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HomeMy WebLinkAboutStaff ReportMarch 22, 2005 Regular Agenda Item #} Spring Loop Rezoning To: Tom Brymer, City Manager From: Joey Dunn, AICP - Director, Planning & Development Services Agenda Caption: Public hearing, presentation, discussion, and possible action on a Rezoning by the Municipal Design Group for a 4.7 -acre tract from A -P, Administrative - Professional to R-4, Multi -family generally located at 1000 Spring Loop. Recommendation (s): Staff recommends approval of the rezoning with the condition that access between the commercial uses fronting University Drive and the proposed multi- family residential use be eliminated. The Planning & Zoning Commission voted unanimously to recommend approval with the aforementioned condition on March 3, 2005. Summary: This rezoning request is to allow for the development of a multi -family residential development. 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. This request is in general conformance with the Comprehensive Plan. Land Use designations shown in the area include Residential Attached, Single-family Residential High and Regional Retail. On the subject parcel, the Land Use Plan element shows a strip of Single-family Residential High Density along Spring Loop and the remainder of the site designated as Regional Retail. Adjacent parcels along both sides of Spring Loop are zoned R-4, Multi -family. Some of this area is shown for Single-family High Density while most of it is shown for Residential Attached. Based on the lot size of the subject parcel (4.7 acres) 94 dwelling units would be permitted. This zoning district is consistent with the area along Spring Loop. The viability of regional retail uses on the interior of this site is also reduced because of poor access and visibility from University Drive. This parcel is within a one -mile radius of the TAMU campus. The Thoroughfare Plan shows Spring Loop as a Major Collector (70' ROW). No additional right-of-way is necessary. Budget & Financial Summary: N/A Attachments: 1. Location Map 2. Aerial 3. Infrastructure and Facilities 4. Item Background 5. Planning & Zoning Meeting Minutes of March 3, 2005 6. Ordinance 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. Platted: This area is platted as Lots 4-9, Block U of University Park Section II (1981). Recent actions: The subject parcel remains undeveloped. 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. In either case, 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 1087.87 acres of Residential Attached in specific locations. As of June 2004, there were 1,357 acres zoned multi -family, R-4 or R-6. o 950 total acres developed as multi -family 0 841 acres developed as apartments & condominiums and 0 109 acres developed as group housing (off campus dorms) o 203 acres zoned multi -family, but undeveloped. However, these are not necessarily in areas where we desire multi -family growth. o Approximately 204 acres zoned multi -family, but developed as other uses. o There is approximately 26 acres (in various locations) currently zoned for multi -family, but undeveloped, within one mile of Texas A&M University campus. Current occupancy rates for multi -family units: o 86% B/CS area o 87% College Station Current occupancy rates for all rental units: 0 85% B/CS 0 86% College Station Texas rental vacancy rates in 2003 (Census Bureau) were 14.1%. P: IGROUPIHTLTRIPZLTRIPRODIPZ20051P0010728. DOC Created on 2115/2005 8:02 AM Project Manager: Trey Fletcher, AICP — Senior Planner Date: Feb. 16, 2005 Email: tfletcher@cstx.gov Item: Public hearing, presentation, discussion, and possible action on a rezoning by the Municipal Design Group for a 4.7 -acre tract from A -P, Administrative -Professional to R-4, Multi -family generally located at 1000 Spring Loop. Applicant: Municipal Design Group (MDG) / Greg Taggart, agent Staff Recommendations: Staff recommends approval of the rezoning with the condition that access is exclusively via Spring Loop. Item Summary: This rezoning request is to allow for the development of a multi -family residential development. 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 general conformance with the Comprehensive Plan. Land Use designations shown in the area include Residential Attached, Single-family Residential High and Regional Retail. On the subject parcel, the Land Use Plan element shows a strip of Single-family Residential High Density along Spring Loop and the remainder of the site designated as Regional Retail. Adjacent parcels along both sides of Spring Loop are zoned R-4, Multi -family. Some of this area is shown for Single-family High Density while most of it is shown for Residential Attached. The table below illustrates similar dwelling unit densities among the various land use designations and zoning districts in the area. Low I Medium Hi h Maximum Land Use Plan SF Residential High 7 du/ac 8 du/ac 9 du/ac Residential Attached 10 du/ac 1 15 du/ac 20 du/ac Zoning District R-4, Multi -family— 20 du/ac Based on the lot size of the subject parcel (4.7 acres) 94 dwelling units would be permitted. This zoning district is consistent with the area along Spring Loop. The viability of regional retail uses on the interior of this site is also reduced because of poor access and visibility from University Drive. This parcel is within a one - mile radius of the TAMU campus. The Thoroughfare Plan shows Spring Loop as a Major Collector (70' ROW). No additional right-of-way is necessary. P: IGRO UPIHTLTRIPZLTRIPRODIPZ20051P0010728. DOC Created on 2/15/2005 8:02 AM A certain level of vacancy is generally needed for ease of movement, housing choice, and affordability. Sources: Rosemarie Selman, B/CS Apartment Association U.S. Census Bureau City of College Station Geographic Information System (GIS) 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. Application 3. Infrastructure and Facilities P: IGROUPIHTLTRIPZLTRIPRODIPZ20051P0010728. DOC Created on 2/15/2005 8:02 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 Trunkline 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; 2-15-2005 and 3-6-2005 Advertised Commission Hearing Dates(s): 3-3-2005 Advertised Council Hearing Dates: 3-22-2005 Number of Notices Mailed to Property Owners within 200': 28 Response Received: Received call from Mr. Alfred Lehtonen (2/16), owner of 1003 University Drive, who was concerned about access to the subject parcel via University Drive. P: IGROUPIHTLTRIPZLTRIPRODIPZ20051P0010728. DOC Created on 2/15/2005 8:02 AM .w. CITY OF COLLEGE STATION Planning & Development Serviees 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: ROSSCO HOLDINGS, INC. LEONARD ROSS CIO CASEY OLDHAM REALTY RE: 1000 SPRING LOOP FAX: 979-846-2438 FROM: Lisa Lindgren, Staff Assistant DATE: February 25, 2005 RE: Agenda & Staff Report P&Z Meeting, March 3, 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 March 3, 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 (409) 979-3570 if you should have any questions. Thanks. Article 3. Development Review Procedures Section 3.2. Zoning Map Amendment (Rezoning) 3. Referral To Planning and Zoning Commission The Administrator, upon receipt of petition to amend the Official Zoning Map, shall refer the same to the Commission for study, hearing, and report. The City Council may not enact the proposed amendment until the Planning and Zoning Commission makes its report to the City Council. 