HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Jennifer Prochazka, Planner Report Date: April 5, 2005
Email: jprochazka@cstx.gov Meeting Date: April 19, 2005
Item: Public hearing, presentation, discussion, and possible action on a
Rezoning for Lot 1A, Lot 16, and the southeast 25 feet of Lot 15, College Heights
Block D, generally located at the intersection of University Drive and Macarthur
Street, and north of the intersection of University Drive and Nimitz Street, from
PDD Planned Development District, A-P Administrative Professional and R-2
Duplex Residential to P-MUD Planned Mixed Use District.
Applicant: Benjamin Knox, owner of Lot 1A, and agent for Richard Zgaby,
owner of Lot 16 and the southeast 25 feet of Lot 15.
Staff Recommendations: Staff recommends approval of the P-MUD zoning.
Item Summary: The applicant is requesting rezoning in order to continue
development of the Benjamin Knox Gallery. The proposal includes a mix of uses
on the properties including, an art gallery and associated storage, specialty retail,
limited restaurant, studio space, and living quarters. P-MUD zoning requires that
both the residential component and non-residential component makes up at least
20 percent of the overall land uses within the development. Compliance with this
requirement will be determined at the time of Concept Plan approval.
The property to the south is zoned C-3 Light Commercial and developed as
Montelongo's Jewelry. The properties located to the north are zoned R-2 Duplex
Residential and developed as a duplex and a single family home.
Comprehensive Plan Considerations: The Land Use Plan designates this
property and the surrounding area as Redevelopment. The Comprehensive Plan
recommends that redevelopment occur as mixed use developments for areas in
close proximity to the University. The approved Concept Plan must be sensitive
to the existing housing in the area.
University Drive is a major arterial on the Thoroughfare Plan. Macarthur Street
and Nimitz Street are both local streets.
Item Background: The properties were annexed into the City in 1951. The
College Heights area was platted as a residential subdivision prior to annexation.
This area was originally zoned for single family use. Over time, the lots fronting
on University Drive became commercial, larger lots became general commercial
and smaller lots became less intense commercial districts. The subject property
was rezoned A-P and R-2 many years ago to allow for redevelopment to a higher
density residential and to allow limited commercial uses. Lot 1A was again
rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003 Lot 1A was
rezoned to amend the approved concept plan and other PDD elements.
Related Advisory Board Recommendations: A Concept Plan is required to be
approved by the Design Review Board prior to development of this property. The
Design Review Board has final authority on the Concept Plan.
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,
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
INFRASTRUCTURE AND FACILITIES
Water: There are two 6" waterlines that exist in Macarthur and Nimitz
that are adequate to serve the proposed development.
Sewer: There is a 6" sewerline in Nimitz and a 6" sewerline that exists
along University Drive with adequate capacity to serve the proposed
development.
Streets: University Drive is a major arterial and the two side streets are
residential streets. There is currently a platted but undeveloped alley
that exists between and parallel to Macarthur and Nimitz that will need to
be abandoned to facilitate the proposed development.
Off-site Easements: None proposed at this time. Current City policy is
to require abandonments of entire alleyways rather than sections of one.
Drainage: Will be required to meet drainage ordinance with the site
plan submittal.
Flood Plain: None on site.
Oversize request: None at this time.
Impact Fees: None in this area.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 4-2-05 and 4-25-05
Advertised Commission Hearing Dates(s): 4-19-05
Advertised Council Hearing Dates: 5-12-05
Number of Notices Mailed to Property Owners Within 200': 20
Response Received: None as of date of staff report
CITY OF COLLEGE STATION
Planning&Development Services
CITY OF COLLEGE STATION
PLANNING & DEVELOPMENT SERVICES
1101 Texas Avenue South, PO Box 9960
College Station, Texas 77842
Phone (979)764-3570 / Fax (979)764-3496
TO: BENJAMIN KNOX/RICHARD ZGABY
RE: COLLEGE HEIGHTS BLOCK D
FAX: 979-691-2788
FROM: Lisa Lindgren,Staff Assistant
DATE: April 14, 2005
RE: Agenda &Staff Report
P&Z Meeting, April 19, 2005
Following this coversheet is a copy of the Staff Report that was prepared for the above
referenced 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 April 19, 2005, Planning & Zoning Commission
Meeting. This meeting will begin at 7:00 P.M. in the City Hall Council Chambers., 1101
Texas Avenue. 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.
College heights - Benjamin Knox (05-37)
SAM: The applicant is requesting rezoning in order to continue
development of the Benjamin Knox Gallery. The proposal includes a
mix of uses on the properties including, an art gallery and associated
storage, specialty retail, limited restaurant, studio space, and living
quarters.
P-MUD zoning requires that both the residential component and non-
residential component makes up at least 20 percent of the overall
land uses within the development. Compliance with this requirement
will be determined at the time of Concept Plan approval. A Concept
Plan will have to be reviewed and approved by the Design Review
Board prior to development.
AERIAL: The property to the south is zoned C-3 Light Commercial
and developed as Montelongo's Jewelry. The properties located to
the north are zoned R-2 Duplex Residential and developed as a
duplex and a single family home.
The Land Use Plan designates this property and the surrounding
area as Redevelopment. The Comprehensive Plan recommends that
redevelopment occur as mixed use developments for areas in close
proximity to the University. The approved Concept Plan must be
sensitive to the existing housing in the area.
Staff Recommendations: Staff recommends approval of the P-
MUD zoning for this property.
I have received 3 phone calls from neighboring commercial and
residential property owners in opposition to the rezoning, primarly
due to the encroachment of commercial without master planning of
the larger area.
