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Home My WebLink About11/17/2011 - Agenda Packet - Planning & Zoning Commission Ð´¿²²·²¹ ú Æ±²·²¹ Ý±³³··±² Ò±ª»³¾»® ïéô îðïï É±®µ¸±° Ó»»¬·²¹ êæðð ÐÓ Î»¹«´¿® Ó»»¬·²¹ éæðð ÐÓ AGENDA PLANNING&ZONINGCOMMISSION WM ORKSHOP EETING N17,2011,6:00PM OVEMBER AT CHCC ITY ALL OUNCIL HAMBERS 1101TA EXASVENUE CS,T OLLEGE TATIONEXAS 1.Call the meeting to order. 2.Discussion of consent and regular agenda items. 3.Presentation, possible action, and discussion regarding the R-1 and R-1B Single-Family (BC) Residential zoning districts. 4.Presentation, possible action, and discussion regarding the addition of the Pledge of (BC) Allegiance to future Planning and Zoning Commission agendas. 5.Presentation, possible action, and discussion regarding an update on the following items: Comprehensive Plan amendments related to community character for growth areas IV, V, and the Richards Subdivision area. The Planning & Zoning Commission heard this item on October 20 and voted 6-0 to approve the changes to growth areas IV and V, and 5-0-1 to approve the change to the Richards Subdivision area. The City Council heard this item on October 27 and voted 7-0 for approval. A Comprehensive Plan amendment for the following thoroughfares: Raintree Drive, Corsair Circle, Birkdale Drive, FM 60, Deacon Drive, Dartmouth Drive, and Southwest Parkway (including an at-grade railroad crossing). The Commission heard this item on October 20 and voted 6-0 to approve the changes to Raintree Drive, Corsair Circle, Birkdale Drive, FM 60, and Southwest Parkway (including an at-grade railroad crossing). The Commission also voted 5-1 to approve the change to Deacon Drive and 3-2-1 to approve the change to Dartmouth Drive. The City Council heard this item on October 27 and voted 7-0 for approval. 6.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. Monday, November 21, 2011 ~ City Council Meeting ~ Council Chambers ~ Workshop 3:00 p.m. and Regular 7:00 p.m. December 1, 2011 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular 7:00 p.m. 7.Discussion, review and possible action regarding the following meetings: Design Review Board, Council Transportation Committee, Joint Parks / Planning & Zoning Subcommit- tee, Neighborhood Plan Stakeholder Resource Team, BioCorridor Committee, and Lick Creek Nature Center Task Force. 8.Discussion and possible action on future agenda items – A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 9.Adjourn. Consultation with Attorney {Gov't Code Section 551.071} ; possible action. The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning and Zoning Commission meeting, an executive session will be held. Notice is hereby given that a Workshop Meeting of the College Station Planning & Zoning Commission, College Station, Texas will be held on November 17, 2011 at 6:00 PM at the City Hall Council Chambers, 1101 Texas Avenue, College Station, Texas. The following subjects will be discussed, to wit: See Agenda. Posted this the Day day of November, 2011 at time . , CITY OF COLLEGE STATION, TEXAS By _____________________________ Sherry Mashburn, City Secretary By _____________________________ David Neeley, City Manager I, the undersigned, do hereby certify that the above Notice of the Workshop Meeting of the Planning & Zoning Commission of the City of College Station, Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice on the bulletin board at City Hall, 1101 Texas Avenue, in College Station, Texas, and the City’s website, www.cstx.gov. The Agenda and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on November Day ,2011, at Time and remained so posted continuously for at least 72 hours preceding the scheduled time of said meeting. This public notice was removed from the official posting board at the College Station City Hall on the following date and time: ______________________ by _________________________. Dated this _____ day of_____________, 2011. CITY OF COLLEGE STATION, TEXAS By_____________________________ Subscribed and sworn to before me on this the day of_______________, 2011. Notary Public- Brazos County, Texas My commission expires: This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989. Agendas may be viewed on www.cstx.gov. Planning and Zoning Commission meetings are broadcast live on Cable Access Channel 19. AGENDA PLANNING & ZONING COMMISSION RM EGULAREETING N17,2011,7:00.. OVEMBER AT PM CHCC ITY ALL OUNCIL HAMBERS 1101TA EXASVENUE C S,T OLLEGE TATIONEXAS 1.Call meeting to order. Hear Citizens. 