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CITY OF COLLEGE STATION
PRELIMINARY PLAT
FOR
SPRING CREEK COMMONS (PP)
08-00500188
SCALE: 15 lots on 47.717 acres
LOCATION: 4405 State Hwy. 6 S, generally located at the northeast corner of
the intersection of State Hwy. 6 and William D. Fitch Pkwy.
ZONING: C-1 General Commercial with OV Corridor Overlay on the majority
of the property
APPLICANTS: Veronica Morgan, Mitchell & Morgan, LLP,
Frank Mihalopoulos, Corinth Properties,
John J. Buckley, St. Joseph Health System,
Chuck Ellison, Spring Creek Holding
PROJECT MANAGER: Jason Schubert, AICP, Staff Planner
jschubert@cstx.gov
RECOMMENDATION: If the variance is approved, Staff recommends approval of the
preliminary plat with the condition that the attached Staff Review
comments are addressed.
Planning&Zoning Meeting Page 1 of 5
September 18, 2008
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Planning&Zoning Meeting Page 2 of 5
September 18, 2008
DEVELOPMENT HISTORY
Annexation: 1983
Zoning: C-1, General Commercial (southern portion in 1997 with buffer area along
eastern property line, northern portion in 2002); OV, Corridor Overlay on
majority of the property (2006)
Site development: Vacant. Two preliminary plats for this property have been previously
approved by the Planning & Zoning Commission. One plat was approved
in October 2005 which subdivided the property into 5 lots over 4 phases
and one in August 2007 which subdivided the property into 8 lots over 5
phases. One lot from the most recent plat was final platted and
developed as the St. Joseph Urgent Care.
COMMENTS
Water Service: The subject property is located adjacent to an 18 inch and a 24 inch
water main located along State Hwy. 6 and an 18 inch water main located along the
opposite side of William D. Fitch Pkwy. from the property. The proposed subdivision
will require the extension of public water mains at the time of final plat. There is a 12
inch water main that is illustrated on the City's Master Utility Plan to run adjacent to the
Lakeway Dr. Extension.
Sewer Service: The subject property is located adjacent to a 6 inch, an 8 inch, and a
12 inch sanitary sewer main. Additional public sewer lines will need to be extended to
all lots by the developer upon further subdivision.
Street(s) required for plat: The subject property is located along the proposed
extension of Lakeway Dr. (major collector), which runs on-site near the eastern
property lines. At final plat/construction document stage the proposed alignment of
Lakeway Dr. will either need to be adjusted as the north east portion of the proposed
alignment is encumbered by a 30 foot pipeline easement, or have the pipeline
company give the first right of refusal to the City of College Station. Our Legal
Department has stated right-of-way dedications that are encumbered by other
easements will not be accepted.
Streets/Access: The subject property is located adjacent to State Hwy. 6 and William
D. Fitch Pkwy.
Off-site Easements required for plat: None known at this time.
Drainage: The subject property is located in the Spring Creek Drainage Basin. Any
development of the subject property will have to meet the minimum requirements of the
BCS Unified Storm Water Design Guidelines and Chapter 13, Flood Hazard Protection
Ordinance.
Flood Plain: The subject property is encroached and located adjacent to floodplain
along the northern property line as illustrated on FEMA FIRM Panel 201D.
Oversize request: The developer has mentioned the possibility of oversized
participation requests; however, no official requests have been received at this time.
Planning &Zoning Meeting Page 3 of 5
September 18, 2008
Parkland Dedication Fee: None required. The applicant is proposing to dedicate a
strip of land adjacent to the existing Woodland Hills Park and east of the proposed
Lakeway Dr. extension for parkland dedication.
Impact Fees: The subject property is located in the Spring Creek Sanitary Sewer
Impact Fee Area ($349.55/LUE).
