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Home My WebLink AboutPreliminary Plan (1;fr,''I%1111114 CITY OF COLLEGE STATION PRELIMINARY PLAN for The Barracks II 14-00900195 SCALE: 69 lots and 0.37 and 1.96-acres of parkland dedication on approximately 48.37 acres LOCATION: 300 Deacon Drive West, generally located between Holleman Drive South and Old Wellborn Road north of Deacon Drive West. ZONING: PDD Planned Development District APPLICANT: Heath Phillips, Heath Phillips Investments, LLC PROJECT MANAGER: Jason Schubert, AICP, Principal Planner jschubert@cstx.gov RECOMMENDATION: Staff recommends denial of the waiver request to Unified Development Ordinance (UDO) Section 12-8.3.W 'Single-Family Residential Parking Requirements for Platting.' 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 6 November 6, 2014 + ' ,�� $ r,,y Bey paiA y a A 0c t a`�, ... Z_ .,,,,,",,f"" ,V,..,1-.,.:. ''' , '`),szi-. 4,,".'i,!' ,,i0 *:*--i'4,',..'S , ‘:: .°;,,oi'er;1,,:ks,...,„ c> ,1, �� " .' s," » _ .f vii �? co o ca « JO � • Cn Y e4;44;1°%*4540 00 4Oi o, '' W ;?..,' '''' ', \ W ^,,, 0 - `" w > P LU) 1 _ " Planning &Zoning Commission Page 2 of 6 November 6, 2014 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 revisions approved in March 2012 and August 2013. Site development: Largely vacant though Phase 300 Lot 28, Block 1 is currently under construction for a Commercial Amusement use and is included for a future replat to add acreage to the lot. 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 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. Planning &Zoning Commission Page 3 of 6 November 6, 2014 Streets: Two minor collectors, General Parkway and Towers Parkway are proposed to be extended with this project. Gunner Trail connects to Holleman Drive South and is required to be a minor collector width for the initial section as it provides access to proposed commercial and multi-family lots. As per General Note 11, a left turn lane will be provided on southbound Holleman Drive South when the Gunner Trail is constructed with Phase 403. Baby Bear Drive and the extension of Commando Trail are proposed to provide access to townhouse lots. Oversize Request: N/A Parkland Dedication: Two neighborhood park areas are proposed with this Preliminary Plan that were recommended for approval by the Parks & Recreation Advisory Board at their September 12, 2014 meeting. A 0.37-acre park is proposed at the northwest corner of Towers Parkway and Baby Bear Drive. A 1.96-acre area is proposed that connects to General Parkway and Commando Trail through 30- foot wide strips of land. The 1.96-acre park area includes an existing pond and is immediately downstream of adjacent detention ponds for this development. The applicant anticipates construction of improvements on the proposed neighborhood park areas instead of paying the development fee of$362 per townhouse lot or multi-family unit. If the cost of improvements made exceed the fees otherwise required, then only Community Park Land and Development fees of $625 per townhouse lot and $1,000 per multi-family unit would be due with this project. 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 Planning &Zoning Commission Page 4 of 6 November 6, 2014 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, the 29-acre tract of land that is being added with this Preliminary Plan was not part of the development until it was included as part of a new PDD zoning approved in April 2014. The applicant has requested a waiver to not have this section apply to the development, stating that additional parking for each unit 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. Applying this section to the development to accommodate one of the residential parking options does not deprive the applicant of reasonable use of his land. 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 being added that has not been submitted previously for subdivision approval. 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. 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 denial of the waiver request to Unified Development Ordinance (UDO) Section 12-8.3.W `Single-Family Residential Parking Requirements for Platting.' 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 5 of 6 November 6, 2014 SUPPORTING MATERIALS 1. Application 2. Copy of Preliminary Plan Planning &Zoning Commission Page 6 of 6 November 6, 2014