HomeMy WebLinkAbout12/09/2014 - Regular Agenda Packet - Parks Board _ _
(11L-r141 PARKS AND RECREATION ADVISORY BOARD tr�i<W
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CITY OF COLLEGE STATION AGENDA
TUESDAY DECEMBER 9, 2014
REGULAR MEETING - 7:00PM
Wolf Pen Creek Green Room
1015 Colgate
College Station, TX 77840
The City Council may or may not attend the Parks&Recreation Advisory Board Meeting.
1. Call to order and Roll Call.
2. Possible action concerning requests for absences of members.
3. Hear visitors.
4. Consideration, possible approval, and discussion of minutes from the meeting November
18, 2014.
5. Discussion and possible action on a Senior Advisory Committee application from
Margaret Carmichael to serve a second term on the committee.
6. Discussion and possible action on a Senior Advisory Committee appointment of
chair and vice chair.
7. Discussion on possible FY 15 Bond Projects.
8. Update on the Fun for All park.
9. Report, possible action, and discussion concerning the current Capital Improvements
Program:
> Park Projects Summary
> In Process Park Projects
> Completed Park Projects
> Presentation, discussion and possible action on the BCS Jones-Butler project.
> Dedications of Less than Five Acres
None for this month's meeting.
10.Presentation, possible action, and discussion on future agenda items: A Board 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.
> Next Regular Meeting - January, 2015
11.Adjourn.
The building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive services must be made at least 48 hours
before the meeting. To make arrangements call(979)764-3517 or(TDD)1-800-735-2989. Agendas may be viewed on yvww.cstx.aov.
Notice is hereby given that a Regular meeting of the Parks and Recreation Advisory Board of College Station, Texas will be held
on the 9th day of December, 2014. For the meeting to begin at 7:00 p.m. at the Wolf Pen Creek Green Room, 1015 Colgate,
College Station, Texas, 77840. The following subjects will be discussed, to wit: See Agenda.
Posted this the 5th day of December, 2014, at 5:00 p.m.
Ci • :ge Station, Teems
BY:
Kelly Templin, ity Manager
BY:
Sherry Mashb�j► ity Secretary
I, the undersigned,do hereby certify that the above Notice of Meeting of the Parks and Recreation Advisory Board of the City of
College Station, Texas is a true and correct copy of said Notice and that 1 posted a true and correct copy of said notice on the
bulletin board at City Hall, 1101 Texas Avenue,in College Station, Texas and on the City's website, www.cstx.00v. The Agenda
and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on December 5, 2014,
at 5:00 p.m., and remained so posted continuously for at least 72 hours proceeding the scheduled time of said meeting.
(4.g.
CITY OF COLLEGE STATION
December 3, 2014
Dear Parks and Recreation Advisory Board Members,
The Parks and Recreation Department has received an application from Ms. Margaret
Carmichael for the Senior Advisory Committee. I would like to ask for your approval to appoint
Ms. Carmichael for a second term on committee. Her application is attached for your
consideration.
Sincerely,
064-61_4404'"--
Marci Rodgers, CSA
Senior Services Coordinator
the heart of the Research Valley
P.O.BOX 9960
1101 TEXAS AVENUE
COLLEGE STATION•TEXAS•77842
979.764.3510
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SENIOR ADVISORY COMMITTEE
CITY Or COLLEGE STATION PARKSA00 AND R TRP TIROO D COLLEGE STATION,TEXAS 77840
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Home of Teta;AiM(iniverrity`
(979)764-3486
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Project Update
As of December 1, 2014.
1. Veterans Shop Expansion—Building arrived on site 12/1/14.Contractor started erecting the
building on the same day.Work will continue with various trades involved.
2. Veterans Shelter—Project is 100 percent complete. Punch list was completed the week of
Thanksgiving.
3. Raintree—This project is complete as well.The contractor will work on the Punch list over the
next few days. Punch list is small, so the contractor should be out within a few days.
4. Festival site Outlets—Josie and I are waiting on paperwork from Dailey.Once we have that,we
will go to contract.Still expected to start after the first of the year.
5. Festival Site Restrooms—Waiting on Council approval (December 18th meeting). Once that
happens,the restroom will go into production.
6. 502 Boyett—Bid opening December the 5th at 2pm.