2. At this time, the Chairman will open the floor to citizens wishing to address the Commission on planning and zoning issues not already scheduled on tonight's agenda. The citizen presentations will be limited to three minutes in order to accommodate everyone who wishes to address the Commission and to allow adequate time for completion of the agenda items. The Commission will receive the information, ask city staff to look into the matter, or will place the matter on a future agenda for discussion. (A recording is made of the meeting; please give your name and address for the record.) All matters listed under Item 3, Consent Agenda, are considered routine by the Planning & Zoning Commission and will be enacted by one motion. These items include preliminary plans and final plats, where staff has found compliance with all minimum subdivision regulations. All items approved by Consent are approved with any and all staff recommendations. There will not be separate discussion of these items. If any Commissioner desires to discuss an item on the Consent Agenda it will be moved to the Regular Agenda for further consideration. Consent Agenda 3.. 3.1Consideration, discussion, and possible action on Absence Requests from meetings. Mike Ashfield ~ November 17, 2011 3.2Consideration, discussion, and possible action to approve meeting Minutes. November 3, 2011 ~ Joint Workshop November 3, 2011 ~ Workshop November 3, 2011 ~ Regular Regular Agenda 4.Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action. 5.Presentation, possible action, and discussion on waiver request to Section 8.2.K.2 "Required Sidewalks" of the Unified Development Ordinance, and presentation, possible action, and discussion on a Preliminary Plan for the North Forest Business Park consisting of 1 lot on 2.532 acres and 2.512 acres of greenway dedication located at 2807 Case # 11-00500157 (MTH) Earl Rudder Fwy South. 6.Public hearing, presentation, possible action, and discussion regarding a request to rezone 1.97 acres located at 300 Texas Avenue South from C-1 General Commercial and R-4 Case # 11-00500158 (JS) (Note: Multi-Family to PDD Planned Development District. Final action on this item is scheduled for the December 8, 2011 City Council Meeting - subject to change) 7.Discussion and possible action on future agenda items – A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 8.Adjourn. Consultation with Attorney {Gov't Code Section 551.071} ; possible action. The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning and Zoning Commission meeting, an executive session will be held. Notice is hereby given that a Regular Meeting of the College Station Planning & Zoning Commission, College Station, Texas will be held on November 17, 2011 at 7:00 p.m. at the City Hall Council Chambers, 1101 Texas Avenue, College Station, Texas. The following subjects will be discussed, to wit: See Agenda. Posted this the _____ day of November, 2011, at _______ CITY OF COLLEGE STATION, TEXAS By _____________________________ Sherry Mashburn, City Secretary By _____________________________ David Neeley, City Manager I, the undersigned, do hereby certify that the above Notice of Meeting of the Planning & Zoning Commission of the City of College Station, Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice on the bulletin board at City Hall, 1101 Texas Avenue, in College Station, Texas, and the City’s website, www.cstx.gov. The Agenda and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on November ___, 2011, at _______ and remained so posted continuously for at least 72 hours preceding the scheduled time of said meeting. This public notice was removed from the official posting board at the College Station City Hall on the following date and time: ______________________ by _________________________. Dated this _____ day of_____________, 2011. CITY OF COLLEGE STATION, TEXAS By_____________________________ Subscribed and sworn to before me on this the day of_______________, 2011. Notary Public- Brazos County, Texas My commission expires: This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989. Agendas may be viewed on www.cstx.gov. Planning and Zoning Commission meetings are broadcast live on Cable Access Channel 19. 1101 Texas Avenue, PO Box 9960 College Station, Texas 77842 Phone 979.764.3570 / Fax 979.764.3496 MEMORANDUM November 17, 2011 TO: Members of the Planning and Zoning Commission FROM: Bob Cowell, Executive Director – Planning & Development Services SUBJECT: Standards for R-1 and R-1B Single-Family Residential Zoning Districts As requested at a previous meeting, the Commission would like to receive additional information regarding single-family zoning districts for discussion. The zoning fact sheets for the R-1 Single- Family Residential and R-1B Single-Family Residential have been attached and provide the purpose of the district and permitted uses for these districts. Also attached is Unified Development Ordinance (UDO) Section 5.2 Residential Dimensional Standards which provides the lot area, lot dimension, setback, height, and density requirements for the City’s residential zoning districts. Included below is the definition of Single-Family and Family as provided in UDO Section 11.2 Definitions: Single-Family: A residential unit providing complete, independent living facilities for one family including permanent provisions for living, sleeping, cooking, eating and sanitation. Family: A family is one or more persons occupying a single dwelling unit, provided that unless all members are related by (1) blood, (2) adoption, (3) guardianship, (4) marriage, or (5) are part of a group home for disabled