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HomeMy WebLinkAboutStaff ReportSCALE: LOCATION: ZONING: APPLICANT: PROJECT MANAGER: (*0rqq"1 CITY OF COLLEGE STATION PRELIMINARY PLAT for Spring Creek Terrace 11-00500023 45 lots on 14.19 acres 4199 Decatur Dr. R-1 Single -Family Residential (10.44 acres) C-1 General Commercial (3.76 acres) JC Wall, PIL Investments, LLC Matt Robinson, AICP, Senior Planner mrobinson@cstx.gov RECOMMENDATION: Staff recommends denial of the waiver of street alignment to the adjoining street system. Staff also recommends denial of the preliminary plat. Planning & Zoning Commission April 7, 2011 Page 1 of 5 Planning & Zoning Commission Page 2 of 5 April 7, 2011 DEVELOPMENT HISTORY Annexation: 1983 Zoning: A-O Agricultural Open upon annexation A-O Agricultural Open to R-1 Single -Family Residential and C-1 General Commercial (2008) Site development: The R-1 zoned property is vacant. The C-1 zoned property has an existing residence on it. A preliminary plat was approved for the subject property on February 3rd of this year with a street alignment that was in compliance with the subdivision requirements. COMMENTS Water: There is an existing 8-inch waterline along the north side of Decatur Rd. and a 24-inch waterline along the State Highway 6 Frontage Rd. The new water system will be required to loop back to the existing 8-inch waterline on Whispering Creek Dr. to the east. All new water systems will be required to meet B/CS Unified Design Guidelines for domestic service and fire flow. A water report will be required at the time of Final Plat to insure compliance. Water service and fire flow is required to be provided to each lot prior to filing of the final plat. Sewer: Sanitary sewer service will be provided from an existing 18-inch sewer line crossing the center of the property. A sewer report for the subdivision is required at the time of Final Plat to insure capacity and compliance with the BCS Unified Design Guidelines. Sewer is to be extended to each lot, as required. At this time the existing facilities are adequate to serve the proposed development. Off -site Easements: None at this time. Drainage: Drainage is generally to the southeast within the Spring Creek drainage basin in an area where detention is required. A drainage report is required at the time of final platting to show that the drainage plan for the development meets the City's drainage policy and design standards. Flood Plain: There is no FEMA-designated flood plain on the property. Greenways: The stream corridor, Spring Creek Tributary 4, extends through the subject tract and is identified in the Bicycle, Pedestrian, and Greenways Master Plan as a greenway. The tributary will be protected by a drainage easement and designated as a common area. This corridor does. not include a future multi- use path. Pedestrian Connectivity: Sidewalks are existing along Decatur Drive and are proposed along one side of each local street. Additionally, a 4-foot sidewalk within a 10-foot access way is being provided near the middle of Planning & Zoning Commission Page 3 of 5 April 7, 2011 the block that connects to the existing Spring Creek Gardens development. Fee in lieu of constructing a sidewalk along the Highway 6 Frontage road was approved with the previous preliminary plat and is being carried over to the new plat. Bicycle Connectivity: Bike lanes currently exist along Decatur Drive. No additional lanes or routes are identified for the subject property. Streets: The subject tract will take access to Decatur Drive (Major Collector) and Whispering Creek Drive (local street). Driveway access for the commercial lot will take place via a cross access easement with the adjoining property to the south. Oversize Request: None requested at this time. Parkland Dedication Fees: Parkland dedication fees of $2,021 per lot, for 44 lots, will be due upon filing of the final plat. Impact Fees: This property is located within the Spring Creek Sanitary Sewer Impact Fee area and will be assessed $98.39 per LUE. REVIEW CRITERIA 1. Compliance with Comprehensive Plan and Unified Development Ordinance: The subject property is designated as General Suburban and Suburban Commercial on the Future Land Use and Character Map of the Comprehensive Plan. The General Suburban designation calls for an intense level of development activities that tend to consist of high - density single-family residential lots with a minimum 5,000 square -foot lot size. The Suburban Commercial designation calls for commercial activities that cater primarily to nearby residents versus the larger community or region, with the design of the structures being compatible in size and architecture to the surrounding single-family residential uses. However, the commercial portion of the property is currently zoned C-1, General Commercial and as such is not limited to the suburban commercial type land uses nor the architectural compatibility to residential uses. A preliminary plat was approved for the subject property on February 3rd of this year, which included a waiver to maximum block length. The proposed revised preliminary plat realigns the street through the property from its initial alignment with Dayton Court. A waiver to block length is not necessary with the new proposal. The proposed plat is in compliance with the Unified Development Ordinance and the requirements under the R-1 and C-1 zoning designations, with the exception of the waiver to adjoining street system that is discussed below. 