7. Southwood Curb painting and speed bumps—Precision will start work at the end of the week,
weather pending. I will start this week as well gathering quotes for speed bumps that Park staff
will install at a later date.
8. Thomas/Bee Creek Project—I will call for a Pre-Construction meeting next week. Submittals
have been approved. I will also give Dudley the Notice to Proceed letter at the conclusion of the
preconstruction meeting.
9. Allison and EPICS—The group continues to add points and update the data base.There is a
tentative meeting/presentation scheduled for the week of December 8th. Once I have a firm
date, I will let you know.
10. Georgie K Fitch—I met with Leigh Walden the week of Thanksgiving. Leigh is in the process of
designing us a play scape that will fit into our current fall zone. Leigh will also provide us a
turnkey price on the project since Fun Abounds is a Buy Board provider.
11. Jack and Dorothy Miller—This Park is next on the list.The scope of work for this park is rather
large.The surfacing is up for replacement, along with the track surfacing.With the surfacing up
for replacement,we will explore options of two new play units for this park.
FOR OFFICE U E C3NLY`
CASE NO.: CS ''
DATE SUBMITTED: 5` T
4r-rag"'
CI
CITY OF COI i,EGE STATION TIME:TIME: C
Home of Texas A&M UniversitySTAFF:
ZONING MAP AMENDMENT (REZONING) APPLICATION
PLANNED DISTRICTS
(Check one) ❑ ($1,165)Planned Development District(PDD)
❑ ($1,165)Planned Mixed-Used Development(P-MUD)
0 ($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:
1-X $315-1,165 Rezoning Application Fee.
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.
0 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.gav).
❑X Six(6)copies of the Concept Plan on 24"x36"paper in accordance with Section 3.4.D of the UDO.
❑X One(1)copy of the Concept Plan on 8.5"x11" paper in accordance with Section 3.4.D of the UDO.
(p 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 Jones Butler Apartments
ADDRESS 1800 Wellborn Road, Wellborn Road, Harvey Mitchell Parkway South, and Wellborn Road
LEGAL DESCRIPTION(Lot, Block, Subdivision)
Crawford Burnett, Tract 61, 62, 66, and 165
GENERAL LOCATION OF PROPERTY IF NOT PLATTED:
Located at the northwest corner of the intersection of Welibom Road(FM2154)and Harvey Mitchell Parkway South
(FM2818).
TOTAL ACREAGE 36.86 acres
Page 1 of 7
Revised M14
APPLICANT/PROJECT MANAGER'S INFORMATION (Primary contact for the project):
Name Mitchell&Morgan, LLP C/O Veronica Morgan, PE E-mail v@mitcheliandmorgan.com
Street Address 3204 Earl Rudder Freeway South
g
College Station State Texas Zip Code 77845
City
Phone Number 979-260-6963 Fax Number 979-260-3564
PROPERTY OWNER'S INFORMATION:
Name
BCS Jones Butler 37.26, LP E-mail ccooper@caldwellcos.com
Street Address 7904 North Sam Houston Parkway West, 4th Floor
City Houston State Texas Zip Code 77064
Phone Number 713.690.0000 Fax Number
OTHER CONTACTS(Please specify type of contact, i.e. project manager, potential buyer, local contact, etc.):
Name
Caldwell Companies CIO Clint Cooper E-mail ccooper arcaldwellcos.com
Street Address 1700 Research Parkway, Suite 110
City College Station State Texas Zip Code 77845
Phone Number (979)260-7000 Fax Number 2231 r I,0(0't "004
This property was conveyed to owner by deed dated 6/25/2014 and recorded in Volume 12106 , Page 015
of the Brazos County Official Records.
Existing Zoning GS and M-2 Proposed Zoning PDD(VI//R-4 basis&Controlled density)
60 UY1\*s Ma.x)
Present Use of Property Vacant-Undeveloped
Proposed Use of Property Multi-Family
Proposed Use(s)of Property for PDD, if applicable:
Multi-Family
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 property is currently zoned general suburban(GS)and Heavy Industrial(M-2), both of which are no longer
compatible with the developments that have been constructed around the subject property.
Page 2of7
Revised 4/14
m.
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 land use plan currently shows this property designated as U-Urban. This zoning change request is in
accordance with the Comprehensive Plan.
