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Home My WebLink AboutPreliminary Plan -0111144 CITY OF COLLEGE STATION PRELIMINARY PLAN for The Barracks II 15-00900071 SCALE: 214 residential lots and 2 commercial lots on approximately 36.521 acres LOCATION: 100 Deacon Drive West, generally located between Holleman Drive South and Old Wellborn Road. ZONING: PDD Planned Development District APPLICANT: Heath Phillips, Heath Phillips Investments, LLC PROJECT MANAGER: Jason Schubert, AICP, Principal Planner jschubert@cstx.gov PROJECT OVERVIEW: A revised PDD Planned Development District zoning was approved in February 2015 which changed the amount of single- family, townhouse, multi-family, and commercial uses in the development. The proposed Preliminary Plan revises the layout of uses and lots to reflect what was approved in the new PDD Concept Plan. RECOMMENDATION: Staff recommends approval of the waiver request to Unified Development Ordinance (UDO) Section 12-8.3.W`Single-Family Residential Parking Requirements for Platting' with the condition that two additional off-street parking spaces be provided above the minimum required for each townhouse lot. If the waiver is approved by the Commission, the Preliminary Plan should be approved. If the waiver is denied, the Preliminary Plan should also be denied. Planning&Zoning Commission Page 1 of 5 May 21,2015 ›- -,...+11.17.7c).ar k ? r4s .,, ! � - � � I5 >-''' '%1, /i S- `t ',4'' �` Glx „a , � ' J......,...,, a. ':t: r t 7 ter;'' , ,4';:, 'r- .p'- j-. #' 7 >' E. 1)<,0 ul ''; ✓ >. 0 ^f ✓' y .ro .lemossomo-,j.ice '�, 1 ±r * ,, ' ,1 ., k '' i• w ,(4: › y U >p mossoommoo .x '''.4'> ¢ Cram° k . t o A>)4> ., 7 a. 0 s. 4 w ray tyJ t ,;, G� ...4 -- `,... Planning &Zoning Commission Page 2 of 5 May 21, 2015 DEVELOPMENT HISTORY Annexation: November 2002 Zoning: A-O Agricultural Open (upon annexation), rezoned PDD Planned Development District (April 2014) while a portion of the Preliminary Plan was originally zoned PDD Planned Development District in June 2011 with revised PDD ordinances approved in March 2012, August 2013, April 2014, and February 2015. Site development: Vacant. COMMENTS Water: The subject tract is located in Wellborn Water's service area. Future development of the tract will have to meet the City's minimum fire flow requirements. Sewer: The subject tract has a 12-inch sanitary sewer line along Deacon Drive West which connects to an 18-inch sanitary sewer line along Wellborn Road. The property is located in the Steeplechase Sanitary Sewer Impact Fee Area that gravity flows into the Bee Creek Trunk Line, which serves many developments along Harvey Mitchell Parkway. The City is currently in the process of a capital improvement project to install greater sanitary sewer system capacity. Preliminary analysis of this area has identified that the existing sanitary sewer capacity can support the increased sanitary sewer demand from the proposed development, however, future demands in this respective sub-basin will need to be evaluated as development occurs. Off-site Easements: None known at this time. Drainage: The subject tract is in the Bee Creek Tributary "B" drainage basin. Future development of the tract will have to meet the requirements of the City Storm Water Design Guidelines. Flood Plain: The subject tract is not located within a FEMA regulated Special Flood Hazard Area. However, recent studies have shown that some areas within the development are flood prone. These areas are being further evaluated with the development of the property. Greenways: None are provided or required. Pedestrian Connectivity: Sidewalks are required on both sides of all streets. Bicycle Connectivity: General Parkway and Towers Parkway, both minor collectors, will have bike lanes. Deacon Drive West currently has bike lanes and Holleman Drive South is anticipated to have bike lanes when it is widened at an unknown time in the future. Streets: Two minor collectors, General Parkway and Towers Parkway are proposed to be extended with this project. As per General Note Planning &Zoning Commission Page 3 of 5 May 21, 2015 11, a left turn lane will be provided on southbound Holleman Drive South when Wise Way is constructed with Phase 110. Oversize Request: N/A Parkland Dedication: Previous phases have dedicated 7.31 acres of neighborhood parkland which exceeds the neighborhood park land dedication requirement for the subdivision. The applicant has constructed or financially guaranteed $221,027.93 of neighborhood park improvements. With these improvements and having paid 82 lots of neighborhood park development fees, this equates to 692 residential units of neighborhood park development fee credit. As 710 residential lots are in the entire subdivision, the