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HomeMy WebLinkAbout05/01/2014 - Agenda Packet - Planning & Zoning Commission C-4q *-A- 44r� CITY OF COLLEGE STATION Home of Texas A&M University Planning & Zoning Commission May 1, 2014 City Hall Council Chambers 1101 Texas Avenue College Station, Texas Workshop Meeting 6:00 PM Regular Meeting 7 :00 PM (*Or"" AGENDA CITY OF COLLEGE STATION Home ofTexatAd-M University PLANNING & ZONING COMMISSION WORKSHOP MEETING MAY 19 20149 AT 6:00 P.M. CITY HALL COUNCIL CHAMBERS 1101 TEXAS AVENUE COLLEGE STATION, TEXAS 1. Call the meeting to order. 2. Discussion of consent and regular agenda items. 3. Discussion of new development applications submitted to the City. [New Development List] 4. Presentation, possible action, and discussion regarding the status of items within the 2014 P&Z Plan of Work(see attached). (J.Schubert) 5. Presentation, possible action, and discussion regarding an overview of the implications of reaching the 100,000 inhabitants mark. (M. Hester) 6. Presentation, discussion, and possible action regarding an update on the following items: • A rezoning of approximately 0.535 acres located at 805 — 809 Montclair Avenue from D (Duplex) to GS (General Suburban). The Planning & Zoning Commission heard this item on March 20 and voted 6-0 to recommend approval. The City Council heard this item on April 10 and voted 7-0 to approve the request. • A rezoning of approximately 2 acres located at 2670 Barron Road from R (Rural) to GS (General Suburban). The Planning & Zoning Commission heard this item on March 20 and voted 6-0 to recommend approval. The City Council heard this item on April 10 and voted 7-0 to approve the request. • A rezoning of approximately 88.7 acres located at 12470 Old Wellborn Road from R (Rural) and PDD (Planned Development District) to PDD (Planned Development District). The Planning & Zoning Commission heard this item on March 20 and voted 6-0 to recommend approval. The City Council heard this item on April 10 and voted 6-0-1 to approve the request. 7. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. • Monday, May 12, 2014 — City Council Meeting — Council Chambers — Workshop 6:00 p.m. and Regular 7:00 p.m. (Liaison—Ross) • Thursday, May 15, 2014 —P&Z Meeting — Council Chambers —Workshop 6:00 p.m. and Regular 7:00 p.m. 8. Discussion, review and possible action regarding the following meetings: Design Review Board, Joint Parks / Planning & Zoning Subcommittee, BioCorridor Board, BioCorridor Plan Process, 5-Year Comprehensive Plan Review Subcommittee, and Zoning District Subcommittee. 9. 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. 10. Adjourn. AGENDA CITY OF COLLEGE STATION PLANNING & ZONING COMMISSION Howe of Texas A&M University' REGULAR MEETING MAY 19 20149 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 1101 TEXAS AVENUE COLLEGE STATION, TEXAS 1. Call meeting to order. 2. Pledge of Allegiance. 3. Hear Citizens. 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 4, 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. 4. Consent Agenda 4.1 Consideration, possible action, and discussion on Absence Requests from meetings. • Brad Corrier—April 17, 2014 4.2 Consideration,possible action, and discussion to approve Meeting Minutes. • April 17, 2014—Workshop • April 17, 2014 —Regular Regular Agenda 5. Consideration, possible action, and discussion on items removed from the Consent Agenda by Commission action. 6. Public hearing, presentation, possible action, and discussion regarding an amendment to Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas, by rezoning approximately 2 acres for Whitley Subdivision, Lots 3A & 3B at 1806 Welsh Avenue from GC General Commercial to Cl Commercial Industrial Case #14-00900079 (M. Hester) (Note: Final action on this item is scheduled for the May 22, 2014 City Council meeting— subject to change) 7. Public hearing, presentation, possible action, and discussion regarding an ordinance amending Chapter 12, "Unified Development Ordinance," Section 12-4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas, by changing the zoning district boundaries from GC General Commercial and OV Corridor Overlay to PDD Planned Development District for approximately 8 acres in the Chimney Hill Retail Plaza Lots 1-4, Block 1, generally located at 701 & 715 University Drive East. Case#14-00900076 (J. Schubert) (Note: Final action on this item is scheduled for the May 12,2014 City Council meeting—subject to change) 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. 2014 Planning & Zoning Commission Plan of Work Comprehensive Plan Implementation Implementation of Adopted Plans Summary: Project Dates: Implementation of adopted master plans and neighborhood, district, and corridor plans, namely: Central College Station, Eastgate, Southside Area, Wellborn Community, and South Knoll Area neighborhood plans, and Bicycle, Pedestrian & Greenways, Parks and Recreation, Water, Waste Water, Medical District, and Economic Development master plans. Staff Assigned: P&DS Staff jAnticipated Completion: On-going Five-Year Comprehensive Plan Report Summary: Project Dates: As called for in the Comprehensive Plan, complete a 4/23/14: Joint subcommittee meeting. five-year evaluation and appraisal report to assess existing Plan and its success in achieving the community's goals. Staff Assigned: J. Prochazka JAnticipated Completion: Summer 2014 Five-Year Comprehensive Plan Report Implementation Summary: Project Dates: Begin implementation of items and tasks identified in the Five-Year Comprehensive Plan Report. Staff Assigned: P&DS Staff Anticipated Completion: Multi-Family & Mixed Use Zoning Districts Summary: Project Dates: Create and adopt new zoning districts for Urban and 5/9/14: Zoning district subcommittee meeting. Urban Mixed Use designations to implement these future land use and character designations identified in the Comprehensive Plan. Staff Assigned: J. Prochazka JAnticipated Completion: Walton Drive Commercial Overlay Summary: Project Dates: Create and adopt a zoning overlay to address parking 12/11/13: Stakeholder meeting with property and other non-conformities for the commercial area at owners to introduce possible overlay concept. Walton Drive and Texas Avenue as identified in the Eastgate Neighborhood Plan. Staff Assigned: J. Schubert lAnticipated Completion: Summer 2014 Wellborn Zoning Districts Summary: Project Dates: Create and adopt new or modified zoning districts as identifed in the Wellborn Community Plan. Staff Assigned: P&DS Staff JAnticipated Completion: Page 1 of 3 Research and Education College Station Population Summary: Project Dates: Overview of College Station's current population 5/1/14: Presentation at P&Z Workshop. estimate and report on implications of exceeding the 100,000 mark. Staff Assigned: M. Hester JAnticipated Completion: May 2014 Easterwood Airport Master Plan Summary: Project Dates: Report on Easterwood Airport Master Plan and consideration of potential implications of any future plans for expansion. Staff Assigned: P&DS Staff JAnticipated Completion: Non-Residential Architecture Standards Summary: Project Dates: Review existing standards to evaluate if updates are needed to reflect current practices and allow more flexibility in design. Staff Assigned: P&DS Staff JAnticipated Completion: Planning & Development Services Organizational Review Implementation Summary: Project Dates: Continue implementation of the review by completing identified policy discussions, ordinance revisions, and process and service improvements. Staff Assigned: P&DS Staff JAnticipated Completion: Recently-Adopted Zoning Districts Summary: Project Dates: Overview of the recently adopted zoning disticts. 