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 property is currently zoned general suburban(GS)and Heavy Industrial(M-2), both of which are no longer
compatible with the developments that have been constructed around the subject property. It would be more
appropriate for this property to be used as planned in the approved Comprehensive Plan.
4. Explain the suitability of the property for uses permitted by the rezoning district requested.
The U-Urban category shown on the Land Use Plan is meant to accommodate multi-family housing, especially in a
fashion that is more dense than GS-General Suburban would allow. The property and its proximity to TAMU and
the surrounding street infrastructure is ideal for a multi-family project.
5. Explain the suitability of the property for uses permitted by the current zoning district.
The property with its proximity to the railroad track is suitable for heavy industrial but by the same token its proximity
to the park and student housing makes it unsuitable for heavy industrial users. The U-Urban category shown on
the Land Use Plan is the most appropriate land use for this property.
6. Explain the marketability of the property for uses permitted by the current zoning district.
The property is not marketable for heavy industrial uses nor the single family(GS)general suburban uses. The
uses surrounding this property are mainly student housing and locating single family housing at this location would
not sell well unless it was marketed to students. Also development of the property as General Suburban(GS)
would have this property developing at a density much less than what is desired for student housing this close to
Texas A&M University.
7. List any other reasons to support this zone change.
It is in compliance with the Land Use Plan and promotes higher density student population in proximity to the Texas
A&M University
Page 3 of 7
Revised 4114
8. State the purpose and intent of the proposed development.
The purpose of the development is to provide student housing close to the Texas A&M University Campus.
CONCEPT PLAN SUPPORTING INFORMATION
1. What is the range of future building heights?
The units will have a maximum building height of 45 feet, while the maximum height of the clubhouse is 55 feet.
2. Provide a general statement regarding the proposed drainage.
The drainage from the project will enter the two existing ponds on the property and be detained before leaving the
property boundary. We will be making modifications to the ponds to allow them to act as detention. We will also be
asking to reclaim a portion of the 'Wood prone"area. This property that we are designating as "flood prone"is
located in a Zone X area on the FEMA FIRM map panel 48041 C0305F.
3. List the general bulk or dimensional variations sought.
1.The projectOaylb
contain one, two, three, four, five and six bedroom units onsite and the units'nape rented by the
bedroom. in
contain
We would also ask to be allowed to construct the buildings with a 10 foot separation between each building.
3.Allow for block length variances along Wellborn Road, FM2818 and Jones-Butler Road.
4.Allow for single detached units and duplexes to be constructed within the PDD(R-4 based)category.
4. If variations are sought, please provide a list of community benefits and/or innovative design concepts to justify the
request.
The project is retaining the existing ponds and significant natural vegetation in the floodplain area to provide an
amenity to the project.
Page 4of7
Revised 4/14
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 project is retaining the majority of the floodplain and the two existing ponds on the property. This along with the
fact that we are creating student housing in an area surrounded by student housing and planned for student
housing makes it ideal.
6. Explain how the proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan.
The Comprehensive Plan has a stated goal that student housing is desired close to campus to alleviate problems
with student traffic on thoroughfares further away from campus.
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 for a mull-family development similar in nature to the three developments which surround this
property.
8. State how dwelling units shall have access to a public street if they do not front on a public street.
All dwelling units will have access to an internal parking lot with drive aisles. These parking lots will then take
access to the public street system. One driveway will be taken from FM2818 and a second driveway onto Jones-
Butler Road.
g. State how the development has provided adequate public improvements, including, but not limited to: parks, schools,
and other public facilities.
The project will include public utilities and will contribute to the parks system by contributing, per City ordinance
(fees/land) to parkland for this park zone.
Page 5of7
Revised 4/14
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 provides forstudent housing similar to other developments in the area. This use and density of
development can be handled by the current Thoroughfare system and utilities in the area. The project will comply
with all safety and welfare ordinances of the City.
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.
A traffic impact analysis has been performed for this project and it illustrates that the site traffic can be adequately
and safely handled on Jones-Butler and the surrounding street systems. As part of the PDD Zone,we are
requesting to limit density to 450 units on the property. This will minimize the traffic impacts from the development
Janes Butler has bike lanes and sidewalks to help with bike and pedestrian traffic to the University.
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. IP 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;-aihowners-must sign-the-application-or the-power ofattomey.-If the pwneris pcompany,-the-aapptication
must be accompanied by proof of authority for the company's representative to sign the application on ifs behalf.