O:IDeve_SerUennifer ProchazkalP&ZlCollege Heights-Ben Knox Rez.DOC
Created on 4/18/2005 5:54 PM
UNIFIED DEVELOPMENT ORDINANCE FACT SHEET
P-MUD Planned Mixed Use
Development
The Planned Mixed-Use District (P-MUD) is intended to provide such flexibility and
performance criteria which produce:
1. A maximum choice in the type of environment for working and living available to
the public;
2. Open space and recreation areas;
3. A pattern of development which preserves trees, outstanding natural topography
and geologic features, and prevents soil erosion;
4. A creative approach to the use of land and related physical development;
5. An efficient use of land resulting in smaller networks of utilities and streets,
thereby lowering development costs;
6. An environment of stable character in harmony with surrounding development;
and
7. A more desirable environment than would be possible through strict application,of
other sections or districts in this UDO.
The purpose of this district is to permit areas which encourage mixing of land uses
such as retail/commercial, office, parks, multi-family, and attached single-family.
These uses are developed together in a manner that allows interaction between the
uses and that allows each use to support the other uses. Within any P-MUD, residential
and non-residential land uses shall each constitute at least 20 percent of the overall
land uses within the mixed-use development. The remaining 60 percent may be any
combination of residential or non-residential land uses. The residential uses provide the
patrons for the office and commercial uses. The success of these mixed-use areas is
directly related to the sensitive master planning of the site layout.
The P-MUD is appropriate in areas where the land use plan reflects mixed use as a
land use category. A P-MUD may be used to permit new or innovative concepts in
land utilization not permitted by other zoning districts. While greater flexibility is
given to allow special conditions or restrictions that would not otherwise allow the
development to occur, procedures are established to insure against misuse of
increased flexibility.
Permitted Uses:
• Boarding & Rooming House
• Extended Care Facility/ Convalescent/ Nursing Home
• Dormitory
• Duplex
• Multi-Family
• Single-Family Detached
• Townhouse
• Extended Care Facility/ Convalescent/ Nursing Home
• Educational Facility, Indoor Instruction
• Educational Facility, Outdoor Instruction
• Educational Facility, Primary & Secondary
• Educational Facility, Tutoring
• Educational Facility, Vocational /Trade
• Government Facilities
• Parks
• Places of Worship
• Animal Care Facilities, Indoor
• Art Studio/ Gallery
• Commercial Amusements
• Conference / Convention Center
• Country Club
• Fraternal Lodge
• Health Club / Sports Facility, Indoor
• Health Club / Sports Facility, Outdoor
• Hotels
• Offices
• Parking as a Primary Use
• Personal Service Shop
• Printing / Copy Shop
• Radio / TV station / studios
• Restaurants
• Retail Sales and Service
• Shooting Range, Indoor
• Theater
• Wireless Telecommunication Facilities - Unregulated
Permitted with Specific Use Standards:
• Dry Cleaners & Laundry
• Fuel Sales
• Golf Course or Driving Range
• Sexually Oriented Business
• Utility
• Wireless Telecommunication Facilities - Intermediate
Permitted with a Conditional Use Permit:
• Night Club, Bar &Tavern
( >
P-MUD Planned Mixed Use Development
Permitted Uses:
• Boarding & Rooming House
• Extended Care Facility / Convalescent / Nursing Home
• Dormitory
• Duplex
• Multi-Family
• Single-Family Detached
• Townhouse
• Extended Care Facility / Convalescent / Nursing Home
• Educational Facility, Indoor Instruction
• Educational Facility, Outdoor Instruction
• Educational Facility, Primary & Secondary
• Educational Facility, Tutoring
• Educational Facility, Vocational / Trade
• Government Facilities
• Parks
• Places of Worship
• Animal Care Facilities, Indoor
• Art Studio / Gallery
• Commercial Amusements
• Conference / Convention Center
• Country Club
• Fraternal Lodge
• Health Club / Sports Facility, Indoor
• Health Club / Sports Facility, Outdoor
• Hotels
• Offices
• Parking as a Primary Use
• Personal Service Shop
• Printing / Copy Shop
• Radio / TV station / studios
• Restaurants
• Retail Sales and Service
• Shooting Range, Indoor
• Theater
• Wireless Telecommunication Facilities - Unregulated
Permitted with Specific Use Standards:
• Dry Cleaners & Laundry
• Fuel Sales
• Golf Course or Driving Range
• Sexually Oriented Business
• Utility
• Wireless Telecommunication Facilities - Intermediate
Permitted with a Conditional Use Permit:
• Night Club, Bar & Tavern
College heights - Benjamin Knox (05-37)
SAM: The applicant is requesting rezoning in order to continue
development of the Benjamin Knox Gallery. This rezoning includes
the current gallery property and an adjacent property that faces
Nimitz Street. Mr. Knox has selected the Mixed Use zoning district in
order to incorporate the art gallery, specialty retail, and restaurant
use currently on site, with a studio space and his living quarters.
A concept plan for all mixed use zoning districts is required to be
reviewed and approved by the Design Review Board prior to
development.
AERIAL: The property to the south is zoned C-3 Light Commercial
and is developed as Montelongo's Jewelry. The properties located to
the north are zoned R-2 Duplex and developed as a duplex and a
single family home.
The Land Use Plan designates this property and the surrounding
area as Redevelopment. The Comprehensive Plan recommends that
redevelopment occur as mixed use developments for areas in close
proximity to the University.
As reflected in the Planning and zoning Commission meeting
minutes, there were several people that spoke in opposition to the
rezoning because of the concern that this development could
adversely affect adjacent property values. However, both staff and
the Planning and Zoning Commission have resommended approval
of the request.
That is all that I have, may I answer any of your questions?
**Lay out of current property slide -
O:1Deve SerlJennifer ProchazkalP&ZlCollege Heights-Ben Knox Rez.DOC
Created on 4/18/2005 5:54 PM