2. Compliance with Subdivision Requirements of the Unified Development Ordinance: The proposed preliminary plat requires a waiver to UDO Section 8.2.A.7.b, 'Relation to Adjoining Street Systems". This section states that existing streets in adjacent or adjoining areas shall be continued, in alignment therewith. In accordance with the UDO Subdivision Requirements, when considering a waiver, the Planning and Zoning Commission should make the following findings to approve the waiver (Staff findings are in italics below): Planning & Zoning Commission Page 4 of 5 April 7, 2011 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 subject property has an approved preliminary plat to utilize the property in the same manner that is proposed with the revised preliminary plat. As such, the applicant is not being deprived of the reasonable use of his land. 2) That the waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant; In staffs opinion the waiver is not necessary for the preservation and enjoyment of a substantial property right as the property currently has an approved preliminary plat. As such, the waiver is not necessary in order to utilize the property for single-family houses as proposed. 3) That the granting of the waiver 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 proposed street alignment would create an additional intersection with additional conflict points in regards to turning movements. Decatur Drive is designated as a 2-lane major collector on the City's Thoroughfare Plan and as such has the capacity to carry up to 7,500 vehicles per day. In staffs opinion, the additional conflict points would increase the risks to health, safety, and welfare for the general public utilizing the existing and proposed roadways. 4) That the granting of the waiver 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 the waiver will not prevent future orderly subdivisions in the area. The property to the south is already platted with a through street. In addition, the property to the north would be required upon development to align a proposed street/drive to Fincastle Loop. The proposed preliminary plat also includes a street projection to the unplatted and undeveloped property to the north. STAFF RECOMMENDATION Staff recommends denial of the applicant's request for a waiver to the adjoining street system requirement. The basis for this recommendation is that having the roadway offset from the existing Dayton Court intersection creates additional conflict points with regards to turning movements. The creation of an offset intersection increases the risk to the health, safety, and welfare of the general public utilizing the roadways. In addition, the subject property has an approved preliminary plat meeting the adjoining street system requirement and as such, in staff's opinion the waiver is not necessary in order to utilize the property for single-family and commercial uses. SUPPORTING MATERIALS 1. Application 2. Copy of Preliminary Plat (provided in packet) Planning & Zoning Commission Page 5 of 5 April 7, 2011 CITY OF COLLEGE STATION PRELIMINARY PLAT for Spring Creek Terrace 11-00500023 SCALE: 45 lots on 14.19 acres LOCATION: 4199 Decatur Dr. ZONING: R-1 Single -Family Residential (10.44 acres) C-1 General Commercial (3.76 acres) APPLICANT: JC Wall, PIL Investments, LLC PROJECT MANAGER: Matt Robinson, AICP, Senior Planner mrobinson@cstx.gov RECOMMENDATION: Staff recommends denial of the waiver of street alignment to the adjoining street system. Staff also recommends denial of the preliminary plat. Planning & Zoning Commission Page 1 of 5 April 7, 2011 Planning & Zoning Commission Page 2 of 5 April 7, 2011 DEVELOPMENT HISTORY Annexation: 1983 Zoning: A-O Agricultural Open upon annexation A-O Agricultural Open to R-1 Single -Family Residential and C-1 General Commercial (2008) Site development: The R-1 zoned property is vacant. The C-1 zoned property has an existing residence on it. A preliminary plat was approved for the subject property on February 3rd of this year with a street alignment that was in compliance with the subdivision requirements. Water: There is an existing 8-inch waterline along the north side of Decatur Rd. and a 24-inch waterline along the State Highway 6 Frontage Rd. The new water system will be required to loop back to the existing 8-inch waterline on Whispering Creek Dr. to the east. All new water systems will be required to meet B/CS Unified Design Guidelines for domestic service and fire flow. A water report will be required at the time of Final Plat to insure compliance. Water service and fire flow is required to be provided to each lot prior to filing of the final plat. Sewer: Sanitary sewer service will be provided from an existing 18-inch sewer line crossing the center of the property. A sewer report for the subdivision is required at the time of Final Plat to insure capacity and compliance with the BCS Unified Design Guidelines. Sewer is to be extended to each lot, as required. At this time the existing facilities are adequate to serve the proposed development. Off -site Easements: None at this time. Drainage: Drainage is generally to the southeast within the Spring Creek drainage basin in an area where detention is required. A drainage report is required at the time of final platting to show that the drainage plan for the development meets the City's drainage policy and design standards. Flood Plain: There is no FEMA-designated flood plain on the property. Greenways: The stream corridor, Spring Creek Tributary 4, extends through the subject tract and is identified in the Bicycle, Pedestrian, and Greenways Master Plan as a greenway. The tributary will be protected by a drainage easement and designated as a common area. This corridor does not include a future multi- use path. Pedestrian Connectivity: Sidewalks are existing