I r
o
Sign afire and ON eat
Page 8 of 7
Revised 4114
MORGAN
Jennifer Prochazka, AICP November 17, 2014
Principal Planner
City of College Station
P.O. Box 9960
College Station, TX 77842
RE: BCS JONES BUTLER(REZ)—WAIVER REQUEST
Dear Jennifer:
We are requesting a PDD rezoning for the subject property. We would like to use the R-4
zoning district as our base zoning for this PDD. We are asking for the following bulk or
dimensional variations:
Block Length Waiver
We are requesting a block length waiver for the property. We understand that we do not need
to request a block length waiver for Wellborn Road because of the location of the railroad.
However, we are requesting this block length waiver for all other property boundaries (i.e. FM
2818, Jones-Butler and our northern property line).
This property contains a significant area that is inundated with stormwater during the 100-year
storm event. It currently is designated as Zone X on the FEMA FIRM map panel 48041C0305F.
This flood prone area, along with the fact that this property is the last to develop in the area
bounded by Holleman Drive, Wellborn Road and FM2818 and all other developments have set
the block length standard, is why we are asking for this waiver. The block length requirement
imposed on this property does not seem to make sense when it is a multi-family product that will
have internal sidewalks and drives that connect to the street systems at the entrance drives. As
for vehicular movement, there is not an adjacent development that has "stubbed" out access to
this property to meet a lesser block length. In addition, TxDOT will allow us only one driveway
curb cut onto FM2818, so meeting block length along that roadway will be problematic.
Although not a public street connection, this development will have one driveway to Jones-
Butler which will provide access for both vehicles and pedestrians to the public street and
sidewalk system on Jones Butler Road.
Unit Types
The product we are proposing has a mix of unit types and bedroom counts. It is a mix of
building sizes and styles with a bedroom mix ranging from two to six bedroom units with an
average of 4.25 bedrooms/unit. There will be several single detached units as well as duplexes
constructed within this PDD (R-4 based) category. This product is one that is gaining popularity
in many college towns. The increased bedroom count allows for a more affordable product for
students. In this case, the increased density from these bedrooms is appropriate given the
location is within biking distance from the University. The desire in the City of College Station
Comprehensive Plan has always been to increase student housing densities closer to campus
to help with traffic congestion in the City. This increased bedroom mix will encourage this.
3204 EARL RUDDER FWY S. • COLLEGE STATION,TX 77845 • 979 260 6963 • 979 260 3564
CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS SITE PLANS • SUBDIVISIONS
into®machellandmorgan com • www mltchellandmorgan corn
Understanding that some concern may stem from the five and six bedroom units and that
several ordinances, namely traffic, sanitation and parkland dedication utilize an assumed
bedroom density per unit and that these higher bedroom counts might skew the results from
these calculations we offer the following:
1. Sanitation—we will be providing compactors onsite which will alleviate the concern for
the calculation for dumpsters based upon dwelling unit count.
2. Traffic — we have modified our traffic analysis runs to a bedroom basis instead of a
dwelling unit basis.
3. Parkland—given that we would be allowed to have all four bedroom units we would be
willing to pay the cost differential from the 4 bedroom/unit basis to our average 4.25
bedroom/unit basis or whatever is ultimately permitted on the site if it is less than the
4.25 bedrooms/unit.
For instance:
Parkland Dedication based upon 4 bedroom units
4 bedrooms*200 units=800 bedrooms
200 units* $1636/unit=$327,200 parkland fees due
Proposed Bedrooms Onsite = 850
850 bedrooms—800 bedrooms for 200 units=extra 50 bedrooms
Assume all 4 bedroom units
50 bedrooms/4 bedrooms per unit= an extra 12.5 units to get same#of beds without 5
and 6 bed units
13 units* $1636/unit=$21,268 extra parkland dedication fees
More than 4 Unrelated
Because the requested product is for more than four bedrooms, it makes logical sense that
there will be more than four unrelated people in the five and six bedroom units. Our request for
more than four unrelated individuals in a unit is within a PDD zoning category and this product is
NOT located close to single family residential property. Although one might argue how many
unrelated individuals is too many for a single dwelling unit, it is our opinion that six individuals,
when each room is provided with a bathroom facility, is not too much for a shared living and
kitchen space. The market which is demanding these higher bedroom count units will also
demand that the shared areas be of sufficient size to accommodate the higher student
population occupying the space. Really, the cap on the number of unrelated persons per unit in
a multi-family development stemmed from a health and safety issue. Namely, could a one
bedroom unit with one bathroom handle five people trying to cram into that living space? The
type of products offered to student housing have changed over the years and now it is very
unusual to have shared bathroom facilities in the multi-family housing developments. We
usually find that each bedroom has its own bathroom included.