4/17/14: Presentation at P&Z Workshop. Staff Assigned: T. Rogers Item Completed: April 2014 Review of Adopted Plans Summary: Project Dates: This item includes after action review of Northgate, BioCorridor, and Medical Districts, update on Water/Wastewater Master Plan, and update on implementation of adopted neighborhood and small area plans. Staff Assigned: P&DS Staff Anticipated Completion: Sign Regulations Summary: Project Dates: Evaluate sign regulations related to electronic message 5/12/14: Presentation at Council Workshop to boards. receive direction from Council. Staff Assigned: J. Schubert Anticipated Completion: Page 2 of 3 Transportation Planning Summary: Project Dates: Update regarding Metropolitan Planning Organization (MPO)transportation planning initiatives. Staff Assigned: P&DS Staff Anticipated Completion: Page 3 of 3 (*01"" CITY OF COLLEGE,STATION Planning ear Development Services Absence Request Form For Elected and Appointed Officers Name Brad Cornier Request Submitted on 4/15/2014 I will not be in attendance at the meeting on 4/17/2014 for the reason specified: (Date) Out of Town Signature Brad Cornier MINUTES CITY OF COLLEGE STATION PLANNING & ZONING COMMISSION Home ofTmoA&M Univrniiy' Workshop Meeting April 17,, 2014,, 6:00 p.m. CITY HALL COUNCIL CHAMBERS College Station, Texas COMMISSIONERS PRESENT: Bo Miles, Jerome Rektorik, Jodi Warner, Jim Ross, Jane Kee, Casey Oldham COMMISSIONERS ABSENT: Brad Corrier CITY COUNCIL MEMBERS PRESENT: John Nichols CITY STAFF PRESENT: Lance Simms, Molly Hitchcock, Carol Cotter, Jason Schubert, Jennifer Prochazka, Morgan Hester, Teresa Rogers, Jenifer Paz, Robin Cross, Macie Quick, Jeremy Alderete, and Brittany Caldwell 1. Call the meeting to order. Chairman Miles called the meeting to order at 6:03 p.m. 2. Discussion of consent and regular agenda items. There was no discussion regarding consent and regular agenda items. 3. Discussion of Minor and Amending Plats approved by Staff. • Final Plat—Amending Plat—West Park Lot 14R-A Block 3 Case# 14-00900057 (M.Hester) There was no discussion regarding the above-mentioned plat. 4. Discussion of new development applications submitted to the City. [New Development List] There was no discussion regarding new development. 5. Presentation, possible action, and discussion regarding an overview of zoning districts. (T.Rogers) Staff Planner Rogers gave an overview regarding zoning districts. There was general discussion amongst the Commission regarding the zoning districts. 6. Presentation, possible action, and discussion regarding the status of items within the 2014 P&Z Plan of Work(see attached). (J.Schubert) There was no discussion regarding the P&Z Plan of Work. April 17,2014 P&Z Workshop Meeting Minutes Page 1 of 2 7. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. • Thursday, April 24, 2014 — City Council Meeting — Council Chambers — Workshop 6:00 p.m. and Regular 7:00 p.m. (Liaison—Rektorik) • Thursday, May 1, 2014 — P&Z Meeting — Council Chambers — Workshop 6:00 p.m. and Regular 7:00 p.m. Chairman Miles reviewed the upcoming meeting dates with the Planning and Zoning Commission. 8. Discussion, review and possible action regarding the following meetings: Design Review Board, Joint Parks / Planning & Zoning Subcommittee, BioCorridor Board, BioCorridor Plan Process, 5-Year Comprehensive Plan Review Subcommittee, and Zoning District Subcommittee. Chairman Miles gave an update regarding the 5-Year Comprehensive Plan Review Subcommittee. 9. 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. There was no discussion regarding future agenda items. 10. Adjourn. The meeting was adjourned at 7:08 p.m. Approved: Attest: Bo Miles,Chairman Brittany Caldwell,Admin. Support Specialist Planning &Zoning Commission Planning &Development Services April 17,2014 P&Z Workshop Meeting Minutes Page 2 of 2 (*OF"" CITY OF COLLF-GE STATION MINUTES Home of Tffz A&M UniversiV* PLANNING & ZONING COMMISSION Regular Meeting April 17, 2014, 7:00 p.m. CITY HALL COUNCIL CHAMBERS College Station, Texas COMMISSIONERS PRESENT: Bo Miles, Jerome Rektorik, Jodi Warner, Jim Ross, Jane Kee, Casey Oldham COMMISSIONERS ABSENT: Brad Corrier CITY COUNCIL MEMBERS PRESENT: John Nichols CITY STAFF PRESENT: Lance Simms, Molly Hitchcock, Carol Cotter, Jason Schubert, Jennifer Prochazka, Morgan Hester, Teresa Rogers, Jenifer Paz, Robin Cross, Macie Quick, Jeremy Alderete, and Brittany Caldwell 1. Call Meeting to Order Chairman Miles called the meeting to order at 7:12 p.m. 2. Pledge of Allegiance 3. Hear Citizens No citizens spoke. 4. Consent Agenda 4.1 Consideration, possible action, and discussion on Absence Requests from meetings. • Jim Ross —April 3, 2014 4.2 Consideration, possible action, and discussion to approve Meeting Minutes. • April 3, 2014—Workshop • April 3, 2014—Regular 4.3 Presentation, possible action, and discussion on a Final Plat for Saddle Creek Phase 11 consisting of 19 single-family residential lots on approximately 34 acres generally located west of Duck Haven subdivision, approximately one mile south of Greens Prairie Road in the College Station's Extraterritorial Jurisdiction (ETJ). Case#14-00900033 (M. Hester) April 17,2014 P&Z Regular Meeting Minutes Page 1 of 2 4.4 Presentation, possible action, and discussion on a Final Plat for Castlegate II Section 104 consisting of 44 single-family residential lots on approximately 9.5 acres generally located northeast of the intersection of Victoria Avenue and Etonbury Avenue within the Castlegate II Subdivision. Case #13-00900255 (J. Paz) Commissioner Rektorik motioned to approve Consent Agenda Items 4.1 — 4.4. Commissioner Warner seconded the motion, motion passed (6-0). Regular Agenda 5. Consideration, possible action, and discussion on items removed from the Consent Agenda by Commission action. No items were removed from the Consent Agenda. 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. There was no discussion regarding future agenda items. 