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CITY OF COLLEGE STATION
PRELIMINARY PLAN
for
Barron Crest Subdivision
11-00500102
SCALE: 15 lots on 4.93 acres
LOCATION: 2716 Barron Road
ZONING: R-1 Single Family Residential
APPLICANT: Blake Cathy, owner
PROJECT MANAGER: Matthew Hilgemeier, Staff Planner
mhilgemeier@cstx.gov
RECOMMENDATION: Staff recommends denial of the applicant's request to waiver from
the sidewalk requirements; therefore, staff recommends
approval of the Preliminary Plan only with the condition that the
applicant provides sidewalks on both sides of the internal street
system, and that the applicant provides revised street names that
do not closely duplicate existing street names.
Planning & Zoning Commission Page 1 of 5
August 18, 2011
DEVELOPMENT HISTORY
Annexation: 1995
Zoning: A-O Agricultural — Open upon annexation, 1.5 acres to R-1 Single
Family Residential (2009), 3.4 acres to R-1 Single Family
Residential (2011).
Site development: A single-family residence exists on portion (1.5 acres) adjacent to
Barron Road. The remaining 3.4 acres are undeveloped.
COMMENTS
Water: The subject tract is located adjacent to an 8-inch water main to the
North and an 18-inch water main to the south, and is proposing to
extend a 6-inch water main through the subdivision.
Sewer: The applicant is proposing to extend a 6-inch sanitary sewer
main across Barron Road from the Sonoma Subdivision and
continue a 6-inch sanitary sewer main through the subdivision.
Off -site Easements: None known at this time.
Drainage: The subject tract is located in the Spring Creek Drainage Basin.
The applicant is proposing to construct an on -site storm water
detention facility. The proposed development will be required to
comply with the City's Storm Water Design Guidelines and
Standards.
Flood Plain: There is no FEMA regulated floodplain on the subject property.
Greenways: There are no greenways proposed with this preliminary plan.
Pedestrian Connectivity: Section 8.2.K.2.a of the Unified Development Ordinance (UDO)
requires sidewalks on both sides of the proposed internal street
system; however, the applicant is requesting a waiver to this
requirement. The applicant requests that sidewalks only be
required on one side of the internal street system. Staff
recommends denial of this waiver request.
Bicycle Connectivity: Phase 2 of the Barron Road widening project is currently under
way and includes the construction of bike lanes along Barron
Road. Facilities specifically for bicycle connectivity are not
proposed within the subdivision.
Streets: The subject tract is located between Barron Road, a 4-lane
Minor Arterial of general suburban context on the Thoroughfare
Plan, and Hofburg Drive. Hofburg Drive is not on the
Thoroughfare Plan but is constructed to a minor collector
standard. The subject tract will take access to Barron Road via a
50-foot wide right-of-way, which also serves as the subdivision's
internal street system.
Planning & Zoning Commission Page 3 of 5
August 18. 2011
Based on the subject tract's General Suburban future land use
designation, Section 8.2.G.2.b of the UDO requires that block
length shall not exceed 900 feet. The block length measured
along Hofburg Drive from William D. Fitch Parkway to the
northeastern corner of the subject tract measures 808 feet,
and measures approximately 1,340 feet to the next public street,
Leyla Lane. Staff has determined that access to Hofburg Drive will
not be required from the proposed subdivision as the qualifying
break in the block length along Hofburg Drive. However, upon
development of the adjacent tract to the east, a street will be
required to break the designated block length.
The applicant proposes the following street names for the two
internal streets that will be constructed within this subdivision:
Crestmont Drive and Crestway Drive. Section 8.2.B.10.b of the
LIDO states: "New streets shall be named to prevent conflict or
confusion with identical or similar names in the City, Brazos
County, or the City's Extraterritorial Jurisdiction." The street
names proposed by the applicant are too similar to street names
that currently exist within the City. Therefore, Staff recommends
that as a condition of approval, the applicant provide revised street
names that do not closely duplicate existing street names
Oversize Request: None
Parkland Dedication Fees: Parkland dedication fees totaling $30,315, or $2,021.00 per lot
(15 Lots) will be due upon filling the final plat for record.
Impact Fees: This tract 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 tract is designated as General Suburban 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 proposed preliminary plan complies with
the Comprehensive Plan and the LIDO requirements for properties zoned R-1 Single Family,
with the exception of the waiver to sidewalk requirements discussed below.