last 18 lots and all of the future multi-family units will pay $362 per unit in neighborhood park development fees. Community Park Land and Development fees of$625 per single-family and townhouse lot and $1,000 per multi-family unit will also be due with the respective final plats and building permits. Impact Fees: The subject tract is located within the Steeplechase Sanitary Sewer Impact Fee Area and will be required $144.87/LUE with building permits. REVIEW CRITERIA 1. Compliance with Comprehensive Plan: The subject tract is located on the boundary between General Suburban and Urban designations on the Comprehensive Plan Future Land Use and Character Map. These designations allow for townhouse and multi-family areas. Also as part of Growth Area V on the Comprehensive Plan Concept Map, smaller- scale commercial uses are allowable. The Preliminary Plan is in compliance with the Comprehensive Plan as applied through the existing PDD zoning which allows townhouse, multi-family and commercial uses. 2. Compliance with Subdivision Regulations: The proposed Preliminary Plan is in compliance with the Subdivision Regulations contained in the UDO except for the following waiver request: • UDO Section 12-8.3.W `Single-Family Residential Parking Requirements for Platting'—This section was adopted in September 2013 as part of the efforts of a Neighborhood Parking subcommittee consisting of City Council and Planning &Zoning Commission members. The purpose of the section is to reduce parking issues in single- family and townhouse areas by requiring new developments to utilize one of six residential parking options: Wide Streets, Narrow Streets, Parking Removal with Platting, Visitor Alley-Fed Off-Street Parking, Wide Lot Frontages, or Visitor Parking Areas. While the Barracks II project originated prior to the adoption of this section, a 29-acre tract of land was added as part of the PDD zoning approved in April 2014 and the PDD was revised again in February 2015 to add more residential uses. With the consideration of the most recent Preliminary Plan in November 2014, the Commission approved a waiver request to this section with the condition that two additional off-street parking spaces be provided above the minimum required for each townhouse lot. The applicant Planning &Zoning Commission Page 4 of 5 May 21, 2015 has requested a waiver to not have this section apply to the development, stating that additional parking will be provided by constructing at least one additional off-street parking space on each townhouse lot. In accordance with the Subdivision Regulations, when considering a waiver the Planning and Zoning Commission should make the following findings to approve the waiver: 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 states that they want to continue the same townhouse development scenario currently in development and not have to change their successful product. The Commission approved the waiver to this section with the last application with the condition two additional parking spaces be provided on each townhouse lot. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The applicant states that the new parking standards will not allow the developer to continue his development as planned. This ordinance section applies to the new tract of land that has been added to the development. 3) That the granting of the waivers 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 The applicant states the proposed parking for the new lots will be the same as the existing development which is not detrimental. The development has needed to accommodate additional parking by obtaining Administrative Adjustments for wider driveways and obtaining a Design Review Board waiver to a lot that installed additional parking and driveway beyond what is allowed by ordinance. The conditioning of additional off-street parking spaces will help accomplish the intended purpose of this section of the ordinance. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting of the waiver does not affect the ability of surrounding areas to subdivide as the residential parking options do not affect the subdivision of other properties. STAFF RECOMMENDATION Staff recommends approval of the waiver request to Unified Development Ordinance (UDO) Section 12-8.3.W'Single-Family Residential Parking Requirements for Platting' with the condition that two additional off-street parking spaces be provided above the minimum required for each townhouse lot. If the waiver is approved by the Commission, the Preliminary Plan should be approved. If the waiver is denied, the Preliminary Plan should also be denied. SUPPORTING MATERIALS 1. Application 2. Copy of Preliminary Plan Planning&Zoning Commission Page 5 of 5 May 21,2015