persons, no such family shall contain more than four persons. Attachments: 1. R-1 Single-Family Residential zoning fact sheet 2. R-1B Single-Family Residential zoning fact sheet 3. UDO Section 5.2 Residential Dimensional Standards Home of Texas A&M University UNIFIED DEVELOPMENT ORDINANCE FACT SHEET R-1 Single-Family Residential This district includes lands planned for single-family residential purposes and accessory uses. This district is designed to accommodate sufficient, suitable residential neighborhoods, protected and/or buffered from incompatible uses, and provided with necessary and adequate facilities and services. Permitted Uses: Single-family Detached Educational Facility, Primary & Secondary Parks Country Club Wireless Telecommunication Facility -Unregulated Permitted with Specific Use Standards: Government Facilities Places of Worship Sexually Oriented Business Utility UNIFIED DEVELOPMENT ORDINANCE FACT SHEET R-1B Single-Family Residential This district is designed to provide land for detached single-family residential suburban development. This district contains lots that are larger than the minimum R-1 lot, but smaller than the minimum A-OR. Permitted Uses: Single-family Detached Educational Facility, Primary & Secondary Parks Country Club Wireless Telecommunication Facility -Unregulated Permitted with Specific Use Standards: Government Facilities Places of Worship Sexually Oriented Business Utility Page 1of 1 Brittany Caldwell - Re: P&Z Meeting on November 17 From: Mike Ashfield <ashfieldmj@gmail.com> To: Brittany Caldwell <Bcaldwell@cstx.gov> Date: 11/7/2011 9:08 AM Subject: Re: P&Z Meeting on November 17 CC: Bob Cowell <Bcowell@cstx.gov>, Jodi Warner <jodiwarner@gmail.com> I will not be able to attend the meeting Thursday, November 17, as it is my daughter's 13th birthday. Bob, by copy herein, I alert Jodi for purposes of filling in as chairman for this meeting. Thanks, Mike > wrote: On Mon, Nov 7, 2011 at 8:53 AM, Brittany Caldwell <Bcaldwell@cstx.gov Please let me know if you are unable to attend the P&Z meeting on November 17. Thank you! -- Michael J. Ashfield cell 979-224-2334 file://C:\Documents and Settings\bcaldwell\Local Settings\Temp\XPgrpwise\4EB79FFCCi...11/7/2011 MINUTES PLANNING & ZONING COMMISSION PARKS & RECREATION ADVISORY BOARD Joint WorkshopMeeting November 3,2011,4:00 p.m. City Hall Council Chambers College Station, Texas COMMISSIONERS PRESENT: Chairman Mike Ashfield,Bo Miles,Craig Hall,Jerome Rektorik,Jim Ross, and James Benham COMMISSIONERS ABSENT: James Benham BOARD MEMBERSPRESENT: Chairman Jon Denton, Vice Chairman George Jessup, Ida Bellows, Fred Medina, Billy Hart BOARD MEMBERS ABSENT: Susan Fox, Shane Wendel, Sherry Ellison, Mike Reynolds CITY STAFF PRESENT: Bob Cowell, Lance Simms,Molly Hitchcock, Jennifer Prochazka, Jason Schubert,Venessa Garza, Amy Atkins, David Gerling, Pete Vanacek, Brittany Caldwell, Amanda Putz 1.Call the meeting to order. Chairman Ashfield called the Planning & Zoning Commissionto order at 4:05p.m. Chairman Denton called the Parks and Recreation Advisory Board to order at 4:05 p.m. 2.Presentation, possible action, and discussion regarding an overview of the Parks and Recreation Master Plan. Executive Director Cowell gave an overview of the Parks and Recreation Master Plan. 3.Presentation, possible action, and discussion regarding an overview of the Implementation of the Parks and Recreation Master Plan. Assistant Director Atkins gave an overview of the Implementation of the Parks and Recreation Master Plan. There was general discussion amongst the Commission and Boardregarding the Implementation. 4.Presentation, possible action, and discussion regarding an overview of the subdivision platting process and the role of City staff, the Parks and Recreation Advisory Board, and the Planning and Zoning Commission. November 3, 2011P&Z Joint WorkshopMeeting MinutesPage 1of 2 Principal Planner Schubert gave an overview of the subdivision platting process. Executive Director Cowell gave an overview of the role of City staff, the Parks and Recreation Advisory Board, and the Planning and Zoning Commission. There was general discussion amongst the Commission and Board regarding the platting process and roles. 5.Discussion and possible action on future agenda items –A Planning &Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on anagenda for a subsequent meeting. The Planning and Zoning Commission and Parks and Recreation Advisory Board asked that the next joint meeting be scheduled. 6.Adjourn. The meeting was adjourned at 6:00 p.m. Approved:Attest: ______________________________________________________________ Mike Ashfield,ChairmanBrittany Caldwell,Admin.Support Specialist Planning &Zoning CommissionPlanning &Development Services November 3, 2011P&Z Joint WorkshopMeeting MinutesPage 2of 2 MINUTES PLANNING & ZONING COMMISSION WorkshopMeeting November 3,2011,6:30 p.m. City Hall Council Chambers College Station, Texas COMMISSIONERS PRESENT: Chairman Mike Ashfield,BoMiles,Craig Hall,Jodi Warner, Jerome Rektorik,Jim Ross, and James Benham COMMISSIONERS ABSENT: None CITY COUNCIL MEMBERS PRESENT: None CITY STAFF PRESENT: Bob Cowell, Lance Simms,Molly Hitchcock, Joe Guerra, Alan Gibbs,Erika Bridges,Jason Schubert,Jennifer Prochazka, Lauren Hovde,Venessa Garza,Mary Ann Powell,Brittany Caldwell,and Jordan Wood 1.Call the meeting to order. Chairman Ashfield called the meeting to order at 6:30 p.m. 2.Discussion of consent and regular agenda items. There was general discussion amongst the Commission regarding Item 5 on the Regular Agenda. 