7. Adj ourn. The meeting was adjourned at 7:14 p.m. Approved: Attest: Bo Miles,Chairman Brittany Caldwell,Admin. Support Specialist Planning&Zoning Commission Planning &Development Services April 17,2014 P&Z Regular Meeting Minutes Page 2 of 2 CITY OF COLLEGE STATION Horne of Texas Ad-M University® REZONING REQUEST FOR MONOGRAMS AND MORE 14-00900079 REQUEST: GC General Commercial to Cl Commercial Industrial SCALE: Two lots (Lots 3A & 3B) on approximately 2 acres LOCATION: 1806 Welsh Ave A APPLICANT: Jim Woods, JHW General Contractors PROJECT MANAGER: Morgan Hester, Staff Planner mhester@cstx.gov RECOMMENDATION: Staff recommends approval of the rezoning request based on its compatibility with the Comprehensive Plan Future Land Use and Character Map. Planning &Zoning Commission Page 1 of 5 May 1, 2014 Nw �lz� N .� W v N T i4 ,4J 'r. dy:ar F-- Q J 7 l j • !b. W LU LLI 0 J LIJ LU fo � t d Planning &Zoning Commission Page 2 of 5 May 1, 2014 Nf ��Nb 4J a o 2f Of' mzz �// `> N Z ❑ �� aCJ LL } E Y \O U v O a q)z j m Z, m C / moo ayo` y Uc� .IX " �" ❑a f7(�(7 7❑ a I` O r 27 N cL 5� o° r 7 irk ,' °_ =~� gc.,�7si .ey ,. s a'v �'E❑ s d u g E a m r r. r Al z.J °-°srn ami o w l 2 U e 7 O F � "� yy W ujJ fs .S1 ° m E mv' EEc E 46 3 4�� ❑ � nE U � ` h =? O N Ix 00 L, W LU Z t � LU b i '0 a_ L2E - �a 0! s c —i v_ A� = m W r �2md) > Au 0.9, s 1 LTJ Nom— D N W m LL Jryl a ©. V 41 N 'C C n LL'OUl❑ ° � Nrn .. ♦ 0., L N ffW MULL'❑ Planning &Zoning Commission Page 3 of 5 May 1, 2014 NOTIFICATIONS Advertised Commission Hearing Date: May 1, 2014 Advertised Council Hearing Dates: May 22, 2014 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: N/A Property owner notices mailed: Eight (8) Contacts in support: None at the time of the report. Contacts in opposition: None at the time of the report. Inquiry contacts: None at the time of the report. ADJACENT LAND USES Direction Comprehensive Zoning Land Use Plan North Urban GC General Commercial Commercial shopping center South Natural Areas — GC General Commercial Vacant Reserved East (across Welsh Urban R-6 High-Density Multi- Storage Avenue) Family West Natural Areas — GC General Commercial Multi-family Reserved development DEVELOPMENT HISTORY Annexation: May 1969 Zoning: GC General Commercial Final Plat: March 1980 — Final Plat August 2006 — Replat Site development: Lot 3A is developed with Monograms & More's office/warehouse. Lot 3B is currently vacant. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The subject property is designated as Urban and Natural Areas — Reserved on the Comprehensive Plan Future Land Use and Character Map. Because floodplain or greenway is not located in this area, the Urban designation can be extended to this area. This property is also located in Growth Area VI which allows for intense commercial development. The proposed rezoning is consistent with this designation. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The proposed rezoning will allow for the expansion of Monograms & More's operation permitted in Cl Commercial Industrial. The property to the north is a old shopping center and storage units to the west. Planning &Zoning Commission Page 4 of 5 May 1, 2014 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 current zoning designation of GC General Commercial permits a wide range of commercial development; however, because 50% of the property will be utilized for fabrication/storage, a change in zoning to Cl Commercial Industrial is necessary to accommodate for this use. 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: The current zoning designation of GC General Commercial permits a wide range of commercial development. The property is located on Welsh Avenue, a 2-lane major collector, and near A&M Consolidated High School, and a rezoning is necessary to meet the property owner's intent to expand the existing business and provide additional manufacturing-related use. 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 applicant states that the property is marketable with both the current zoning and proposed zoning change. Because Monograms & More wants to expand their business expands with more than 50% of the development operating as a fabrication/warehouse, GC General Commercial is not an appropriate zoning district. 6. Availability of water, wastewater, storm water, and transportation facilities generally suitable and adequate for the proposed use: There is an existing 6-inch water line coming off of a 12-inch water main on Welsh Avenue available to serve this property. Behind the two lots there is a 6-inch wastewater main that is available to serve the property. The site generally drains to the south to an adjacent unnamed tributary to Bee Creek. Drainage and other site infrastructure required with site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. Access to the site will be available via Welsh Avenue which is classified as a 2-lane major collector on the City's Thoroughfare Plan. STAFF RECOMMENDATION Staff recommends approval of the rezoning request based on its compatibility with the Comprehensive Plan Future Land Use and Character Map. SUPPORTING MATERIALS 1. Application 2. Rezoning map Planning &Zoning Commission Page 5 of 5 May 1, 2014 i�tar. l.aula 1/:1L Monograms & More 979769080E PAGE. 1/ 3 FOR OFFICE USE ONLY - i CASE NO,: L4—_-y � DATE SUBMITTED: TIML STAFF ZONING MAP AMENDMENT (REZONING) APPLICATION GENERAL MINIMUM SUBMITTAL REQUIREMENTS: V $1,165 Rezoning Application Fee. x Application completed in full. This application form provided by the City of College Station must be used and may not be adjusted or altered. Please attach pages if additional information is provided. (x Traffic Impact Analysis or calculations of projected vehicle trips showing that a TIA is not necessary for / the proposed request. Y�x One(1)copy of a fully dimensioned map on 24"x 36"paper showing a. Land affected; b. Legal description of area of proposed change; c. Present zoning; d, Zoning classification of all abutting land;and e. All public and private rights-of-way and easements bounding and intersecting subject land- Written legal description of sub;ect property;metes&bounds or lot&block of subdivision. whichever is applicable), [ J A CAD(dxf/4wg)-model space State Plane NAD 83 or GIS(shp)digital file(e-mailed to P&DS t�igitni Sut:mitfryl(u?ustx.•yvv). NOTE? If a petition for rezoning is denied by the City Council, another application for rezoning shall not be filed within a period of 180 days from the date of denial,except with permission of the Manning&Zoning Commission. Date of Optional Preapplication Conference Marc l2 2014 NAME OF PROJECT Adonograms aild More ADDRESS Walsh Ave LEGAL DESCRIPTION(Lot,Block,Subdivision) Whitley, Lot 3S and Lot 3A--- GENERAL LOCATION OF PROPERTY, IF NOT PLATTED: TOTALACREAGE APPLICANT/PROJECT MANAGER'S INFORMATION(Primary contact for the project): Name Jim Woods E-mail lintwocds@ihwiric.com Street Address PO Boz 10220 City Collew Station- State Texas Zip Code 77842 Phone Number 979-693.1617 Fax Number 979-846-9133 ------ PROPERTY OWNER'S INFORMATION Name Graf!Gant!LP E-mail Street Address 1809 Welsh Ave., Ste F .. -- City College Station State TX Zip Code 77640 Phone Number 6 b� /' r Fax Number A( Cf tW O Pno t W3 Vial . 