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HomeMy WebLinkAboutStaff Report(*t/q" CITY OF COLLEGE STATION PRELIMINARY PLAT FOR F.S. KAPCHINSKI (PP) 08-00500329 SCALE: 11 lots on 2.956 acres LOCATION: 1600, 1600A, 1604, 1624, and 1626 Park Place ZONING: R-1, Single Family Residential (2.05 acres) R-6, High Density Multifamily (.91 acres) APPLICANT: Ali Jaffer, FI Partner, Ltd. Ali Jaffer, IMA Enterprises Thomas Sitton PROJECT MANAGER: Lindsay Kramer, AICP, Senior Planner Ikramer@cstx.gov RECOMMENDATION: Denial for the variances and preliminary plat. Planning &Zoning Meeting Page 1 of 6 January 15, 2009 Planning & Zoning Meeting Page 2 of 6 January 15, 2009 J W a G A w G' Z w a O J W LU W Planning & Zoning Meeting Page 3 of 6 January 15, 2009 DEVELOPMENT HISTORY Annexation: 1956 Zoning: R-6 and R-1 since annexation Final Plat: Original final plat for F.S. Kapchinski was filed prior to 1939, but the year is unknown Site Development: Existing single-family structures located on lots 18R-1, 28R-1, 24R-1, and 24R-2 COMMENTS Water: The subject tract is located adjacent to an eight -inch water main which runs parallel and adjacent to Park Place. Six-inch and three-inch water mains are proposed to be extended with the development of this tract to serve the additional lots. Sewer: The subject tract is located adjacent to an 8 inch sanitary sewer main which runs along the western property line. A 6 inch sanitary sewer main is proposed to be extended with the development of this tract to serve the additional lots. Streets: The subject tract is located adjacent and will take access to Park Place (Residential Street). A residential cul-de-sac is proposed with this development in order to provide access to the proposed lots. Off -site Easements: None known at this time Drainage: The subject tract is located in the Wolf Pen Creek Drainage Basin. The subdivision's proposed detention facility is located near the southwest property corner. The developing/final platting of the tract will be required to meet the minimum standards of the City's Drainage Design Guidelines. Flood Plain: None Oversize Request: None Parkland Dedication Fees: Parkland dedication in the amount of $1,800 is required for 2 additional single-family lots and has been approved administratively. Fee in lieu of land dedication for the multi -family lots will be required at the time of building permit based on the number of units being built. Multi -family projects with less than 375 units may be approved administratively. No action is required by the Planning and Zoning Commission. Impact Fees: None REVIEW CRITERIA Compliance with Comprehensive Plan and Unified Development Ordinance: The subject plat is in compliance with the Comprehensive Plan for High Density Single -Family and with the zoning requirements of the Unified Development Ordinance. Planning & Zoning Meeting Page 4 of 6 January 15, 2009 Compliance with Subdivision Regulations: The proposed plat is further subdividing 9 lots into 11 lots. Of the new lots, 8 of those lots are single-family lots zoned R-1, and the remainder are zoned for multi -family (R-6). The single-family lots were originally platted prior to 1970 and as such are subject to the requirements of Section 18 of the City's Subdivision Regulations. The regulations require new building plots must have a minimum size of 8,500 square feet in lot area and the minimum lot width must meet or exceed the average lot width of the existing building plots on the lot. The applicant is requesting a variance to these sections for the following lots: 17R1 Lot Width 62.24' Variance Requested None Lot Size 6,697 sf Variance Requested 1,803 sf 17R2 62.42' None 6,621 sf 1,879 sf 18R1 52.00' 8.26' 5,980 sf 2,520 sf 18R2 52.10' 8.16' 6,107 sf 2,393 sf 28R 49.24 11.02' 11,383sf None Lots 30R, 31 R, and 32R do not require any variances because they are zoned for multi- family and are not subject to Section 18 requirements. In accordance with the Subdivision Regulations, when considering the variance, 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; Several of the lots in the replat are currently landlocked, and a variance to lot size and width for Lot 17 would be required in order to provide street access to those lots, however the street projection could be accommodated with a Lot 17R that would only require a variance 0.02-feet in width, rather than a 17R1 and a 17R2 that both need width and lot size variances. No special condition or circumstance exists for the further subdivision of Lot 18. 2. That the variances are necessary for the preservation and enjoyment of a substantial property right of the applicant; As stated previously, some variance is required to provide access to lots 29, 30, 31, and 32, which are landlocked by previous plats. 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 The properties take access to Park Place which is a local road that is often used for non - local traffic between Texas Avenue and Anderson. The current width and configuration Planning & Zoning Meeting Page 5 of 6 January 15, 2009 of the road do not meet current standards, and Staff believes that providing unwarranted variances that increase the number of lots taking access to the road may have a negative impact on the pedestrian and vehicular safety of the residents in this area. 