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Home My WebLink AboutStaff Report o t 0 p._ 1 CITY OF COLLEGE STATION FINAL PLAT FOR FAIRFIELD (FP-MP) 08-00500217 SCALE: 1 lot on 17.737 acres LOCATION: 2050 Jones Butler Road, with frontage at intersection of Holleman Drive and Harvey Mitchell Parkway ZONING: R-4, Multi-Family Residential APPLICANT: Veronica J.B. Morgan, Mitchell & Morgan, LLP PROJECT MANAGER: Lauren A. Hovde, Staff Planner lhovde@cstx.gov RECOMMENDATION: Staff recommends approval of the variance for block length along Harvey Mitchell Parkway. Staff recommends denial for the variance request along Jones Butler Road. If the variance(s) are denied by the Planning and Zoning Commission, the staff recommends denial of the plat. If both variances are approved by the Planning and Zoning Commission, then staff recommends approval of the plat. • �; � .. r�E- �co 3 ' QAd u. A �v\w ,, \y ,tij a� e 6 esi �i a y a� LL ‘‘,,,,,,,\\':,:::;Ic',,:: :1?'.'‘tL:.g,i)4.,,.i.:?»,1"'./ ' 4 t%i O'a � 'y> � Oo��. � #fi � i gd B i''' . "� �� .i�� 'fit V \<s. .�S' a, � t ` \- O �i Cs .,:,,,,,,N„,,,,,.„,...-,All ,..,44.8 ,,�B `� � a?,� -�z��, ? �Z ..,, DRW\ wt'r \a HOLLEMAN� �O Off�, � �� ' QOt aLFe �� ' �J` S a r;C �� 7. Zs� �?,•',..''."': F� E w • ,.1'fAsy'irr .,•,,;: ,,,,;,:,„,,,,,,,, .. ,.:X1%.' ,."4,\,;,•cloo.' X111 .� '••4‘41.,•',4!1`74;$4::#42,-.6••A''' �?:** ,,i :te ,.„ ,:,!,:tpi:o.k.. -,,,,p, u- 11:;:t;. :1,',,,til:;',".1i''''''1*,:::::!:.;.4,41t,,..!',...,:;!4:414.,,i1,":,;11):):::.:::.,;::."...:„...-..,::::z;:.,:,.;";,,titf..iic:;::,,,,:....-, . -:'"::' - ,'''''''''‘-- ;:Zi?. +0,',..: ‘ ,,,.,, ,. t .. . ,‘,40‘ , 0+ ,.., 4'`k S r dp; a DEVELOPMENT HISTORY Annexation: February 1970 Zoning: R-4, Multi-Family Residential (2007 and 2008) Preliminary Plat: Submitted with Final Plat as supporting documentation Site Development: Undeveloped, vacant COMMENTS Parkland Dedication: Parkland dedication is required, and will be satisfied upon approval of a site plan which will detail the number of dwelling units on the property. REVIEW CRITERIA Compliance with Subdivision Regulations: This plat is not in compliance with Section 8-J of the Subdivision Regulations, which states that block lengths shall not exceed 800 feet. In blocks over 800 in length, the Planning & Zoning Commission may require an access way near the center of the block. The subject property does not meet this requirement along Harvey Mitchell Parkway or Jones Butler Road. Harvey Mitchell Parkway has a block length of 1480 feet, which would require a variance of 680 feet. Jones Butler Road has a block length of 1060 feet, which would require a variance of 260 feet. The applicant has submitted variance requests to the block length requirement. In accordance with the Subdivision Regulations, when considering the variances, the Planning and Zoning Commission should make the following findings to approve the variances (staff findings are in italics below): 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; The applicant has stated that the Texas Department of Transportation will not grant access to the development from FM 2818. The applicant also states that breaking the block length on Jones Butler Road will create an unnecessary cul-de-sac that will be used only by the development residents. In regards to this statement, Staff believes the applicant has the option to break the block length by building a public street that would provide connection between Holleman Drive and Jones Butler Road. 2. That the variances are necessary for the preservation and enjoyment of a substantial property right of the applicant; The variances will allow the applicant to fully develop the land for multi-family housing, and maintain space to provide a recreational area for residents. 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,' Any public right-of-way that would be required would not project to the abutting property which is already platted and developed as multi-family residential. 