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CH'Y OF COLhEGE STNFION
PRELIMINARY PLAT
for
Great Oaks
11-00500192
SCALE: 297 residential lots on 224.5 acres
LOCATION: 3998 Rock Prairie Rd
ZONING: A-O Agricultural Open, A -OR Rural Residential Subdivision, R-1 B
Single -Family Residential
APPLICANT: Lieven J, Van Riet, Trustee
PROJECT MANAGER: Morgan Hester,S taff Planner
mhester@cstx.gov
PROJECT SUMMARY: The Master Plan for this development was approved by the
Commission in January 2007 and the Preliminary Plat was
approved in February 2007. Though each of these approvals has
expired, the project is still within the original five year period and
is entitled to certain protection by the Local Government Code.
This application seeks to obtain reapproval of the expired
Preliminary Plat and requested waivers. The Commission
approved the previous Preliminary Plat and granted the waiver
requests with the condition that an Access Way be provided
between Winterberry Drive and Arboleda Drive.
RECOMMENDATION: As the proposed waivers were previously approved by the
Commission, Staff recommends approval of the waivers to
Section 8-J Blocks and 12-K Blocks to permit block length to
exceed twelve -hundred (1,200) feet along Winterberry Drive and
Mulberry Drive and fifteen -hundred (1,500) feet along Arboleda
Drive with the previous condition that an Access Way be provided
between Winterberry Drive and Arboleda Drive. If the waivers are
approved by the Commission, staff recommends approval of the
Preliminary Plat. If the waivers are denied, the plat must be
denied.
Planning & Zoning Commission Page 1 of 5
January 19, 2012
DEVELOPMENT HISTORY
Annexation:
Zoning:
Plat Activity:
Site development:
COMMENTS
Water:
Sewer:
Off -site Easements:
March 2008
A-O Agricultural Open (February 2008, upon annexation)
A -OR Rural Residential Subdivision (May 2008)
R-1 B Single Family Residential (May 2008)
Master Plan approved January 2007 and has expired
Preliminary Plat approved February 2007 and has expired
Vacant
Water will be provided by Wellborn Water Supply Corporation.
Sanitary sewer service will be provided by the City of College
Station for Phases 2-9.
None at this time.
Drainage: The subject tract is located in the Hopes Creek Drainage Basin.
The subject tract is not encroached by a FEMA designated Special
Flood Hazard Area. Development of the subject tract will be
required to meet the City's storm water design guidelines.
Flood Plain: There is no FEMA regulated floodplain located on the property.
Greenways: N/A
Pedestrian Connectivity: At the time when Great Oaks was Master Planned, the tract was
located in the ETJ; therefore, no sidewalks are proposed or
required.
Bicycle Connectivity: At the time when Great Oaks was Master Planned, the tract was
located in the ETJ; therefore, no bicycle facilities are proposed or
required.
Streets: Access will be provided to the development via Rock Prairie Road
W and within through the use of existing roads within Great Oaks
Phase 1.
Oversize Request: N/A
Parkland Dedication Fees: This development was Master Planned in the ETJ prior to
parkland dedication requirements and therefore no parkland
dedication is required.
Planning & Zoning Commission Page 3 of 5
January 19, 2012
Impact Fees: NIA
REVIEW CRITERIA
Compliance with Comprehensive Plan and Unified Development Ordinance: The
Comprehensive Plan designates this area to be Restricted Suburban. This portion of Rock
Prairie Road West is shown as a future 2-lane major collector on the Thoroughfare Plan. Four
2-lane minor collectors are shown on the Thoroughfare Plan that was adopted in 2009. As this
project was approved in January 2007, these thoroughfares are not required or provided. This
Preliminary Plat is in general compliance with the Future Land Use and Character Restricted
Suburban designation in the Comprehensive Plan.
Compliance with Subdivision Regulations: The proposed Preliminary Plat was reviewed
using the Subdivision Regulations applicable to the project when the master plan was originally
approved in January 2007. It is in compliance with all requirements with the exception of the
following waiver requests, which were granted with the previous preliminary plat:
• Subdivision Regulations Section 8-J Blocks —The applicant is requesting a variance
to the twelve -hundred (1,200) feet maximum block length in Section 8-J for Winterberry
Drive and Mulberry Drive. The proposed block lengths exceed the maximum by
approximately eight -hundred (800) feet and six -hundred (600)feet, respectively.
• Subdivision Regulations Section 12-K Blocks —The applicant is requesting a
variance to the fifteen hundred (1,500) feet maximum block length for Arboleda Drive.
The proposed block length exceeds the maximum by approximately three -hundred (300)
feet.
In accordance with the UDO Subdivision Requirements, when considering a waiver, the
Planning and Zoning Commission should make the following findings (Staff findings are in italics
below):
1. There are special circumstances or conditions affecting the land involved such that strict
application of the provisions of this chapter would deprive the applicant of the
reasonable use of his land;
The natural features and the aesthetic value of the development would be diminished if
the minimum block length compliance was required. Using Winterberry as one of the
main means of access through the development lessens the need to cut through the
Stormwater Detention Facility.
2. That the waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
A more natural look of the development and an enjoyable environment for users would
be accommodated through the waiver request though the waiver request is not
necessary for the preserve and enjoyment.
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
January 19,2012
Block length is intended to allow for vehicular, bicycle, and pedestrian circulation
throughout the development and connection to other developments. The extent of the
waiver is approximately six -hundred feet on Winterberry Drive, approximately eight -
hundred feet on Mulberry Drive, and approximately two -hundred feet on Arboleda Drive
which greatly reduces circulation in these areas of the development.
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.
Both Arboleda Drive and Mulberry Drive connect to existing streets that will provide
connectivity within Great Oaks and to adjacent developments.
STAFF RECOMMENDATION
As the proposed waivers were previously approved by the Commission, Staff recommends
approval of the waiver to Section 8-J Blocks and 12-K Blocks to permit block length to exceed
twelve -hundred (1,200) feet along Winterberry Drive and Mulberry Drive and fifteen -hundred
(1,500) feet along Arboleda Drive with the previous condition that an Access Way be provided
between Winterberry Drive and Arboleda Drive. If the waivers are approved by the
Commission, staff recommends approval of the Preliminary Plat. If the waivers are denied, the
plat must be denied.
SUPPORTING MATERIALS
1. Application
2. Copy of Preliminary Plat (provided in packet)
Planning & Zoning Commission Page 5 of 5
January 19, 2012