Building Separation
It is our desire to have a minimum 10-foot building separation between buildings. This will allow
us the ultimate amount of flexibility to create shared green spaces within our development for
the units to enjoy.
Rationale for Request
The rationale for the above requests is that we are dealing with an innovative design concept
that does not"fit"with the current regulations. Students are showing that they desire living in a
complex that is not a "cookie cutter" row after row of apartment buildings. This complex will
have a mix of unit types, styles and sizes with centralized green spaces including the large
green space shown as flood prone area. In addition, the student housing market is showing that
students do not mind sharing a common living space with more students as long as they have
their own private living area and bath. Increasing the bedroom density will allow for a more
affordable product for the students. In addition, given the product that is being considered in
this location we believe the block length requirement is really not applicable. If it were
applicable, the large flood prone area and driveway spacing requirements make it difficult if not
impossible to meet the block length requirements in the ordinance.
Density
The maximum density on the property based upon developable area is = 7 du/acre. The
maximum density that we are requesting on the property based upon total area= 6du/acre.
Sincerely,
c
Veroni a J.B. Morgan, PE, CFM
Managing Partner
Cc: File
•
Tuesdayl4
(..irrifill111111
CITY OF COLLEGE STATION
Home of Texas A6M University'
REZONING REQUEST
FOR
BCS JONES BUTLER
14-00900132
REQUEST: GS General Suburban and M-2 Heavy Industrial to PDD Planned
Development District for multi-family residential
SCALE: 36.86 acres
LOCATION: 1800 Wellborn Road, and more generally located between
Wellborn Road and Jones-Butler Road, north of Harvey Mitchell
Parkway, being 36.86 acres in the Crawford Burnett League, A-7,
College Station, Brazos County, Texas, and being the same called
14.58 acre tract of land conveyed to Cherokee Limited, recorded
in Volume 323, Page 735, and the called 7.76 acre tract conveyed
to Navajo Ltd.; as recorded in Vol. 337, Page 500, of the Brazos
County Deed Records and the two tracts conveyed to Palomares
Construction Co. called 12.58 acres, Tract 1, as recorded in Vol.
2508, Page 234, and all of called 2 acres, called Tract 2, as
recorded in Vol. 2507, Page 180, of the Brazos County Official
Records.
APPLICANT: Veronica Morgan, P.E., Mitchell & Morgan, LLP
PROJECT MANAGER: Jennifer Prochazka, AICP, Principal Planner
jprochazka@cstx.gov
RECOMMENDATION: Staff recommends approval of the rezoning request with the
condition that the impacts of any floodplain alterations be
contained within the subject property.
Planning&Zoning Commission Page 1 of 8
December 4, 2014
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Planning&Zoning Commission Page 3 of 8
December 4,2014
NOTIFICATIONS
Advertised Commission Hearing Date: December 4, 2014
Advertised Council Hearing Date: December 18, 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: 12
Contacts in support: None as of date of Staff Report
Contacts in opposition: None as of date of Staff Report
Inquiry contacts: None as of date of Staff Report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Urban R-4 Multi-Family Apartment Complex
South (across Urban GS General Suburban RV Park and
Harvey Mitchell and M-2 Heavy Industrial Sales
Parkway) Industrial
East(across General Commercial, PDD Planned Vacant and
Wellborn Urban and Development District Apartment Complex
Road) Natural Areas Reserved
West Urban, GS General Suburban Crompton Park and
Natural Areas Reserved, and and R-4 Multi-Family Apartment Complex
Natural Areas Protected
DEVELOPMENT HISTORY
Annexation: A small portion at the northern end of the property was annexed in
1958 and the remainder was annexed in 1969.
Zoning: GS General Suburban and M-2 Heavy Industrial (dates unknown)
Final Plat: Unplatted
Site development: Vacant
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The subject property is designated as Urban
and Natural Areas Resented on the Comprehensive Plan Future Land Use and Character
Map.