11.cu14 11:13 monograms & More `} iV i b8J8ut: PAGE. l/ .3 OTHER CONTACTS(Please specify type of contact,i.e. project manager,potential buyer. local contact,etc.); Narns E-mail Street Address City State Zip Code �. Phone NurnW — _ Fax Number This property was conveyed to owner by deed dated _ _and recorded in Volume Page of the Brazos County Official Records. ...__w Existing Zoning P,- .1._— .__ Proposed Zoning C-i Present Use of Property MpY Lot and don adjacent lot Proposed Use of Property Retail Business and monogramming, ', Shirt Screening stitching. REZONING SUPPORTING INFORMATION 1. List the changed or changing conditions in the area or ir.the City which make this zone change necessary. we held a prc;devekipment meetirig on March 12 to discuss the use of existing building ani new building to be built on vacant lot in speaking with City Staff at the meeting the C-1 zoning was supponed/encourage.d. i f i 2- Indicate whether or not this zone change is in accordance with the Comprehensive plan. If it is not, explain why the Plan is incorrect. 1 to he area rt is in it would 6e apprapiraie for this io►ting Chang®. k 3 How will this zone change be compatible with dte present zoning and conforming uses of nearby property and with the character of the neighborhood? /n the amiq it is in it would be appropriate for this zoning change,in line with the neighborhood and businesses in this em at this time. +or+o Paye 2 of 3 1*jdr.Z1.ZU1Q 11:1j Monograms & More 9797640806 PAGE. 3/ 3 4. Explain the suitability of the property for uses permitted by the rezoning district requested. Property is woll stilted 5. Explain the suitability Of the PmPeN for uses permitted by the current zoning district. Property is"M suited but does not satisfy iii_e`owr;ers needs totally. 6 Explain the marketability Of the property for uses permitted by the current zoning district ;S marketable withexisting-zoning and marketable Yrrth new zoning. 7. List any other reasons to support this zone change. ThO Owners of the property are desires of the change to—-----" the community, continue to grow their business arid be a viable employer The Wficant has Prepared this application and cariffies that the facts stated herein and exh;bils:attached hereto am true, Correct and complete, IF THIS APPLICATION IS FILED BY ANYONE OTHER THAN THE OWNER CF THE PROPERTY this Application must be accompar?4d by a Pa"r of attorney statement from the owner it there is more than one owner-, all owners n7ust sign the aPP111COlib"Of the power of attorney. If the Ow&rJ$6COmPattY, the apphoarion must be accompanied by proof of authority for the Compilay's representative to sign the application Off As behalf St tune and title Date a 3�r W _.S� „o HIM Fi Ji ii Err z as �9 i w ��•�•A� �• e ` o 6g!�-$-Jim c> 9aa3n8.H. t II Y_ d W J Q Ln 2 �ba spa % S9 $$ iff imp I F�•Y 1e•fi •' �'! � � � a� � �� � � 444%F _ (*0Fq" CITY OF COLLEGE STATION Home of Texas Ad-M University® REZONING REQUEST FOR CHIMNEY HILL REDEVELOPMENT 14-00900076 REQUEST: GC General Commercial and OV Corridor Overlay to PDD Planned Development District SCALE: 7.95 acres LOCATION: 701 & 715 University Drive East APPLICANT: Doug Demiano, PM Realty Group PROJECT MANAGER: Jason Schubert, AICP, Principal Planner jschubert@cstx.gov PROJECT OVERVIEW: This PDD Planned Development District request proposes to rezone the property to allow for the redevelopment of the Chimney Hill shopping center into a mixed use development that is not otherwise permitted under the existing GC General Commercial zoning. The City of College Station currently owns the property and entered into an economic development agreement and purchase and sale agreement in December 2013 with PM Realty Group. The anticipated closing on the property is August 2014. RECOMMENDATION: Staff recommends approval with the condition that an additional right-turn lane be provided on southbound Tarrow Street at the intersection University Drive East and that the ordinance is not effective unless a deed executed for purchase of the property is recorded in the Official Records of Brazos County, Texas on or before September 15, 2014. Planning &Zoning Commission Page 1 of 7 May 1, 2014 LLJ dr y.4{ .���� � iR '•yE' S�. �q� L� ZOO P i� , Sv Cfi3d6 w O uj011 LLI I— p, W _ r `` ''rr.. ♦,�'` ,rsLLJ C) LCL y LLJ t It i [Y oGJ �ti5 Z c, W 0- 0- 0 0 LLJLLJ cf6 t Planning &Zoning Commission Page 2 of 7 May 1, 2014 \ �r e�❑ a Stl 1.� b� W S CV _ �, a ♦ .�` d S CSF M U m sra Q h \♦ " Chi Y \ r N M LU I cp W w .� w C5 m c u QIP �- dy Eb �'m LU +LLr`+1 r �' r{8 LLJ In z��s � W W p •JC J Z } .. NT3 7 W d V a W a " n LU 9. W` �-` W �S RSR. J > Co W 6- W E _ a�.y, ♦ : m �_ m 54 9 hyo Opp P w {7 C] LLti � � Qj� £if^ r < ♦♦ �s�ONt7V LU f $ W 4 `1 w z \wr o W y� W w u' [hp . �( LL 2 In �W�LO 0 C9 Planning &Zoning Commission Page 3 of 7 May 1, 2014 BACKGROUND INFORMATION NOTIFICATIONS Advertised Commission Hearing Date: May 1, 2014 Advertised Council Hearing Dates: May 12, 2014 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: Chimney Hill HOA Villas of Chimney Hill HOA Property owner notices mailed: 23 Contacts in support: None at the time of staff report. Contacts in opposition: None at the time of staff report. Inquiry contacts: Two ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North (across Tarrow Street) Suburban Commercial GC General Commercial Office buildings South (across General Commercial GC General Commercial Shopping center and University Dr. E) with OV Corridor Overlay restaurants East (across East General Commercial GC General Commercial Hotel Tarrow Street) with OV Corridor Overlay West (across Bank, shopping center Tarrow Street) General Commercial GC General Commercial including former Albertson's grocery DEVELOPMENT HISTORY Annexation: 1956 Zoning: GC General Commercial with OV Corridor Overlay Final Plat: 1975 with replats in 1984 & 1985 Site development: Existing shopping center to be demolished as part of redevelopment. REVIEW CRITERIA 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: Planning &Zoning Commission Page 4 of 7 May 1, 2014 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: 6. