HomeMy WebLinkAboutStaff Report . 604
CITY OF COLLEGE STATION
FINAL PLAT
FOR
VALLEY PARK CENTER
(REPLAT)
08-00500218
SCALE: 3 lots on 11.635 acres
LOCATION: 400 Harvey Mitchell Parkway South
ZONING: C-1, General Commercial (1.895 acres) and C-2, Commercial-
Industrial (9.74 acres)
APPLICANT: Steve Duncan, Jones and Carter
PROJECT MANAGER: Lauren A. Hovde, Staff Planner
Ihovde@cstx.gov
RECOMMENDATION: Staff believes the review criteria are met for the block length
variance and recommend approval of that request. Since the final
plat of this property was originally approved without a variance
and the proposed replat is a reduction in the number of lots, Staff
recommends approval of the sidewalk variance while
acknowledging that is does not meet the review criteria. If both
variances are approved, Staff recommends approval of the plat. If
the block length variance is denied, Staff recommends approval of
the plat with the condition that the block length be broken at the
appropriate distances. If the sidewalk variance is denied, Staff
recommends approval of the plat with the condition that sidewalks
be constructed along FM 2818.
Planning & Zoning Commission Page 1 of 5
October 21, 2010
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Planning & Zoning Commission Page 2 of 5
October 21, 2010
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DEVELOPMENT HISTORY
Annexation: 1970
Zoning: C-1, General Commercial portion since annexation
C-2, Commercial-Industrial from C-1, General Commercial (2005)
Preliminary Plat: 2005
Final Plat: 2005
Site Development: An office building is constructed on Lot 1R, and construction has
commenced on Lot 2R. The southern end of Lot 3R is intended to be
use as a detention facility for the development.
COMMENTS
Water: The subject tract is located adjacent to a 12-inch water main which runs
along FM 2818.
Sewer: The subject tract is served by a 6-inch sanitary sewer main near the
northeast property corner. Access to this sanitary sewer system must
be approved by Texas A&M based on their inter-local agreement with
the City and the Valley Park Center.
Off-site Easements: None known at this time
Drainage: The subject tract is located in the Whites Creek Drainage Basin.
Development of the subject tract will be required to meet the minimum
requirements of the City's Storm Water Design Guidelines.
Flood Plain: N/A
Greenways: N/A
Pedestrian
Connectivity: A variance is being requested to the sidewalk requirement along
Harvey Mitchell Parkway (FM 2818).
Bicycle Connectivity: There are no existing or proposed bicycle facilities along FM 2818.
Streets: The subject property has frontage on both FM 2818
(Freeway/Expressway) and Raymond Stotzer Parkway
(Freeway/Expressway).
Oversize Request: N/A
Parkland Dedication: Not required for commercial developments.
Impact Fees: N/A
Planning & Zoning Commission Page 3 of 5
October 21, 2010
0
REVIEW CRITERIA
The purpose of this plat is to reduce the number of lots from four to three. There is also a new
utility easement in order to accommodate a realignment of a sewer line through Lot 3R.
1. Compliance with Comprehensive Plan and Unified Development Ordinance: The
Comprehensive Plan designates this area as Suburban Commercial on the Land Use Plan.
Suburban Commercial is intended for commercial activity that provides services designed to
serve the surrounding neighborhoods. The C-1 General Commercial zoning is already in
place to allow for more intense commercial development.
The Comprehensive Plan's Concept Map also shows this area as being part of the
Presidential Corridor Gateway District, which does not have a district plan in place at this
time. This site is also a Primary Arrival Gateway, which should reinforce the character and
identity of College Station and could be a location where the City intends future
enhancement to achieve this goal. There are no plans for such enhancements at this time.
2. Compliance with Subdivision Regulations: The preliminary plat is not proposing a
sidewalk along FM 2818 as required by the Unified Development Ordinance Section
8.2.A.13.b "Sidewalks." The applicant is seeking a variance to this standard. The property
also exceeds the maximum block length of 800 linear feet per the Unified Development
Ordinance Section 8.2.A.10.a along FM 2818, and is therefore required to break this block
by constructing a public street. The applicant is requesting a variance of 1175.78' to meet
Subdivision Regulations.
In accordance with the Subdivision Regulations, when considering a variance, the Planning
and Zoning Commission should make the following findings to approve the variance (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;
Staff believes this property has a special condition which justifies a block length
variance. The property is located at the entrance ramp to Raymond Stotzer
Parkway and has had substantial development which would limit the location of a
minor collector.
There are no sidewalks along this portion of FM 2818, which was constructed
without curb and gutter.
2. That the variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant;
Staff believes that requiring a minor collector through the subject property would
reduce the usability of the tract.
The sidewalk variance is not necessary for the preservation and enjoyment of a
substantial property right of the applicant.
Planning & Zoning Commission Page 4 of 5
October 21, 2010
3. That the granting of the variance 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
Staff does not believe that the granting of either variance will be detrimental to
public health, safety, or welfare. Nor will it be injurious to other properties in the
areas or to the City administrating this chapter.
4. That the granting of the variance will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this
chapter.
The granting of these variances would not prevent the subdivision of other land in
the area in accordance with this chapter.
If the block length variance and the sidewalk variance are approved, the plat will be in
compliance with the Section 8.2 of the Unified Development Ordinance.
STAFF RECOMMENDATIONS
Staff believes the review criteria are met for the block length variance and recommend approval
of that request. Since the final plat of this property was originally approved without a variance
and the proposed replat is a reduction in the number of lots, Staff recommends approval of the
sidewalk variance while acknowledging that is does not meet the review criteria. If both
variances are approved, Staff recommends approval of the plat If the block length variance is
denied, Staff recommends approval of the plat with the condition that the block length be broken
at the appropriate distances. If the sidewalk variance is denied, Staff recommends approval of
the plat with the condition that sidewalks be constructed along FM 2818.
SUPPORTING MATERIALS
1. Application (variance requests included)
2. Copy of Final Plat (provided in packet)
Planning & Zoning Commission Page 5 of 5
October 21, 2010