The Urban designation is described as a very intense level of development activities,
consisting of townhomes, duplexes and high-density apartments.
Natural Areas Reserved is described as being for areas that represent a constraint to
development and that should be preserved for their natural function or open space qualities.
These areas include floodplains and riparian buffers, as well as recreation facilities.
Planning&Zoning Commission Page 4 of 8
December 4, 2014
The proposed PDD zoning includes multi-family housing and generally preserves flood-
prone areas. At the time of site development, further drainage analysis will identify the limits
of the 100-year floodplain and the impacts of reclaiming portions of the"flood prone" areas.
The request is in compliance with the City's Future Land Use&Character Map.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The subject property is currently zoned GS
General Suburban and M-2 Heavy Industrial, neither district is compatible with the multi-
family housing that has been developed around the subject property. The proposed PDD for
multi-family housing is consistent with the character and development of the surrounding
properties.
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
PDD zoning permits multi-family housing, as anticipated by the City's Comprehensive Plan
Future Land Use and Character Map. The subject property is surrounded by multi-family
development and is in close proximity to Texas A&M University. Approximately 10 acres is
depicted on the Concept Plan as "flood prone" and is largely proposed to remain
undeveloped. Approximately two acres along the fringes of the "flood-prone" area is
proposed to be reclaimed for development. At the time of site development, further drainage
analysis will identify the limits of the 100-year floodplain and the impacts of reclaiming
portions of the"flood prone" areas.
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
property is currently zoned M-2 Heavy Industrial and GS General Suburban. Properties
located to the west of the railroad track in this area have been zoned and/or developed for
industrial uses since the 1950s. Because of its proximity to Texas A&M University and the
growth of A&M, the area has become desirable for multi-family student housing. The
surrounding multi-family development and City park make this property undesirable for
heavy industrial development. Single-family is also not a desirable development type in this
area, surrounded by existing multi-family housing, a railroad, and major roadways.
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 indicates that the property is not marketable for heavy industrial uses nor single-
family uses. The uses surrounding this property are primarily multi-family student housing.
6. Availability of water,wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: There are existing 8-and 18-inch
waterlines along Jones-Butler Road and crossing the property which are available to serve
the tract. There are also 16- and 18-inch sanitary sewer lines bisecting the property. There
is currently capacity in the existing sanitary sewer system to support the proposed
development. Detention is required in this area, where stormwater from the site generally
discharges to the east within the Bee Creek Drainage Basin. With site development, further
drainage analysis will identify the limits of the 100-year floodplain and the impacts of
reclaiming portions of the"flood prone" areas. Drainage and other public infrastructure
required with site development shall be designed and constructed in accordance with the
BCS Unified Design Guidelines.
Planning&Zoning Commission Page 5 of 8
December 4,2014
A Traffic Impact analysis was performed for the development. In order to mitigate the traffic
impacts of the development, Holleman Drive West at Jones-Butler Road will need to
widened and restriped to provide left turn lanes on the westbound and eastbound
approaches. The City is in the process of converting that intersection to a four-way stop.
The applicant is also proposing to limit the number of bedrooms in the development to 850
in order to avoid additional impacts to the surrounding roadways.
SUMMARY OF CONCEPT PLAN
The proposed PDD Planned Development District zoning uses a base zoning district of R-4
Multi-family. Approximately eight acres of the development is intended to remain as natural
open space, both as a site amenity and for the natural conveyance of flood water (ie:flood
prone areas). The development is intended to provide student housing in close proximity to the
Texas A&M University campus. The PDD includes a variety of unit types and bedroom counts.
Meritorious modifications are included below. All other standards of the R-4 district would be
met with development.
Density: The maximum density on the property is 6 dwelling units/acre. The maximum density
on the developable area (outside of floodprone areas) is 7 dwelling units/acre. Based on the
Traffic Impact Analysis, the project is proposed to be capped at 850 bedrooms.
Range of future building heights: units will have a maximum building height of 45 feet and the
clubhouse will be a maximum of 55 feet.
Drainage: The drainage from the project will enter the two existing ponds on the property and
be detained before leaving the property boundary. Modifications to the ponds are proposed to
allow them to act as detention. The applicant is requesting to reclaim a portion of the"flood
prone" area. This portion of the property shown as "flood prone" is located in a Zone X area on
the FEMA FIRM map panel 48041C0305F.