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject property is designated as General Commercial on the Comprehensive Plan's Future Land Use and Character Map and is within the area identified as the Hospitality Corridor along University Drive East. The proposed project seeks to redevelop an aging shopping center along one of the College Station's primary image corridors. The site was originally constructed in the late 1970s and the proposed project will retain mostly ground floor commercial while allowing for residential uses in the northeast corner of the site and on the upper floors of the main building. A hotel use is also permitted in the area designated for residential use. The subject property is surrounded by thoroughfares and developed property zoned GC General Commercial. The proposed development will continue the commercial nature of the immediate vicinity while allowing residential uses in which the parking will be accommodated within a parking garage. Given the amount of access and proximity to major thoroughfares, commercial uses remain suitable for this centrally located property. A greater intensity of uses though is commonly needed to support the costs associated with a redevelopment project of this nature. While marketable as a commercial-only property, the opportunity provided by redevelopment allows for the creation of a unique, destination-based development along one of the City's main corridors. The existing OV Corridor Overlay that begins at Earl Rudder Freeway and ends on this property at Tarrow Street will be removed as part of this request. This will allow the project to reduce setbacks and create a more pedestrian-friendly environment internally. There is a 12-inch water line along East Tarrow, a 20-inch water line along Tarrow Street, and an 8-inch sanitary sewer line off East Tarrow to serve the property. Some of the infrastructure and easements on the site will need to be abandoned and/or relocated for the redevelopment to occur. Storm drainage is to Burton Creek and post-development flows will not be able to exceed pre-development flows. Access to the subject tract will be via Tarrow Street/East Tarrow, a four-lane Minor Arterial, and University Drive East, a six-lane Major Arterial. A Traffic Impact Analysis (TIA) was submitted as part of this rezoning application. Based on the analysis, an additional right-turn lane is required on Tarrow Street for the southbound approach to University Drive East as it falls below the acceptable level of service with the forecasted and site-generated traffic. A right-turn deceleration lane will be required for the proposed consolidated driveway from University Drive East due to the anticipated volume of right turns into the site. REVIEW OF CONCEPT PLAN The applicant has provided the following information related to the purpose and intent of the proposed zoning district: "The purpose and intent of the PDD is to encourage the redevelopment of an existing underperforming retail center along the University Drive Hospitality Corridor. The new development will provide a destination for residents and visitors to shop, dine, live, and recreate in a more urban environment. Introducing high density residential land uses and more urban development standards will incent the major reinvestment of an underutilized property in a prominent area of College Station." Planning &Zoning Commission Page 5 of 7 May 1, 2014 The Concept Plan proposes to demolish the existing buildings and construct a vertical mixed use building and four one-story buildings in phases that orient toward an interior plaza. A parking garage will be attached to the vertical mixed-use building and provide additional parking. The two driveways along University Drive East will be consolidated into one with a right-turn deceleration lane provided. The existing driveway location on East Tarrow with left- turn lane will remain and three new driveways are proposed along Tarrow Street with one aligning with the former Albertson's shopping center driveway and another with Arguello Drive. Base Zoning and Meritorious Modifications The development will utilize GC General Commercial and R-6 High Density Multi-Family as the base zoning districts. Permitted Uses GC General Commercial uses along with multi-family land uses as allowed in R-6 High Density Multi-Family Permitted are permitted in addition to a pedestrian-oriented outdoor plaza designed for community events that include a pavilion, tower architectural feature, outdoor sales, display and other park-like amenities. Density The maximum residential density is 30 units per acre as per the R-6 High Density Multi-Family zoning district. Setbacks Instead of standard zoning setbacks, the applicant has proposed: Minimum Front Setback (along University Drive East) 20 feet (normally 25 feet) Minimum Side Setback (between buildings) 7.5 feet Minimum Side Street Setback (along East Tarrow) 15 feet Minimum Rear Setback (along Tarrow Street) 10 feet (normally 15 feet) Height Building height will be regulated by GC General Commercial and R-6 High Density Multi-Family base zoning districts. Building heights will range between one and seven stories. Parking Parking for residential uses will be 1 parking space per bed. Non-residential parking will be 1 parking space per 250 gross square feet with no increase for more intense commercial uses as defined by the Unified Development Ordinance. Up to 20% of the parking spaces within the parking garage may be compact spaces. Other Meritorious Modifications Off-Street Parking Standards: Minimum parking lot setback is reduced to 8 feet along Tarrow Street with double landscape islands not being required every seven parking spaces. Right-of-Way Dedication: No additional right-of-way is anticipated for University Drive East, East Tarrow, or Tarrow Street unless needed for the additional turn-lane mitigation. Non-Residential Architecture Standards: Accessory buildings and parking garages are exempt from the requirements except that parking garages may be constructed of a pre-case concrete product and painted to complement abutting buildings. Planning &Zoning Commission Page 6 of 7 May 1, 2014 Signage The sign regulations for the base zoning districts of GC General Commercial and R-6 High Density Multi-Family will be utilized for this development with the following modifications: • Signs may be approved administratively by staff with appeals to staff's interpretations to be considered by the Design Review Board; • Wayfinding signage (LIDO Section 12-7.5.AA Campus Wayfinding Signs) is permitted for this development and may also be located at street intersections including driveways with parking; • In addition to one freestanding sign, low profile signs are allowed at one per building; • Light pole signage may be utilized within the interior plaza area only and is limited to a maximum of 14 light pole signs with 36 square feet per light pole. These signs are not in lieu of freestanding signage, are intended as development identification and special event signage, will not be utilized for tenant signage, and do not count against attached signage limitations; • Apartment Identification signage is allowed with two detached signs — one placed at University Drive East and East Tarrow and a second placed at University Drive East and Tarrow Street only