3.Presentation, possible action,and discussion regarding anupdate on the following item: A rezoning from R-1 Single Family Residential and A-O Agricultural-Open to PDD Planned Development District for 8.11 acres located at 2672 Horse Haven Lane. The Planning and Zoning Commission heard this item on 15 September and voted 5-0 to recommend approval. The City Council heard this item on 13 Octoberand voted 6-0 to approvethe rezoning. Chairman Ashfieldreviewed the above-referenced item that had been heard by the Planning & Zoning Commission and City Council. 4.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. November 10, 2011 ~ City Council Meeting ~ Council Chambers ~ Workshop 3:00 p.m. and Regular 7:00 p.m. November 17, 2011 ~ Planning and Zoning Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular 7:00 p.m. November 3, 2011P&Z WorkshopMeeting MinutesPage 1of 2 Chairman Ashfieldreviewed the upcoming meeting dates for the Planning & Zoning Commission. 5.Discussion, review and possible action regarding the following meetings: Design Review Board, Council Transportation Committee, Joint Parks / Planning & Zoning Subcommit- tee, Lick Creek Nature Center Task Force, Neighborhood Plan Stakeholder Resource Team, BioCorridor Committee, and Medical Corridor Committee. Executive Director Cowell gave an update regarding the Lick Creek Nature Center Task Force and the Medical Corridor Committee. Chairman Ashfield gave an update regarding the BioCorridor Committee. 6.Discussion and possible action on future agenda items –A Planning &Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. Executive Director Cowell stated that the item regarding R-1andR-1B zoning districts would be heard at the next meeting of the Commission. Commissioner Benham asked that the presentation also include the history of how Staff arrived at the definition for each zoning district. 7.Adjourn. The meeting was adjourned at 7:00 p.m. Approved:Attest: ______________________________________________________________ Mike Ashfield,ChairmanBrittany Caldwell,Admin.Support Specialist Planning &Zoning CommissionPlanning &Development Services November 3, 2011P&Z WorkshopMeeting MinutesPage 2of 2 MINUTES PLANNING & ZONING COMMISSION Regular Meeting November 3,2011,7:00p.m. City Hall Council Chambers College Station, Texas COMMISSIONERS PRESENT: Chairman Mike Ashfield,BoMiles,Craig Hall,Jodi Warner,Jerome Rektorik, Jim Ross,andJames Benham COMMISSIONERS ABSENT: None. CITY COUNCIL MEMBERS PRESENT: Blanche Brick CITY STAFF PRESENT: Bob Cowell, Lance Simms,Molly Hitchcock, Joe Guerra, Alan Gibbs, Erika Bridges, Jason Schubert, Jennifer Prochazka, Lauren Hovde, Mary Ann Powell, Brittany Caldwell, and Jordan Wood 1.Call meeting to order. Chairman Ashfieldcalled the meeting to order at 7:00p.m. Hear Citizens 2. No onespoke. Consent Agenda 3. 3.1Consideration, discussion,and possible action on Absence Requests from meetings. James Benham ~ November 3, 2011 ~ Joint Meeting with the Parks and Recreation Advisory Board 3.2Consideration, discussion, and possible action to approve meeting Minutes. October 20, 2011 ~ Workshop October 20, 2011 ~ Regular 3.3Presentation, possible action, and discussion on a Final Plat for Creek Meadows Subdivision Section 2 Phase 3 consisting of41lots and 2 Common Areas on 7.41 Case # 11-00500092 (LH) acres generally located near Greens Prairie Road. 3.4Presentation, possible action, and discussion on a Preliminary Plan for the Cedar Creek Plaza Subdivision consisting of 1 lot on 7.364 acres located at 2862 N. Case #11-00500151 (JS) Graham Road. November 3, 2011P&Z Regular Meeting MinutesPage 1of 3 Commissioner Miles motioned to approve Consent Agenda Items3.1–3.4. Commissioner Rektorik seconded the motion, motion passed (7-0). Regular Agenda 4.Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action. No items were removed from the Consent Agenda. 5.Presentation, possible action, and discussion on a waiver request to Section 8.3.E.1 “Blocks" of the Unified Development Ordinance, and presentation, possible action, and discussion on a Preliminary Plat for The Meadows SubdivisionPhase1 consisting of1lot on 46.64 acres locatedat 19626 State Highway 6 Southin the College Station Case # 10-00500252 (LH) Extraterritorial Jurisdiction. Staff Planner Hovde presented the waiver request to the block length and recommended approval of the Preliminary Plat ifthe waiver request was approved. Commissioner Rektorik motioned to approve the waiver request. Commissioner Benhamseconded the motion, motion passed (7-0). Commissioner Warner motioned to approve the Preliminary Plat. Commissioner Benham seconded the motion, motion passed (7-0). 