Meritorious Modifications
The following modifications are proposed through this rezoning request:
Block Length: The applicant requests a block length waiver for the property. The
subdivision regulations require that blocks be no longer than 660 feet in areas
designated as Urban on the City's Future Land Use and Character Map. Based on this
standard, a street or public way would be required along Harvey Mitchell Parkway and
Jones-Butler Road. The applicant indicates that a significant amount of the property is
"flood-prone" and the remainder of the area is already built out so that a street to break
block length would only serve to connect Harvey Mitchell Parkway and Jones-Butler
Road through this multi-family development.
Block Perimeter: The applicant requests a block perimeter waiver for the property. The
Unified Development Ordinance allows for a maximum 2,000 foot block perimeter in
Urban areas. The Block Perimeter is the outside edge of a block, being the total of the
blockfaces for each block. The subject property is the last to develop in the area where
the block pattern is established. The property is bound by railroad right-of-way on two
sides and is divided by a significant "flood-prone" area.
Planning&Zoning Commission Page 6 of 8
December 4, 2014
Unit Types: The applicant requests to utilize single detached units, duplex units, and
multi-family structures together on a single multi-family tract. R-4 Multi-Family does not
permit single-unit structures and duplexes to be built as a part of a multi-family complex.
The proposed MF Multi-family zoning district does permit these unit types as a part of a
multi-family development, however this district is not yet available.
More than Four Unrelated: In addition, the proposal includes a variety of bedroom
counts within its units, ranging from two to six bedrooms, with an average of 4.25
bedrooms per dwelling unit. The number of bedrooms in each unit is not regulated by the
Unified Development Ordinance, however it may have an effect on the number of
unrelated residents that reside together in the units. The applicant states that units with
increased bedroom counts allow for a more affordable product for students and is a new
trend in multi-family housing in many college towns. The applicant believes that the
increased bed count (and ultimately persons per unit) is appropriate based on the
property's close proximity to Texas A&M University. The Comprehensive Plan seeks to
locate multi-family student housing in Urban areas close to campus.
The applicant requests that up to six unrelated individuals be permitted to reside within a
unit in this development as it is not in close proximity to single-family residential property.
The applicant has stated that each room will be provided with a bathroom facility and
that the shared facilities for the (up to) six unrelated individuals would include living
areas and kitchen facilities. The proposal includes an average of 4.25 bedrooms per unit
with a maximum bedroom count on the property of 850.
There are several standards in the Unified Development Ordinance that are determined
based on dwelling unit counts instead of bedroom counts.
• Sanitation (number of required dumpsters)—the applicant is providing
compactors onsite alleviating the need for dumpsters based on a per unit
count.
• Traffic—the applicant has modified the traffic impact analysis based on
bedrooms.
• Parkland Dedication—the applicant has proposed to pay additional parkland
dedication fees based on the increased beds per dwelling unit. Since the
standard zoning and parkland dedication would allow up to four unrelated
individuals per unit and the proposed PDD would permit an average of 4.25
beds per unit, the applicant has proposed to pay a prorated parkland fee based
on the additional 0.25 persons per dwelling unit proposed with the zoning.
Building Separation: The applicant requests a minimum 10-foot building separation
between structures. The Unified Development Ordinance requires a minimum of 15 feet.
The applicant has stated that the reduced separation will allow for flexibility to create
shared green spaces within the development.
Community Benefits and Additional Enhancements
The applicant offers the following as community benefits and/or project enhancements: the
proposal is an innovative design concept that does not"fit" into an existing zoning district.
Students are showing that they desire living in a more diverse built environment. In addition,
increased bedrooms per unit can provide more affordable student housing. The proposed
development will have a mix of unit types, styles and sizes with centralized green spaces
including the large green spaces shown as "flood prone" on the Concept Plan. The proposal
also includes a bus shelter on Jones-Butler Road.
Planning&Zoning Commission Page 7 of 8
December 4, 2014
STAFF RECOMMENDATION
Staff recommends approval of the rezoning request with the condition that the impacts of any
floodplain alterations be contained within the subject property.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map
3. Concept Plan
Planning&Zoning Commission Page 8 of 8
December 4,2014
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