along Decatur Drive and are proposed along one side of each local street. Additionally, a 4-foot sidewalk within a 10-foot access way is being provided near the middle of Planning & Zoning Commission Page 3 of 5 April 7, 2011 the block that connects to the existing Spring Creek Gardens development. Fee in lieu of constructing a sidewalk along the Highway 6 Frontage road was approved with the previous preliminary plat and is being carried over to the new plat. Bicycle Connectivity: Bike lanes currently exist along Decatur Drive. No additional lanes or routes are identified for the subject property. Streets: The subject tract will take access to Decatur Drive (Major Collector) and Whispering Creek Drive (local street). Driveway access for the commercial lot will take place via a cross access easement with the adjoining property to the south. Oversize Request: None requested at this time. Parkland Dedication Fees: Parkland dedication fees of $2,021 per lot, for 44 lots, will be due upon filing of the final plat. Impact Fees: This property is located within the Spring Creek Sanitary Sewer Impact Fee area and will be assessed $98.39 per LUE. REVIEW CRITERIA Compliance with Comprehensive Plan and Unified Development Ordinance: The subject property is designated as General Suburban and Suburban Commercial on the Future Land Use and Character Map of the Comprehensive Plan. The General Suburban designation calls for an intense level of development activities that tend to consist of high - density single-family residential lots with a minimum 5,000 square -foot lot size. The Suburban Commercial designation calls for commercial activities that cater primarily to nearby residents versus the larger community or region, with the design of the structures being compatible in size and architecture to the surrounding single-family residential uses. However, the commercial portion of the property is currently zoned C-1, General Commercial and as such is not limited to the suburban commercial type land uses nor the architectural compatibility to residential uses. A preliminary plat was approved for the subject property on February V of this year, which included a waiver to maximum block length. The proposed revised preliminary plat realigns the street through the property from its initial alignment with Dayton Court. A waiver to block length is not necessary with the new proposal. The proposed plat is in compliance with the Unified Development Ordinance and the requirements under the R-1 and C-1 zoning designations, with the exception of the waiver to adjoining street system that is discussed below. 2. Compliance with Subdivision Requirements of the Unified Development Ordinance: The proposed preliminary plat requires a waiver to LIDO Section 8.2.A.7.b, 'Relation to Adjoining Street Systems". This section states that existing streets in adjacent or adjoining areas shall be continued, in alignment therewith. In accordance with the UDO Subdivision Requirements, when considering a waiver, the Planning and Zoning Commission should make the following findings to approve the waiver (Staff findings are in italics below): Planning & Zoning Commission Page 4 of 5 April 7, 2011 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 subject property has an approved preliminary plat to utilize the property in the same manner that is proposed with the revised preliminary plat. As such, the applicant is not being deprived of the reasonable use of his land. 2) That the waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant; In staff's opinion the waiver is not necessary for the preservation and enjoyment of a substantial property right as the property currently has an approved preliminary plat. As such, the waiver is not necessary in order to utilize the property for single-family houses as proposed. 3) That the granting of the waiver 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 proposed street alignment would create an additional intersection with additional conflict points in regards to turning movements. Decatur Drive is designated as a 2-lane major collector on the City's Thoroughfare Plan and as such has the capacity to carry up to 7,500 vehicles per day. In staffs opinion, the additional conflict points would increase the risks to health, safety, and welfare for the general public utilizing the existing and proposed roadways. 4) That the granting of the waiver 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 the waiver will not prevent future orderly subdivisions in the area. The property to the south is already platted with a through street. In addition, the property to the north would be required upon development to align a proposed street/drive to Fincastle Loop. The proposed preliminary plat also includes a street projection to the unplatted and undeveloped property to the north. STAFF RECOMMENDATION Staff recommends denial of the applicant's request for a waiver to the adjoining street system requirement. The basis for this recommendation is that having the roadway offset from the existing Dayton Court intersection creates additional conflict points with regards to turning movements. The creation of an offset intersection increases the risk to the health, safety, and welfare of the general public utilizing the roadways. In addition, the subject property has an approved preliminary plat meeting the adjoining street system requirement and as such, in staff's opinion the waiver is not necessary in order to utilize the property for single-family and commercial uses. SUPPORTING MATERIALS 1. Application 2. Copy of Preliminary Plat (provided in packet) Planning & Zoning Commission Page 5 of 5 April 7, 2011