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CITY OF COLLEGE STATION
PRELIMINARY PLAN
for
Wellborn Business Park
11-00500105
SCALE: 1 lot on 4.16 acres
LOCATION: 3803 McCullough Rd
ZONING: A-O, Agricultural Open
APPLICANT: Ken Tripp, property owner
PROJECT MANAGER: Matt Robinson, AICP, Senior Planner
mrobinson@cstx.gov
RECOMMENDATION: Staff recommends approval of the waivers to the street projection
and sidewalk section of the ordinance. If the waivers are approved
by the Commission, staff recommends approval of the preliminary
plan.
Planning & Zoning Commission Page 1 of 5
August 18, 2011
DEVELOPMENT HISTORY
Annexation:
Zoning:
Site development:
COMMENTS
April 2011
A-O upon annexation (2011)
Vacant
Water: Water service will be provided by Wellborn Special Utility District.
Domestic water service and fire protection will be required to be
extended to the subject property in accordance with the BCS
Unified Design Guidelines.
Sewer: There are currently no existing sanitary sewer mains available to
serve the property. The property may be served by an On -Site
Sewage Facility permitted and maintained in accordance with
Brazos County Health Department regulations.
Off -site Easements: None required at this time.
Drainage: Drainage is generally to the west within an unnamed tributary of
the Peach Creek Drainage Basin.
Flood Plain: None.
Greenways: None.
Pedestrian Connectivity: There are no public sidewalks proposed with this plan.
Bicycle Connectivity: There is no bicycle connectivity proposed within the subject
property. McCullough Road is a future 2-lane major collector
thoroughfare with bike lanes.
Streets: Right-of-way dedication is proposed along the eastern edge of the
property. This right-of-way will connect to the proposed future
local street that extends out of the future Creek Meadows
subdivision. The preliminary plan is proposing a total of 0.48 acres
of right-of-way dedication along McCullough Road and the future
local street on the eastern edge of the property. McCullough Road
is designated as 2-lane major collector on the Thoroughfare Plan
and is currently not built to that standard.
Oversize Request: None.
Parkland Dedication Fees: The proposed plat does not contain residential uses. Therefore,
parkland dedication is not assessed.
Impact Fees: N/A
Planning & Zoning Commission Page 3 of 5
August 18, 2011
REVIEW CRITERIA
1. Compliance with Comprehensive Plan and Unified Development Ordinance: The
Comprehensive Plan designates the subject property as Rural on the Future Land Use and
Character Map. This designation allows for low -density residential development. However,
the subject property began development while located in the Extraterritorial Jurisdiction,
where the City does not have land use authority. The property was annexed on April 14,
2011. Due to Local Government Code Section 43.002, the project will be allowed to
proceed as planned prior to annexation.
2. Compliance with Subdivision Regulations: The proposed Preliminary Plan is in
compliance with the Unified Development Ordinance with the exception of the following
waiver requests:
Section 8.2.E.3 Street Projections- This section requires that when a public street is
proposed through a subdivision and the adjoining properties are unplatted, that a
street projection be provided to those properties.
Section 8.2.K.2 Required Sidewalks- There is no existing pedestrian network to
connect with and the existing public right-of-way is not currently built to city standards.
As part of the annexation process, the city will provide a seal coat overlay within 2'/2
years. The applicant is requesting a waiver to the sidewalk requirement for
McCullough Road.
Staff believes the above listed waivers to be necessary in order for the project to continue as
permitted by Texas Local Government Code Section 43.002.
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 subject tract entered into the City of College Station during the most recent
annexation process. At that time, the development on the subject property had already
begun, which according to the Local Government Code Section 43.002 allows the
property owner to continue development.
2) That the waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
McCullough Road is currently not built to city standards and is largely characterized as
being a gravel road. Sidewalks are generally not appropriate in rural areas due to the
open ditch street sections, and large lot low -density residential development. The waiver
to street projections is necessary due to the proposed development layout of the tract,
which is already limited due to a high pressure gas pipeline that cuts across the
property.
Planning & Zoning Commission Page 4 of 5
August 18, 2011
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 granting of the requested waivers will not have negative impacts on public health
safety, welfare, or surrounding properties. There are currently no sidewalks along
McCullough Road, which is not currently built to city standards for a collector
thoroughfare. Additionally, the land use designation for which the road travels through is
Rural, which is generally characterized as large lot, low -density residential development.
The waiver to street projections will not be detrimental, due to adjacent properties having
frontage/access to McCullough Road and/or access to the future right-of-way that runs
along the eastern edge of the property.
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 requested waivers will not prevent future orderly subdivisions in the
area. Sidewalks do not currently exist along McCullough Road, and all abutting
properties either have frontage along McCullough Road or will have a future connection
with the proposed right-of-way that runs along the eastern edge of the property.
STAFF RECOMMENDATION
Staff believes the above listed waivers to be necessary in order for the project to continue as
permitted by Texas Local Government Code Section 43.002. If all waivers are approved, the
plan may be approved. If any waiver is denied, the plan must be denied.
SUPPORTING MATERIALS
1. Application
2. Copy of Preliminary Plan (provided in packet)
Planning & Zoning Commission Page 5 of 5
August 18, 2011