6.Public hearing, presentation, possible action, and discussion on a Final Plat ofNorth Forest Subdivision, Block 1, Lots 1E-R1, 1E-R2, and 1E-R3 being a replat of North Forest Subdivision, Block 1, Lot 1E-R consisting of3 lots on1.372 acres located at 2805 Case #11-00500150 (JS) Earl Rudder Freeway South. PrincipalPlanner Schubert presented the replat and recommended approval. Joe Schultz, engineer, stated thatthe building that is developing on one of the lots helped determine where the dividing line would beon the plat. Chairman Ashfield opened the public hearing. No one spoke during the public hearing. Chairman Ashfield closed the public hearing. Commissioner Hallmotioned to approve the replat. Commissioner Miles seconded the motion, motion passed (7-0). 7.Discussion and possible action on future agenda items –A Planning &Zoning Member may inquire about a subject for which notice has not been given. A statement of specific November 3, 2011P&Z Regular Meeting MinutesPage 2of 3 factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. There was no discussion. 8.Adjourn. The meeting was adjourned at 7:14p.m. Approved:Attest: ______________________________________________________________ Mike Ashfield,ChairmanBrittany Caldwell,Admin.Support Specialist Planning &Zoning CommissionPlanning &Development Services November 3, 2011P&Z Regular Meeting MinutesPage 3of 3 PRELIMINARY PLAN for North Forest Business Park 11-00500157 SCALE: 1 lot of 2.532 acres; 2.512 acres of greenway dedication LOCATION: 2807 Earl Rudder Fwy South ZONING: A-P Administrative-Professional and A-O Agricultural Open APPLICANT:Craig Browne, agent for owner PROJECT MANAGER: Morgan Hester, Staff Planner mhester@cstx.gov RECOMMENDATION: Staff recommends approval of the waiver to UDO Section 8.2.K.2 Required Sidewalks to not require a sidewalk along Earl Rudder Freeway. If the waiver is approved by the Commission, staff recommends approval of the Preliminary Plan. Planning & Zoning Commission Page 1 of 5 November 17, 2011 Planning & Zoning Commission Page 2 of 5 November 17, 2011 DEVELOPMENT HISTORY Annexation: Front portion in 1971 and rear portion in 1977. Zoning: R-1 Single Family Residential and A-O Agricultural Open to A-P Administrative Professional in 2003 and 2009. Site development: Vacant COMMENTS Water: The site has access to a City of College Station 12 inch water main that runs along the western property line adjacent to Earl Rudder Freeway and an 8 inch water main that runs along North Forest Parkway. Sewer: There is an existing City of College Station 27 inch sewer main along the southern property line and a 15 inch and 36 inch sewer main along the northern property line. Off-site Easements: A sanitary sewer easement is located along the northern property line. Drainage:The property is located in the Bee Creek Drainage Basin. Flood Plain: A portion of the 100-year flood plain runs through the interior of the property based on a FEMA LOMR prepared by Mitchell & Morgan. Greenways: 2.515 acres of the southern portion of the plat, zoned A-O Agricultural Open, is a lot designated as greenway and is being dedicated to the City. Pedestrian Connectivity: The applicant is seeking a waiver to the requirement of constructing a sidewalk along Earl Rudder Freeway. No sidewalk connectivity is available adjacent to the subject property. Bicycle Connectivity: No bicycle facility is required or proposed. Streets:The property has access off of Earl Rudder Freeway. Oversize Request:N/A Parkland Dedication: No parkland dedication is required or proposed. Impact Fees: N/A REVIEW CRITERIA 1.Compliance with Comprehensive Plan and Unified Development Ordinance: The Comprehensive Plan designates the area as Natural Areas – Reserved; however, it is currently zoned A-P Administrative Professional and A-O Agricultural Open. The property Planning & Zoning Commission Page 3 of 5 November 17, 2011 has access to Earl Rudder Freeway, a freeway on the Thoroughfare Plan, and North Forest Parkway, a Major Collector. 2.Compliance with Subdivision Regulations: The proposed Preliminary Plans is in compliance with the Subdivision Regulations set in the Unified Development Ordinance with the exception of the following requested waiver: Section 8.2.K.2 Required Sidewalks – There is currently no existing pedestrian network to connect the site to sidewalks available along North Forest Parkway. As stated, sidewalks shall be provided along frontage roads of a Freeway/Expressway. Staff believes the waiver is appropriate for the site. In accordance with the UDO Subdivision Requirements, when considering a waiver, the Planning and Zoning Commission should make the following findings to approve the waiver (Staff findings are in italics below): 1. There are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter would deprive the applicant of the reasonable use of his land; Because no sidewalks are available adjacent, providing a sidewalk on the subject property would provide no connectivity to any existing or planned pedestrian pathways. 