advertising the subdivision, development, or area. No commercial tenant advertising shall occur on the Apartment Identification signs; and • Attached signage is permitted for all residential and non-residential buildings. o The residential portion of the public entry fagade shall be calculated in the allowance for attached signage square footage. o The facades of the commercial-only buildings along University Drive East are to be included in the public entry fagade calculation. STAFF RECOMMENDATION Staff recommends approval with the condition that an additional right-turn lane be provided on southbound Tarrow Street at the intersection University Drive East and that the ordinance is not effective unless a deed executed for purchase of the property is recorded in the Official Records of Brazos County, Texas on or before September 15, 2014. SUPPORTING MATERIALS 1. Application 2. Rezoning Map 3. Concept Plan Planning &Zoning Commission Page 7 of 7 May 1, 2014 FOR OFFICE USE ONLY a CASE NO. { L1— '1 U DATE SUBMITTED: D 01 L4 CITY OF COLT-EGE,STATION TIME: -21 2-0 Home of Texas A&M University' STAFF: A-U- ZONING MAP AMENDMENT (REZONING) APPLICATION PLANNED DISTRICTS (Check one) 0 ($1,165) Planned Development District(PDD) ❑ ($1,165) Planned Mixed-Used Development(P-MUD) ❑ ($315) Modification to Existing PDD or P-MUD Amendment- Planning &Zoning Commission and City Council Review Please use Concept Plan Minor Amendment Application for minor amendments as per Section 3.4.J of the UDO. MINIMUM SUBMITTAL REQUIREMENTS: $315- 1,165 Rezoning Application Fee. ❑X Application completed in full. This application form provided by the City of College Station must be used and may not be adjusted or altered. Please attach pages if additional information is provided. ❑X Traffic Impact Analysis or calculations of projected vehicle trips showing that a TIA is not necessary for the proposed request. ❑x One (1)copy of a fully dimensioned Rezoning Map on 24"x36" paper showing: a. Land affected; b. Legal description of area of proposed change; c. Present zoning; d. Zoning classification of all abutting land; and e. All public and private rights-of-way and easements bounding and intersecting subject land. X❑ Written legal description of subject property (metes & bounds or lot & block of subdivision, whichever is applicable). ❑X A CAD (dxf/dwg)-model space State Plane NAD 83 or GIS (shp) digital file (e-mailed to PDSDigitalSubmittal@cstx.gov). ❑X Fourteen (14)copies of the Concept Plan on 24"x36" paper in accordance with Section 3.4.D of the UDO. 0 One (1) copy of the Concept Plan on 8.5"x11" paper in accordance with Section 3.4.D of the UDO. [J The attached Concept Plan checklist with all items checked off or a brief explanation as to why they are not checked off. NOTE: If a petition for rezoning is denied by the City Council, another application for rezoning shall not be filed within a period of 180 days from the date of denial, except with permission of the Planning &Zoning Commission. Date of Optional Preapplication Conference NAME OF PROJECT Chimney Hill Redevelopment ADDRESS LEGAL DESCRIPTION (Lot, Block, Subdivision) Lots 1 & 2fock 1 of the Chimney Hill Retail Center. GENERAL LOCATION OF PROPERTY IF NOT PLATTED: Located along the north side of University Drive and surrounded by East Tarrow- Currently Chimney Hill Retail Center. TOTAL ACREAGE 7.95 acres 10/10 Page 1 of 7 APPLICANT/PROJECT MANAGER'S INFORMATION (Primary contact for the project): Name Doug Demiano, PM Realty Group E-mail ddemiano@pmrg.com Street Address 1000 Main Street, Suite 2400 City Houston State Texas Zip Code 77002 Phone Number 713.209.5800 Fax Number PROPERTY OWNER'S INFORMATION: Name City of College Station E-mail rheye@cstx.gov Street Address 1101 Texas Avenue South City College Station State Texas Zip Code 77840 Phone Number 979.764.3510 Fax Number OTHER CONTACTS (Please specify type of contact, i.e. project manager, potential buyer, local contact, etc.): Name Natalie Ruiz, IPS Group E-mail natalie@ipsgroup.us Street Address 511 University Drive East, Suite 204 City College Station State Texas _ Zip Code 77840 Phone Number 979.846.9259 Fax Number This property was conveyed to owner by deed dated October 28, 2008 and recorded in Volume 8853 , Page 069 of the Brazos County Official Records. Existing Zoning General Commercial w/Corridor OV Proposed Zoning Planned Development District-PDD Present Use of Property Retail Shopping Center Proposed Use of Property Mixed-Use Development with retail, restaurants, multi-family and other commercial uses. Proposed Use(s)of Property for PDD, if applicable: ,Permitted land uses are per the existing GC General Commercial zoning district including residential land uses per the IR-6 High Density Apartment zoning district. P-MUD uses are prescribed in Section 6.2.C. Use Table of the Unified Development Ordinance. If P-MUD: Approximate percentage of residential land uses: N/A Approximate percentage of non-residential land uses: N/A REZONING SUPPORTING INFORMATION 1, List the changed or changing conditions in the area or in the City which make this zone change necessary. The existing retail center is predominantly vacant and prime for redevelopment. A zone change is necessary in order to develop a mix of residential and commercial uses in a more urban setting. The proposed PDD zoning district will allow a mix of commercial and residential land uses with more urban development standards. 10/10 Page 2 of 7 2. Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not, explain why the Plan is incorrect. The PDD rezoning is in accordance with the City's Comprehensive Plan. The subject property is currently located within Area V, the University Drive Hospitality Corridor and designated for general commercial and hospitality land uses. 3. How will this zone change be compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood? The proposed PDD zoning district includes commercial land uses within the existing permitted GC General Commercial zoning district and incorporates new high density residential land uses. The mix of uses and scale of the project is more compatible with the surrounding neighborhood including the Hilton hotel, the former Albertson's retail center and the Tarrow Office Park. 4. Explain the suitability of the property for uses permitted by the rezoning district requested. A mix of commercial and residential land uses is critical to redeveloping the subject property. Incorporating more urban development standards will provide the design flexibility necessary to create a new center that allows for living, working and recreating within close proximity. 5. Explain the suitability of the property for uses permitted by the current zoning district. The subject property is suitable for the commerical land uses permitted in the existing GC General Commercial zoning district, however, the proposed PDD will allow the introduction of residential uses and development standards to create a more urban environment. 