REVIEW CRITERIA
1. Compliance with Comprehensive Plan and Unified Development Ordinance: The
Comprehensive Land Use Plan designates the subject area as Retail Regional, Single
Family Residential Medium Density, and Floodplain & Streams. All of the land within the
plat boundaries, however, is already zoned C-1, General Commercial, and the majority of
property is OV, Corridor Overlay. The property has frontage on State Hwy. 6, a Freeway,
and William D. Fitch Pkwy., a major arterial on the Thoroughfare Plan. The extension of
Lakeway Dr., a major collector, will occur as phases are final platted.
The plat also includes a vegetated buffer along a portion of the eastern property line which
is a condition of a rezoning ordinance adopted in 1997. The condition requires a 100-foot
buffer to remain undisturbed along the eastern property line adjacent to the single family
homes, though if the drainage channel is altered it can be reduced to as small as 50 feet if
adequate trees and shrubs are planted to screen noise, lights and views.
In October 2005, the Parks & Recreation Advisory Board approved the acceptance of the
area adjacent to Woodland Hills Park. While not required for a commercial plat, the property
is being voluntarily donated and will be dedicated with the final plat of Phase 3.
2. Compliance with Subdivision Regulations: The proposed preliminary plat will require a
variance to Section 8-1.2 Utility Easements which requires 20-foot wide easements along the
rear of lots, 10 feet taken from each lot where the rear of the lots abut each other. As
provided in their letter, the applicant is requesting to vary from the requirement on the basis
that unlike with residential developments, easements for commercial properties are best
located in drive aisles and parking areas and not at the rear of lots where they would not be
used or be less accessible.
In accordance with the Subdivision Regulations, when considering the variances, the
Planning and Zoning Commission should make the following findings to approve the
variances:
1. That there are special circumstances or conditions affecting the land involved such
that strict application of the provisions of this chapter will deprive the applicant of the
reasonable use of his land;
2. That the variances are necessary for the preservation and enjoyment of a substantial
property right of the applicant;
3. That the granting of the variances will not be detrimental to the public health, safety,
or welfare, or injurious to other property in the area, or to the City in administering this
chapter; and
4. That the granting of the variances will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this chapter.
Planning&Zoning Meeting Page 4 of 5
September 18, 2008
Besides the requested variance, the attached Staff Review Comments also need to be
addressed for the plat to be in compliance with the Subdivision Regulations. If the
comments are not addressed within two years of approval by the Planning & Zoning
Commission, the preliminary plat will expire. In addition, no phase of the preliminary plat
may receive an approved final plat until the Staff Review Comments are addressed.
STAFF RECOMMENDATION
If the variance is approved, Staff recommends approval of the preliminary plat with the condition
that the attached Staff Review Comments are addressed.
SUPPORTING MATERIALS
1. Application
2. Variance Request Letter
3. Staff Review Comments
4. Copy of Preliminary Plat (provided in packet)
Planning &Zoning Meeting Page 5 of 5
September 18, 2008
Staff Review Comments for Spring Creek Commons Preliminary Plat (08-188)
1. In order to meet the block length requirement, revise the access easement proposed
along common property lines of Lots 7 & 8 and Lots 9, 10 & 11 such that it provides a
through movement for traffic from the State Hwy. 6 Frontage Rd. to the future Lakeway
Dr. Ninety degree curves are not permitted or any curve sharper than a 200-foot radius.
The driveway to the Frontage Rd. may be located at the common property between Lots
7 & 9 to up to 150 feet north along the Frontage Rd. as currently proposed. Driveway
access to the Frontage Rd. will require a TxDOT driveway permit.
2. Please add a note to the preliminary plat regarding Lakeway Dr., as I do not believe we
can accomplish the City's as well as your stated intent with a phase plan. The note
needs to address the construction or surety of Lakeway Dr. in its entirety from William D.
Fitch Pkwy. in a contiguous manner, as not to create an "island" or detached section of
pavement. The note needs to specifically relate this obligation to the next phase or lot
planned for development within this preliminary plat. Obviously future developed tracts
should share in this expense as they are sold off, final platted and developed. This
comment is not specific to any one development but rather the entire tract represented
on this preliminary plat.
Reviewed by: Jason Schubert & Josh Norton Date: September 10, 2008