2. Compliance with Subdivision Regulations: The applicant is requesting a waiver to
Section 8.2.K.2.a "Required Sidewalks" of the UDO, which requires sidewalks on both sides
of all streets in a subdivision. The applicant proposes to provide sidewalks on the left side of
the internal street system, but does not wish to provide sidewalks on both sides.
In accordance with the LIDO 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
August 18, 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 applicant has not shown that a special condition exists with the land, which would
prohibit the construction of sidewalks on both sides of the public right-of-way nor prohibit
them from utilizing their property in any way. Therefore, the strict application of the
provisions of this chapter will not deprive the applicant the reasonable use of the
property.
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 since the UDO's requirement to include sidewalks on both
sides of a proposed street does not prohibit applicant from utilizing 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
Granting a waiver to the sidewalk requirements at this time would hinder the City's ability
to require sidewalks on both sides of the street when, in the future, adjacent properties
are subdivided and required to continue street projections from this subdivision's street
system.
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 the orderly subdivision of surrounding
properties in the area.
STAFF RECOMMENDATION
Staff recommends denial of the applicant's request to waiver from the sidewalk requirements;
therefore, staff recommends approval of the Preliminary Plan only with the condition that the
applicant provides sidewalks on both sides of the internal street system, and that the applicant
provides revised street names that do not closely duplicate existing street names.
SUPPORTING MATERIALS
1. Application
2. Copy of Preliminary Plat (provided in packet)
Planning & Zoning Commission Page 5 of 5
August 18, 2011
Parkland Dedication Fees: Parkland dedication fees totaling $30,315, or $2,021.00 per lot
(15 Lots) will be due upon filling 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
proposed plan is in compliance with the Unified Development Ordinance and the
requirements under the R-1 zoning designation, with the exception of the waiver to sidewalk
requirements discussed below.
2. Compliance with Subdivision Regulations: The applicant is requesting a waiver to
Section 8.2.K.2.a "Required Sidewalks" of the Unified Development Ordinance, which
requires sidewalks on both sides of all street in a subdivision. The applicant proposes to
provide sidewalks on the left side of the internal street system, but does not wish to provide
sidewalks on both sides.
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):
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 is able to provide sidewalks on one side of the proposed internal street
system and has not shown that a special condition exists with the land which would
deprive them the reasonable use of the property. 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 since the UDO's requirement to include sidewalks on both
sides of a proposed street does not prohibit applicant from utilizing the property for
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
Planning & Zoning Commission Page 4 of 5
August 18, 2011
DEVELOPMENT HISTORY
Annexation:
Zoning:
Site development:
COMMENTS
Water:
Sewer:
Off -site Easements:
Drainage:
Flood Plain:
Greenways:
1995
A-O Agricultural — Open upon annexation, 1.5 acres to R-1 Single
Family Residential (2009), 3.4 acres to R-1 Single Family
Residential (2011).
A single-family residence exists on portion ( 1.5 acres) adjacent to
Barron Road. The remaining 3.4 acres are undeveloped.
There is no FEMA regulated floodplain on the subject property.
There are no greenways proposed for with this preliminary plan.
Pedestrian Connectivity: Section 8.2.K.2.a of the Unified Development Ordinance (UDO)
requires sidewalks on both sides of the proposed internal street
system; however, the applicant is requesting a waiver to this
requirement. The applicant requests that sidewalks only be
required on one side of the internal street system. Staff
recommends denial of this request.
Bicycle Connectivity: The Capital Improvement Department's Barron Road widening
project currently under way includes the construction of bike lanes
along Barron Road. There is no bicycle connectivity within the
proposed subdivision.
Streets: The subject property is located between Barron Road, a 4-Lane
Minor Arterial of general suburban context on the Thoroughfare
Plan, and Hopburg Drive, a local street of general suburban
context. The subject tract will take access to Barron Road via a
50-foot wide right-of-way, which will serve as the subdivision's
internal street system.
Based on the subject property's General Suburban future land use designation, Section
8.2.G.2.b of the UDO requires that block length shall not exceed 900 feet. The block length
1 measured along Hopburg Drive from William D. Fitch Parkway to the northeastern corner of the
subject property measures 808 feet and measures 1,340 feet to the next public street, Leyla
Lane. Staff has determined that providing a public street to break block length at this t4p,94wnot
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Staff has determined that access to Hopburg Drive will not be required for this proposed
subdivision in order to meet the block length requirements
Oversize Request: None
Planning & Zoning Commission Page 3 of 5
August 18, 2011