6. Explain the marketability of the property for uses permitted by the current zoning district. The existing under-performing retail center is currently permitted by right within the existing GC General Commercial zoning district. The exising zoning district limits marketability to commercial land uses commonly Found along the University Drive Corridor. A mix of land uses with urban development standards will encourage the redevelopment of the existing center into a more sustainable project for the City of College Station. 7. List any other reasons to support this zone change.. The proposed PDD will support the redevelopment of an existing under-performing property in a prominent area of the city-along the University Drive primary image corridor. The City's Economic Development Master Plan states that "it is essential that redevelopment and reinvestment in underutilized facilities and properties occur". 10/10 Page 3 of 7 8. State the purpose and intent of the proposed development. The purpose and intent of the PDD is to encourage the redevelopment of an existing underperforming retail center along the University Drive Hospitality Corridor. The new development will provide a destination for residents and visitors to shop, dine, live and recreate in a more urban environment. Introducing high density residential land uses and more urban development standards will incent the major reinvestment of an underutilized property in a prominent area of College Station. CONCEPT PLAN SUPPORTING INFORMATION 1. What is the range of future building heights? The range of future buildings heights will be one to seven stories. Overall maximum height will be limited via the base zoning districts of GC General Commercial and R-6 High Density Apartments. 2. Provide a general statement regarding the proposed drainage. The existing site is predominantly impervious cover with building and parking. With the site plan, both pre and post development flows will be analyzed to ensure flows have not increased from the site or have been mitigated. 3. List the general bulk or dimensional variations sought. See attached. 4. If variations are sought, please provide a list of community benefits and/or innovative design concepts to justify the request. See attached. 10/10 Page 4 of 7 5. Explain how the concept plan proposal will constitute and environment of sustained stability and will be in harmony with the character of the surrounding area. The concept plan incorporates a mix of commercial and residential land uses in a more urban environment to blend with the character of the surrounding area. The mix of uses and scale of the project is in harmony with such adjacent developments as the Hilton hotel, Tarrow Office Park, Albertsons Retail Center and the Golden Corral center. 6. Explain how the proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan. The proposed PDD is in conformance with the City's Comprehensive Plan. Redevelopment of the center will improve the aesthetics along the University Drive Corridor and implement the hospitality goals of the area. The creation of a destination will anchor the west end of the hospitality corridor. Approving the proposed PDD will implement a major strategy of the City's Economic Development Master Plan by encouraging the redevelopment and reinvestment of an underutilized facility in a prominent location. The Plan specifically recommends that the City "facilitate the development of retail, employment and higher density housing in appropriate areas with an emphasis on integrated design and pedestrian and bicycle traffic as viable transportation alternatives". 7. Explain how the concept plan proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development_ The concept plan is compatible with the adjacent commercial land uses including overall size and scale. The existing commercial land uses allowed within the GC General Commercial zoning district will be preserved and residential uses will be incorporated to provide a more sustainable development. 8. State how dwelling units shall have access to a public street if they do not front on a public street. The property is surrounded by public streets on all sides. g. State how the development has provided adequate public improvements, including, but not limited to: parks, schools, and other public facilities. Ail public improvements currently exist on the property. 10/10 Page 5 of 7 10. Explain how the concept plan proposal will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. The concept plan and PDD zoning proposes the entire redevelopment of the existing retail center to meet or exceed local development codes and ordinances. In addition to improving public health, safety and welfare, the redevelopment will be an asset to the entire community and enhance the University Drive Primary Image Corridor. 11. Explain how the concept plan proposal 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 reasonable anticipated in the area considering existing zoning and land uses in the area. The subject property is currently surrounded by public streets including a major arterial, University Drive. Adequate facilities including sidewalks and bicycle racks will be provided to accommodate pedestrian circulation. The mix of land uses and urban development standards provide for a more sustainable project that serves the hospitality needs of the community. The centerpiece of the new development is an outdoor pedestrian plaza that provides a destination for community events, shopping and leisure activities. Please note that a "complete site plan" must be submitted to Planning & Development Services for a formal review after the "concept plan" has been approved by the City Council prior to the issuance of a building permit - except for single- family development. The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true, correct, and complete. IF THIS APPLICATION IS FILED BY ANYONE OTHER THAN THE OWNER OF THE PROPERTY, this application must be accompanied by a power of attorney statement from the owner. If there is more than one owner, all owners must sign the application or the power of attorney. If the owner is a company, the application must be accompanied by proof of authority for the company's representative to sign the application on its behalf. Signature air titlelr D t T 10/10 Page 6 of 7 CONCEPTUAL PDD/P-MUD SITE PLAN MINIMUM REQUIREMENTS (ALL CITY ORDINANCES MUST BE MET) INCLUDING BUT NOT LIMITED TO THE FOLLOWING: ❑X A key map (not necessarily to scale). ❑X Title block to include: ❑X Name, address, location, and legal description. ❑X Name, address, and telephone number of applicant 0 Name, address, and telephone number of developer/owner(if differs from applicant) ❑X Name, address, and telephone number of architect/engineer(if differs from applicant) 0 Date of submittal ❑X Total site area ❑X North arrow. 