4. Recommendation by Planning and Zoning Commission The Planning and Zoning Commission shall publish, post, and mail public notice in accordance with Section 3.1.17, Required Public Notice. The Commission shall hold a public hearing and recommend to the City Council such action as the Commission deems proper. S. City Council Action a. Notice The City Council shall publish, post, and mail public notice in accordance with Section 3.1.F, Required Public Notice, and hold a public hearing before taking final action on a petition to amend the Official Zoning Map. b. Public Hearing The City Council shall hold a public hearing and approve, approve with modifications, or disapprove the application to amend the Official Zoning Map. c. Effect of Protest to Proposed Amendment If a proposed change to this UDO or rezoning is protested in accordance with Chapter 211 of the Texas Local Government Code, the proposed change must receive, in order to take effect, the affirmative vote of at least three-fourths of all members of the City Council. The protest must be written and signed by the owners of at least 20 percent of either the area of lots covered by the proposed change, or of the area of the lots or land immediately adjoining the area covered by the proposed change and extending 200 feet from that area. d. Review Criteria In determining whether to approve, approve with modifications, or disapprove the proposed Official Zoning Map amendment, the City Council shall consider the following matters regarding the proposed amendment: (1) Consistency with the Comprehensive Plan; (2) Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood; (3) Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment; (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; (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; and (6) Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use. 3-6 Unified Develonment nrdinanra Q»Zinn r fi. of r�11 . cf—f-i ., -rte. , 0 6M 0 Article 3. Development Review Procedures Section 3.2. Zoning Map Amendment (Rezoning) 3.2 Zoning Map Amendment (Rezoning) A. Purpose Preapplication To establish and maintain sound, stable, and desirable Conference development within the territorial limits of the City, the Official Zoning Map may be amended based upon changed or changing conditions in a particular area or in the City generally, or to rezone an area or extend the boundary of Application an existing zoning district. All amendments shall be in Submittal accordance with the Comprehensive Plan, which may be Staff Review amended according to the procedure in Section 3.19, Comprehensive Plan Amendment. B. Initiation of Amendments Planning & An amendment to the Official Zonin Ma may be Zoning g p %� Commission initiated by: 1. City Council on its own motion; 2. The Planning and Zoning Commission; 3. The Administrator; or city Council 4. The property owner(s). C. Amendment Application A complete application for a zoning map amendment shall be submitted to the Administrator as set forth in Section 3.1.C, Application Forms and Fees. Application requests for a Planned Development District (PDD) shall provide the following additional information: 1. A written statement of the purpose and intent of the proposed development; and 2. A list and explanation of the potential land uses permitted. D. Approval Process 1. Preapplication Conference Prior to the submission of an application for a Zoning Map Amendment, all potential applicants shall request a Preapplication Conference with the Administrator. The purpose of the conference is to respond to any questions that the applicant may have regarding any application procedures, standards, or regulations required by this UDO. If the Administrator determines that the map amendment request is not in conformity with the Comprehensive Plan, he shall not accept the application for the map amendment, and no further processing shall occur until the map amendment is in conformity or a request for an amendment to the Comprehensive Plan eliminating the lack of conformity has been submitted by the applicant. 2. Review and Report by Administrator Once the application is complete, the Administrator shall review the proposed amendment to the Official Zoning Map in light of the Comprehensive Plan, subject to the criteria enumerated in Article 4, Zoning Districts, and give a report to the Planning and Zoning Commission on the date of the scheduled public hearing. 3-5 Unified Development Ordinance 9/23/04 City of College Station, Texas Article 3. Development Review Procedures Section 3.2. Zoning Map Amendment (Rezoning) E. Limitation on Reapplication If a petition for rezoning is denied by the City Council, another petition for reclassification of the same property or any portion thereof shall not be considered within a period of 180 days from the date of denial, unless the Planning and Zoning Commission finds that one of the following factors are applicable: 1. There is a substantial change in circumstances relevant to the issues and/or facts considered during review of the application that might reasonably affect the decision-making body's application of the relevant review standards to the development proposed in the application; 2. New or additional information is available that was not available at the time of the review that might reasonably affect the decision-making body's application of the relevant review standards to the development proposed; 3. A new application is proposed to be submitted that is materially different from the prior application (e.g., proposes new uses or a substantial decrease in proposed densities and intensities); or 4. The final decision on the application was based on a material mistake of fact. 3-7 Unified Development Ordinance 9/23/04 City of College Station, Texas (*Or" 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)7643496 TO: GREG TAGGART NIDG RE: 1000 SPRING LOOP FAX: 979-6934243 FROM: Lisa Lindgren, Staff Assistant DATE: February 25, 2005 RE: Agenda & Staff Report P&Z Meeting, March 3, 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 March 3, 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 (409) 979-3570 if you should have any questions. Thanks.