphic) The Land Use Plan designates the area to be Single Family Medium Density. R- 1A at its maximum potential is a High Density district, but Staff recognizes there are physical obstacles - such as limited access to Southwest Parkway and the area needed for stormwater detention - that will make high density difficult, if not impossible, to achieve. Given these physical constraints, we estimate a maximum net density of 8 DU/acre which is in compliance with the land use plan. As a result, staff is recommending approval of the rezoning request. Slide 4 (options) You have several options when considering this request. You may recommend to Council to: 1 . Approve the rezoning 2. Approve it with conditions or 3. Deny it. You may also 4. Table or 5. Defer action on it. • Slide 5 (neighborhood concerns) There have been numerous phone calls and e-mails from neighbors about this rezoning request. Some have been inquiries; but most are in opposition to the request. • Neighborhood Integrity & Quality of Life concerns • Given the smaller lot sizes, many are concerned that the project will be marketed to college students.f • Reduced property values • Smaller lots that are being proposed. • Increased traffic • Near the elementary school with a large amount of pedestrian traffic. • Existing congestion & parking problems along Glade and Southwood. • Off-set intersection at Southwest Parkway. • Overbuilding of small residential. • Several concerns re: other developments in town with small lots and the number of apartments added to the City recently. Many of the residents are here tonight and wish to address the Commission. May I answer any questions? NOTES: net vs. gross • Single Family Medium Density = 3-6 DU/acre (gross) or 4-8 (net) • R-1A allows 10 DU/acre (net) • The gross appropriate density of dwelling units per acre encompasses all the land, including rights-of-way, open space, etc. Unlike the Comprehensive Plan, the Zoning Ordinance describes different residential districts by their net allowable densities. • Net = DU per acre / (1 acre - 25% for public amenities) estimated development potential under R-1A • Tract is approx. 285 ft. wide - 50 ft. ROW = 235 ft. to work with for lots - 117 ft. depths • 4000 sq.ft. lot / 117 depth = 34 ft. width • 34 ft. width - 7.5 side setback - 7.5 side setback = 19 ft. wide house • (Approx. 515 ft. deep - 100 ft. for bulb of cul-de-sac) / [19 ft. wide house + (7.5 ft. side setback +7.5 ft. side setback)] = 12 lots per side • 24 lots / 3 acres = 8 DU per acre net estimated development potential under R-1 • (Approx. 515 ft. deep - 100 ft. for bulb of cul-de-sac) / 50 ft. lot width = 8 lots per side • 16 lots / 3 acres = 5 DU per acre net UDO • If not platted before UDO takes effect, R-1A will turn back into R-1 NOTIFICATIONS • 14 e-mails 1 letter 12 phone calls Subdivision Regs • As the majority of this tract was replatted in the 1991 , that portion will not be subject to the platting restrictions of older subdivisions. The 0.48 acres at the back of the property will have to meet the additional subdivision requirements. APR-01-03 TUE 01 :53 202 232 8196 P. 01 if I' �i ' EMAILED 62- 5 , LiLI 4-/-a3 APR 0 1 2003 By FILE COpy Dr. Rick Floyd Chair P&Z Committee attention: Susan 764-3496 March 30,2003 Dear Dr. Floyd, I write to urge the P&Z committee to reject the rezoning request for 1311 Southwest Parkway. The high density of the proposed housing would degrade the residential nature of the area and, by adding both a new entrance and the number of cars entering and exiting a busy artery, significantly increase the potential for automobile accidents on Southwest Parkway. Furthermore, Southwest Parkway to west of Welch and east of Texas already contains many high- density housing areas with ample visibility for oncoming traffic, We do not need this project where it is, nor am I certain if the community needs more high-density housing at this time. Thank you. Yours sincerely, Jonathan Coopersmith 1811 Shadowwood Drive College Station, TX 77840 j-coopersmith@tatriu.edu