100-year floodplain and floodway (if applicable) on or adjacent to the proposed project site, note if there is none on the site. 0 Show the approximate location of the following: ❑X Parking areas 0 Building sites and an indication of their use 0 Artificially lit areas 0 Open spaces/conservation areas Greenways Fx-1 Streets and access Parks Schools Trails Buffer areas (or a statement indicating buffering proposed) X❑ Other special features ❑X Approximate accessways, pedestrian and bikeways. Q Common and open space areas. 10/10 i'rint E or r7i Page 7 of 7 CHIMNEY HILL PDD "Redevelopment is critical for any community to thrive or even survive through various development cycles and transitions. It is essential that redevelopment and reinvestment in underutilized facilities and properties occur." City of College Station's Comprehensive Plan, Economic Development Master Plan The City's Comprehensive Plan recognizes the importance of the subject property and the University Drive Hospitality Corridor designated for general commercial and hospitality land uses. In addition to the Land Use Plan and Community Character strategies, the Economic Development Master Plan encourages redevelopment of underutilized facilities in prominent areas of the city. Initiating a major redevelopment of the subject property ensures compliance with the City's Comprehensive Plan and offers the following community benefits: 1. Creation of a more urban mixed use concept development within a highly visible, underutilized property anchoring the western end of the University Drive Hospitality Corridor. 2. Converting an underperforming land use along a Primary Image Gateway within close proximity to Texas A&M University. 3. Major redevelopment of a vacant property currently owned by the City of College Station. 4. Creation of a destination opportunity for residents and visitors centered around a public outdoor plaza area with unique shopping, dining and living opportunities. 5. Higher density residential development within close proximity to Texas A&M University marketed toward young professionals within the community. 6. Implementing a major strategy in the City's Economic Development Master Plan — supporting redevelopment and reinvestment. The Plan calls for the City to "continue to lead the redevelopment efforts of areas such as Northgate and the University Drive Corridor and continue to assist in the reinvestment efforts of private interests." 7. Encouraging mixed-use development. The City's Economic Development Master Plan specifically recommends that the City "facilitate the development of retail, employment and higher density housing in appropriate areas with an emphasis on integrated design and pedestrian and bicycle traffic as viable transportation alternatives." 8. Providing additional retail and dining offerings for non-student populations. The city's Economic Development Master Plan identified this element as a challenge within the local economy. In order to incorporate a residential component within the proposed redevelopment a rezoning is required. The PDD zoning classification is the only tool in the Unified Development Ordinance (UDO) currently available to implement the vertical mix of uses and urban character envisioned in the Comprehensive Plan. Although not an ideal zoning tool for this application, the PDD is being used to establish these urban standards and stimulate the redevelopment of a suburban commercial strip center into a more urban mix of residential and commercial uses. The following are the development standards for the PDD: Permitted Uses & Bulk Standards Permitted Uses Maintain the permitted land uses within the existing GC General Commercial zoning district and adding multi-family land uses per the R-6 High Density Apartments zoning district. Permitted uses also include a pedestrian-oriented outdoor plaza designed for community events. Uses within the plaza include a pavilion, tower architectural feature, outdoor sales, display and other park-like amenities. Setbacks The following setbacks are proposed: Minimum Front Setback (along University Drive) 20' Minimum Side Setback (between buildings) 7.5' Minimum Side Street Setback (along East Tarrow) 15' Minimum Rear Setback (along Tarrow and Building E) 10' Residential Density Maximum residential density is thirty (30) dwelling units per acre per the R-6 High Density Apartments base zoning district. Building Height Building height is regulated via the base zoning districts of GC General Commercial and R-6 High Density Apartments. Parking In an effort to create a more walkable environment, a combination of traditional surface parking and a parking garage will be used. The following parking reductions were based upon three elements: (1) The City's suburban parking standards for commercial and residential land uses; (2) The City's more urban parking standards found in the Northgate zoning districts; and, (3) The projected parking demands based upon uses permitted via the PDD. The following parking requirements are proposed: Residential Uses 1 parking space per bed Non-Residential Uses 1 parking space per 250 sq. ft.* (*No increases for more intense commercial uses as defined by the UDO.) Allow up to 20%of compact parking spaces within parking garages. Meritorious Modifications Off-Street Parking Standards Minimum parking lot setback of 8' along Tarrow Street including the removal of a double landscaped island every seven parking spaces. Right-of-Way Dedication No additional right-of-way is anticipated for University Drive, Tarrow or East Tarrow. Non-Residential Architectural Standards Section 12-7.10 Non-Residential Architectural Standards will apply except for the following modifications: Building Mass, Design & Materials: Parking Garages are exempt from NRA requirements. Parking garages may be constructed of a pre-cast concrete product and painted to complement abutting buildings. Accessory Buildings: Accessory buildings shall not be required to meet the NRA standards. Signage The sign regulations for the base zoning districts of GC commercial and R-6 residential will be utilized for this development with the following modifications: • Signs may be approved administratively by staff with appeals to staff's interpretations to be considered by the Design Review Board. • Wayfinding signage (UDO Section 12-7.5.AA Campus Wayfinding Signs) is permitted for this development and may also be located at street intersections including driveways with parking. • In addition to one freestanding sign, low profile signs are allowed at a rate of one per building. • Light pole signage may be utilized within the plaza area only and is limited to a maximum of 14 light pole signs with 36 square feet per light pole. 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