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 subject properties are surrounded by property that is already platted and developed. Granting of the variances would not hinder any future subdivisions of property. STAFF RECOMMENDATION Staff recommends denial of the variances and thus the preliminary plat. SUPPORTING MATERIALS 1. Application 2. Variance Request 3. Copy of Preliminary Plat (provided in packet) Planning & Zoning Meeting Page 6 of 6 January 15, 2009 (*t/q" CITY OF COLLEGE STATION PRELIMINARY PLAT FOR F.S. KAPCHINSKI (PP) 08-00500329 SCALE: 11 lots on 2.956 acres LOCATION: 1600, 1600A, 1604, 1624, and 1626 Park Place ZONING: R-1, Single Family Residential (2.05 acres) R-6, High Density Multifamily (.91 acres) APPLICANT: Ali Jaffer, FI Partner, Ltd. Ali Jaffer, IMA Enterprises Thomas Sitton PROJECT MANAGER: Lindsay Kramer, AICP, Senior Planner Ikramer@cstx.gov RECOMMENDATION: Denial for the variances and preliminary plat. Planning &Zoning Meeting Pagel of6 January 15, 2009 Planning & Zoning Meeting Page 2 of 6 January 15, 2009 J W a Planning & Zoning Meeting Page 3 of 6 January 15, 2009 G A w G' Z w a O J W LU W DEVELOPMENT HISTORY Annexation: 1956 Zoning: R-6 and R-1 since annexation Final Plat: Original final plat for F.S. Kapchinski was filed prior to 1939, but the year is unknown Site Development: Existing single-family structures located on lots 18R-1, 28R-1, 24R-1, and 24R-2 COMMENTS Water: The subject tract is located adjacent to an eight -inch water main which runs parallel and adjacent to Park Place. Six-inch and three-inch water mains are proposed to be extended with the development of this tract to serve the additional lots. Sewer: The subject tract is located adjacent to an 8 inch sanitary sewer main which runs along the western property line. A 6 inch sanitary sewer main is proposed to be extended with the development of this tract to serve the additional lots. Streets: The subject tract is located adjacent and will take access to Park Place (Residential Street). A residential cul-de-sac is proposed with this development in order to provide access to the proposed lots. Off -site Easements: None known at this time Drainage: The subject tract is located in the Wolf Pen Creek Drainage Basin. The subdivision's proposed detention facility is located near the southwest property corner. The developing/final platting of the tract will be required to meet the minimum standards of the City's Drainage Design Guidelines. Flood Plain: None Oversize Request: None Parkland Dedication Fees: Parkland dedication in the amount of $1,800 is required for 2 additional single-family lots and has been approved administratively. Fee in lieu of land dedication for the multi -family lots will be required at the time of building permit based on the number of units being built. Multi -family projects with less than 375 units may be approved administratively. No action is required by the Planning and Zoning Commission. Impact Fees: None REVIEW CRITERIA Compliance with Comprehensive Plan and Unified Development Ordinance: The subject plat is in compliance with the Comprehensive Plan for High Density Single -Family and with the zoning requirements of the Unified Development Ordinance. Planning & Zoning Meeting Page 4 of 6 January 15, 2009 Compliance with Subdivision Regulations: The proposed plat is further subdividing 9 lots into 11 lots. Of the new lots, 8 of those lots are single-family lots zoned R-1, and the remainder are zoned for multi -family (R-6). The single-family lots were originally platted prior to 1970 and as such are subject to the requirements of Section 18 of the City's Subdivision Regulations. The regulations require new building plots must have a minimum size of 8,500 square feet in lot area and the minimum lot width must meet or exceed the average lot width of the existing building plots on the lot. The applicant is requesting a variance to these sections for the following lots: 17R1 Lot Width 62.24' Variance Requested None Lot Size 6,697 sf Variance Requested 1,803 sf 17R2 62.42' None 6,621 sf 1,879 sf 18R1 52.00' 8.26' 5,980 sf 2,520 sf 18R2 52.10' 8.16' 6,107 sf 2,393 sf 28R 49.24 11.02' 11,383sf None Lots 30R, 31 R, and 32R do not require any variances because they are zoned for multi- family and are not subject to Section 18 requirements. In accordance with the Subdivision Regulations, when considering the variance, 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; Several of the lots in the replat are currently landlocked, and a variance to lot size and width for Lot 17 would be required in order to provide street access to those lots, however the street projection could be accommodated with a Lot 17R that would only require a variance 0.02-feet in width, rather than a 17R1 and a 17R2 that both need width and lot size variances. No special condition or circumstance exists for the further subdivision of Lot 18. 2. That the variances are necessary for the preservation and enjoyment of a substantial property right of the applicant; As stated previously, some variance is required to provide access to lots 29, 30, 31, and 32, which are landlocked by previous plats. 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 The properties take access to Park Place which is a local road that is often used for non - local traffic between Texas Avenue and Anderson. The current width and configuration Planning & Zoning Meeting Page 5 of 6 January 15, 2009 of the road do not meet current standards, and Staff believes that providing unwarranted variances that increase the number of lots taking access to the road may have a negative impact on the pedestrian and vehicular safety of the residents in this area. 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 subject properties are surrounded by property that is already platted and developed. Granting of the variances would not hinder any future subdivisions of property. STAFF RECOMMENDATION Staff recommends denial of the variances and thus the preliminary plat. SUPPORTING MATERIALS 1. Application 2. Variance Request 3. Copy of Preliminary Plat (provided in packet) Planning & Zoning Meeting Page 6 of 6 January 15, 2009