2. That the waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant; Sidewalks are generally appropriate along a Freeway. With no sidewalks existing or planned on adjacent properties, the requirement is inappropriate. 3. That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and The granting of requested waivers will not have negative impacts on public health, safety, and welfare, or surrounding properties. There are currently no sidewalks along Earl Rudder Freeway. 4. That the granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the requested waivers will not prevent future development. Sidewalks do not currently exist along Earl Rudder Freeway in this area, and all abutting properties are already developed without sidewalks or are designated to be a preserved greenway. STAFF RECOMMENDATION Staff recommends approval of the waiver to UDO Section 8.2.K.2 Required Sidewalks to not require a sidewalk along Earl Rudder Freeway. If the waiver is approved by the Commission, staff recommends approval of the Preliminary Plan. Planning & Zoning Commission Page 4 of 5 November 17, 2011 SUPPORTING MATERIALS 1. Application 2. Copy of Preliminary Plan (provided in packet) Planning & Zoning Commission Page 5 of 5 November 17, 2011 REZONING REQUEST FOR HOME2 SUITES 11-00500158 REQUEST: C-1 General Commercial and R-4 Multi-Family to PDD Planned Development District SCALE: 1.97 acres LOCATION: 300 Texas Avenue Lodgeco Subdivision Lot 2, North Park Section II, Lots 2, 3, & 4 APPLICANT: Steve Duncan, Jones & Carter, Inc., agent for owner PROJECT MANAGER: Jason Schubert, AICP, Principal Planner jschubert@cstx.gov RECOMMENDATION: Staff recommends approval of the proposed zoning request with the associated Concept Plan and meritorious modifications. Planning & Zoning Commission Page 1 of 8 November 17, 2011 Planning & Zoning Commission Page 2 of 8 November 17, 2011 Planning & Zoning Commission Page 3 of 8 November 17, 2011 NOTIFICATIONS Advertised Commission Hearing Date: November 17, 2011 Advertised Council Hearing Dates: December 8, 2011 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: None Property owner notices mailed: Ten Contacts in support: None Contacts in opposition: None Inquiry contacts: One ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use C-2 Commercial Industrial Restaurant Northwest Urban & Redevelopment R-4 Multi-Family Fourplex Urban & Redevelopment Northeast(across Texas Avenue, C-1 General Commercial Hotel major arterial) SoutheastUrban & Redevelopment C-1 General Commercial Hotel Urban & Redevelopment R-4 Multi-Family Fourplexes Southwest DEVELOPMENT HISTORY Annexation: 1939 Zoning: C-1 General Commercial and R-4 Multi-Family Final Plat: Lodgeco Subdivision Lot 2 replat (1993), Northpark Section II (1981) Site development: Existing development includes abandoned parking and slab areas of former businesses, satellite parking area for former University Tower and three vacant fourplexes. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The subject property is designated as Urban and part of Redevelopment Area II on the Comprehensive Plan Future Land Use and Character Map. The Comprehensive Plan describes Urban as: This land use designation is generally for areas that should have a very intense level of development activities. These areas will tend to consist of townhomes, duplexes, and high-density apartments. General commercial and office uses, business parks, and vertical mixed-use may also be permitted within growth and redevelopment areas. Planning & Zoning Commission Page 4 of 8 November 17, 2011 Redevelopment Area II: Texas Avenue, University Drive, and Harvey Road is described by the Comprehensive Plan in the following manner: This area includes a number of underperforming land uses that, due to their proximity to two of the busiest corridors in the City, are poise for redevelopment. Much of the area is currently subdivided into small lots, making it difficult to assemble land for redevelopment….The proximity of existing neighborhoods and the Texas A&M University campus requires careful site planning and appropriate building design. These efforts should be complimentary to the Area V: Hospitality corridor plan, the neighborhood plan for the Eastgate area, and the Texas A&M University Campus Master Plan and should focus on bringing vertical mixed use and other aspects of urban character to this portion of the City. The proposed PDD zoning with associated Concept Plan is consistent with the objectives of the Comprehensive Plan to redevelop and consolidate underperforming properties in this area of the City. With redevelopment, there is the potential to utilize a RDD Redevelopment District overlay to address some of the unique circumstances that are common to redeveloping areas. A PDD was chosen as the rear portion of the proposed development is zoned R-4 Multi-Family which does not permit a hotel use and a PDD can also address issues that are identified in redeveloping the properties. Four properties with abandoned or vacant commercial and multi-family uses are proposed to be consolidated and redevelopment as a four to six story hotel. The opportunity for vertical mixed use on these properties are limited by the configuration of the property, its mid-block location on Texas Avenue between University Drive and Hensel Drive, and other adjacent hotel and restaurant uses not likely to redevelop in the near future. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The proposed hotel use is compatible with the nearby zoning districts and adjacent hotel and restaurant uses. 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 proposed hotel use will be compatible with the adjacent hotel and restaurant uses and provide additional opportunity for visitors to the area to stay in closer proximity to key destinations. 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: Currently 1.42 acres of the property is zoned C-1 General Commercial and 0.56 acres is zoned R-4 Multi-Family. While these zoning districts are viable in this area of the City, the consolidation of these properties into a single district will allow the property to be developed at a greater intensity. 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: The property is marketable with the current zoning districts. Though the proposed zoning will limit the property solely to a hotel use, it is a highly marketability use of the property. 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: There are existing 8-inch and 12-inch water mains available to serve this property. There are also existing 8-inch sanitary sewer lines Planning & Zoning Commission Page 5 of 8 November 17, 2011 which may provide service to the site. Drainage is mainly to the north within the Burton Creek Drainage Basin. Access to the site will be available via Texas Avenue on the northeast side of the property and a future Public Way to the southeast which will ultimately connect to University Drive. Drainage and any other infrastructure required with site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. Existing infrastructure with proposed modifications appear to be adequate for the proposed use. REVIEW OF CONCEPT PLAN The requested rezoning and associated Concept Plan propose a four to six story hotel that consists of more than 50,000 gross square feet in area. The development will use the dimensional standards of the C-1 General Commercial zoning district while limited to a hotel use. The proposal seeks to redevelop one commercial lot and three multi-family lots with the site having access to Texas Avenue and the former Meadowland Street in rear, which will become a future Public Way. Cross access is proposed to the adjacent properties and pedestrian connections provided to each of the access points. Meritorious Modifications In redeveloping a site that is surrounded by existing development and constrained by existing conditions, some meritorious modifications are appropriate for consideration. In addition, this area is designated as a Redevelopment area on the Comprehensive Plan and acknowledges some role to encourage redevelopment may be necessary. Some modifications result from the intended urban nature of the proposed development and some are due to the suburban style of some of the applicable development regulations. The applicant is requesting the following meritorious modifications: 1. UDO Section 7.2.I, Table “Minimum Off-Street Parking Requirements”: Hotel uses are required to provide one parking space for every hotel room and one parking space for every 200 square feet of meeting room. The applicant proposes to meet the one space per room requirement but not the additional spaces for a meeting room. The proposed meeting room is less than 600 square feet so only three additional spaces would be required. The hotel is anticipated to have over 100 parking spaces for the rooms that will be provided. Due to a shared parking agreement with the adjacent fourplex property in the rear, this site is also required to provide four parking spaces related to the fourplex use. 2. UDO Section 7.9.B.6.a “Parking Lots”: Non-residential developments that are required to meet the non-residential architecture standards are to have a minimum 10-foot setback for parking spaces from the edge of right-of-way or Public Way. Other developments and those located in Northgate districts require only a six-foot parking setback. The applicant proposes to use an eight-foot parking setback along Texas Avenue and six-foot setback along the proposed Public Way in the rear. The reduction along in the rear provides adequate dimensions for parking rows for the development while still providing area for the former Meadowland Street to be converted into a Public Way with a five-foot sidewalk. 