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. The abutting property is platted and developed, and other properties surrounding the Fairfield Subdivision have access to Jones Butler Road, Harvey Mitchell Parkway, or Holleman Drive. With the exception of the requested variances, the plat is in compliance with the Subdivision Regulations. STAFF RECOMMENDATIONS Staff recommends approval of the variance for block length along Harvey Mitchell Parkway because the Texas Department of Transportation has stated that they will not grant additional access along this frontage. Staff recommends denial for the variance request along Jones Butler Road. The applicant has stated that breaking the block length at this location would create a cul-de-sac that would only serve the Fairfield development. Staff disagrees with this request because the applicant does have the option to break the block length by building a public street that would provide connection between Holleman Drive and Jones Butler Road. This connectivity would serve the community by reducing the amount of traffic that is forced onto Harvey Mitchell Parkway. If one or more of the variances are denied by the Planning and Zoning Commission, then staff recommends denial of the plat. If both variances are approved by the Planning and Zoning Commission, then staff recommends approval of the plat. SUPPORTING MATERIALS 1. Application 2. Variance Request 3. Copy of Final Plat (provided in packet) 0 0 t"U Fairfield This is a final plat of a future 17.7 acre multi-family development. The P&Z is asked to consider two block length variances along with this plat. Block length is discussed in Section 8-J.2 of the Subdivision Regulations, which states that block lengths shall not exceed 800' in development s other than single family. in blocks over 800' in length, there may be required, near the center of the block, an access way. The applicant has request a variance of to the block length requirement along FM 2818 and Jones Butler Road. As indicated in the staff report, Staff is recommended approval of the variance request related to CIAJFM2818, due to the fact that TxDOT has stated that �u tri gave additional di=rvewal,on� { that portion of FM 2818. However, the staff report states that staff recommends denial of the variance request relating to Jones Butler Road block length. Staff originally stated that the reason for a recommendation of denial was because the applicant could increase connectivity by dedicating a public road connecting Jones Butler and Holleman. However, the applicant has stated that if the variance is denied, they intend to break the jllock length by dedicating a cul-de-sac to the City off of Jones Butler Road. This cul-de-sac would function only as an entrance into the Fairfield development. With this ,v► ff� knowledge, staff has revised their recommendation to be approval with a condition that a hike and bike �° a1t' trail be constructed in 20'of right-of-way dedicated to the public along the northwest perimeter of the a et Ab dep property. Within this 20' right-of-way, which would need to be dedicated as a Public Access Easement, ‘4 4„0dv. the developer would be responsible for the construction of a 12' hard surface path. If either variance is denied, staff recommends denial of the plat because it will not be in compliance with the Subdivision Regulations. If both variances are approved, staff recommends approval of the plat. Workshop; , —`..� i--De a M•o 1+ V-4- - cjo 4-e r- ct -f w ap-h Ls Four Options: yoU. ^`�R- ir. ve�hu' -� .�.y.L •►tnrian c e-- 1. Deny the variance along JB and the developer builds a cul-de-sac and dedicates it as public right-of- way. 2. Approve the variance and allow the developer to not provide any access way. 3. Approve the variance and mandate that an access way of a 10' public right-of-way with a four foot sidewalk be constructed at the center of the development and dedicated to the public. 4. Approve the variance with the condition that a hike and bike trail with 20' of right-of-way and 12' hard surface path be constructed and dedicated to the public as a Public Access Easement. Access way is defined in Sub Regs as having a 10'right-of-way, dedicated to the public. A four'sidewalk shall be constructed in the center of the right-of-way conforming to the City Engineering standards. The condition is tied to Section 8-J.2, see above. An access way may be required at the end of a cul-de- sac to facilitate pedestrian traffic movement.