3. UDO Section 7.9.E.4.d “Pedestrian / Bike Circulation and Facilities”: This section requires building plots in excess of 50,000 gross square feet to have a 10-foot sidewalk along the frontage of façades facing a public right-of-way. This section is intended for commercial areas that are commonly one-story and where an expanded sidewalk is necessary to accommodate the pedestrian traffic along and between buildings associated with larger developments. The proposed hotel has a façade of only about 70 feet in width as most of its 50,000+ gross square feet accumulates from its multiple stories. The applicant proposes sidewalks in the front and rear of the building, though less than 10 feet in width as Planning & Zoning Commission Page 6 of 8 November 17, 2011 the wider sidewalk is not necessary to accommodate the amount of pedestrian traffic that is anticipated. Sidewalk connections are proposed to Texas Avenue, the Public Way in the rear, and the adjacent restaurant. 4. UDO Section 7.9.E.3.b “Landscaping”: This section requires building plots in excess of 50,000 gross square feet to locate tree wells along 15% of the linear length of façades facing a public right-of-way. With a narrower façade width, the applicant proposes to locate the trees wells along the Public Way in the rear to provide a more urban characteristic to this roadway. 5. UDO Section 7.2.C.7 “Dimensions and Access”: This section requires that parking located within 15 feet of a right-of-way or Public Way only have up to seven contiguous parking spaces separated by a double landscape island (18-foot wide). The applicant proposes to remove this requirement along the Public Way in the rear to allow more of the property to be utilized for additional parking spaces. Developments in the Northgate districts do not have this interior island requirement to allow the property to be developed more intensely. 6. UDO Section 7.3.C.3 “Spacing of Driveway Access”: Based on current driveway spacing requirements, a new driveway would not be able to be located on the property as it would be too close to other existing driveways. In discussions with TxDOT, a driveway on this property can be considered if cross access is provided to the adjacent properties. It is anticipated that a median on Texas Avenue or driveway consolidation in the future will allow this driveway to serve as an access point for multiple properties. 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: The proposed hotel is a hospitality use that is in harmony with other hotel and restaurant uses in the area. The redevelopment of these underperforming properties provide the opportunity for a long term use for the property. 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: As described in the Review Criteria section above, this area is designated as Urban and part of Redevelopment Area II on the Comprehensive Plan. The proposed Concept Plan consolidates four properties and helps redevelop a portion of this aging part of the City into a multi-story hotel. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed hotel use is compatible with the other hotel and restaurant uses in the area. 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 proposed hotel use will access Texas Avenue, a major arterial, in the front and the former Meadowland Street, a future Public Way, to the rear. 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities:As part of the redevelopment of these property, a replat to consolidate the four lots into one is required. The replat will provide public utility easements for the existing City of College Station sanitary sewer force main and BTU electric facilities on the property. In addition, a public access easement and Planning & Zoning Commission Page 7 of 8 November 17, 2011 the necessary improvements to convert the former Meadowland Street at the rear of the property into a Public Way will occur. 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 redevelops three of the four fourplex properties along the former Meadowland Street. When the four fourplexes were developed in 1981, each fourplex was required to have eight parking spaces and shared access and parking facilities were provided for the four lots. The proposed Concept Plan provides maintains the shared parking by providing the four additional parking spaces that the remaining fourplex lot does not have located on its property. Cross access is also provided to the adjacent properties. 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 amount of vehicle trips generated by the proposed hotel does not exceed the threshold that requires a traffic impact analysis to be performed. The proposed use will access Texas Avenue in the front and provide cross access easements to each of the adjacent properties. The site will have also access the proposed Public Way at the rear of the property through the shared driveway and access easement already provided. Sidewalks will be provided along Texas Avenue, the Public Way, and sidewalk connections will be provided from these streets to the hotel building and the adjacent restaurant use. Bike racks will be provided on the site when it redevelops. STAFF RECOMMENDATION Staff recommends approval of the proposed zoning request with associated Concept Plan and meritorious modifications. SUPPORTING MATERIALS 1. Application 2. Rezoning Map (provided in packet) 3. Concept Plan (provided in packet) Planning & Zoning Commission Page 8 of 8 November 17, 2011