Loading...
HomeMy WebLinkAboutStaff Report STAFF REPORT Case No.: Applicant: 95-109 Horace Schaffer ITEM Public hearing and consideration of a rezoning of 50 acres located on the northeast corner of the Schaffer and Graham Road intersection in the Robert Stevenson League from A-O Agriculture Open to R-2 Duplex (32.72 acres) and R-1A Single Family Residential (17.28 acres). ITEM SUMMARY AND STAFF RECOMMENDATION PROPOSED REZONING The applicant wishes to prepare the property for a duplex development on the 33 acres south of a creek that bisects the property and single family on the 17 acres north of the creek. The current zoning would allow up to 10 dwelling units on 5 acre lots. The requested zoning would increase the number of allowable units to 296 duplex units and 127 single family units (the creek will decrease the units somewhat depending on the layout of the subdivision). The requested development will impact surrounding street systems and effect maintenance costs to the City. The rezoning should therefore be conditioned on mitigation of any negative impacts and on compliance with the City's Comprehensive Plan. EXISTING CONDITIONS The subject property is located just to the east of the Edelweiss Estates Subdivision and south and west of large agricultural tracts. The duplex portion of the request is located to the east of an industrial site and the single family portion is to the east of Edelweiss Phases, 1,2 and 3. The subject property is bounded on the south by Graham Road, on the west by Schaffer Road, and on the north by Arnold Road. All three roadways are in a substandard state because they were constructed long ago and maintained by the County until the area was annexed in 1993. The Thoroughfare Plan reflects three needed arterials through the area in the general locations of the existing rights-of-way. Schaffer Road runs along the western edge of the property. It is gravel and separates the proposed development from the Edelweiss Estates Subdivision that is under development to the west. This road would have been addressed at the time Edelweiss Estates was approved if it had been located in the City limits. However, Schaffer was annexed one year after the approval of Edelweiss. Schaffer currently dead-ends at a right angle into Arnold Road, which is also gravel and connects to the future bikeway/pedestrian trail to the west in Edelweiss. Arnold continues as a gravel drive to the east of the subject property and serves as the sole access road for several rural homes that have also been annexed into the City recently. Graham Road is paved but inadequate in width and is in a deteriorating state. It has been seal-coated recently and is scheduled for a major upgrade as a CIP project in 1999. There is aT-intersection where Aster (Edelweiss Phase 2) meets Schaffer. At the time the master plan was approved for Edelweiss, staff recommended that there be at least one east-west connection which would not necessarily encourage cut-through traffic, but 1 would, at least, provide for some movement. For this reason, Aster was continued through to Schaffer rather than ending in a cul-de-sac. COMPLIANCE WITH STANDARDS In order for a rezoning to be approved, an applicant must show compliance with the City's ordinances but also with the Comprehensive Plan. That Plan consists of the Land Use Plan, the Thoroughfare Plan, and Development Policies. The request complies with the Land Use Plan, which shows Low Density Residential for the subject tract with Low Density Residential in the Edelweiss Estates area and Industrial to the west on the southwest corner of Schaffer and Graham. The request does not yet meet the Thoroughfare Plan because of the condition of Graham Road, Schaffer, and Arnold. Staff has no concern for Graham Road because the future improvements will upgrade the road to adequate levels of service. However, the Thoroughfare Plan shows a north-south collector and a connecting east-west collector that would need to be included in a development plan. These collectors could be provided in one of two ways: 1. Upgrade of the existing ROWs to collector standards - This option may include additional ROW dedication and will include provision of permanent paving with all associated road improvements. Due to the fact that the portion of Schaffer adjoining Edelweiss was not upgraded as a part of that development, Staff recommends that the City participate in the cost of the upgrade of that portion of Schaffer. 2. Relocation of the two collectors to the interior of the proposed development - This option may prove more beneficial to the applicant because both sides of the streets could be used for access to lots in the development. The existing roadways should be either abandoned or changed to avoid additional road maintenance costs to the City (the City will take over maintenance of the two new collectors in exchange for maintenance of the gravel roads). Similar to the Edelweiss agreement, the developer needs to account for the treatment of the two roads if the ROWs are to be relocated. The Thoroughfare Plan also shows a local street connection between Edelweiss Estates and the area to the east in accordance with the approved master plan for that subdivision. With the conversion of Arnold Road into a bicycle/pedestrian route, it was established, at the time Edelweiss was approved, that some form of east-west movement would be needed. Aster was chosen as that connection. However, the homeowners in the area are very much oposed to such a street connection. After numerous discussions between Staff, the applicant, and area homeowners, we recommend that there be an emergency access connection between the proposed subdivision and the Hasselt/ Aster area. STAFF RECOMMENDATION Staff recommends approval with the following conditions: 1. There be a north-south collector provided 2. There be an east-west collector provided 3. These two collectors be connected 2 4. The applicant ensures that the collectors are built within a reasonable time 5. Should the applicant choose to relocate the collector system, that he request abandonment of the existing rights-of-way and convert the gravel roads into different uses. 6. There be an emergency access connection to Schaffer from the proposed subdivision. 7. The rear portion of the industrial site, to the west across Schaffer, retain access to Schaffer. COUNCIL POLICY ENDS STATEMENTS - The following Ends Statements mayor may not be met with the approval of this request. Council will decide, based on the information in the staff report and any staff presentations, whether these Ends Statements will be met with this request. Transportation/Mobility - Citizens benefit from the ability to move into , out of, and within College Station in a safe and efficient manner. Parks & Recreation - Citizens benefit from parks space and recreational activities which are geographically and demographically accessible and serve a diversity of interests. Health & Public Safety - Citizens benefit from a reasonably safe and secure environment. Education/Information - Citizens benefit from access to broad based information and knowledge. Quality Service - Citizens benefit from a reasonable tax revenue for the value and quality of service delivered. Cultural Arts - Citizens benefit from participation in the arts. BmploymentlProsperity - Citizens benefit from an environment that is conducive to providing diverse employment opportunities. Civic Pride - Citizens benefit from well planned, attractive residential and commercial areas. COMPREHENSIVE PLAN - The following are Goals and Objectives from the City's adopted Comprehensive Plan. Applicable ones are in bold. Complies with Future Land Use Plan Map?: Yes. The Land Use Plan reflects low density residential. Development Goals and Objectives: LAND USE Protection of residential uses: There is R-1 zoning to the west that is currently developing into a single family subdivision. The applicant proposes to rezone the property north of the creek directly across Schaffer Rd from the existing R-1 area to R-1A, a single family district with more design flexibility. The area south of the creek proposed for R-2 Duplex zoning is contiguous only to A-O Agricultural Open districts which are mostly vacant, and an M-2 Heavy Industrial district, which is developed as light manufacturing. 3 Encourage use of vacant land w/ services: Utilities will need to be extended by the developer as a part of the platting process. Avoid strip commercial: n/a TRANSPORTATION Provide major arterials to prevent congestion: South Graham Road, which is classified as a minor arterial, abuts the property to the south. Adequate pedestrianlbike movement: Ensure safety and ease of maintenance: Location of streets based on function: Driveway access: Access should be restricted to one point off of Graham and one off of Schaffer. No residential driveways should be allowed to access Graham on future plats. ECONOMIC DEVELOPMENT Compatible with environment: No conflict Encourage retirees: n/a Encourage tourism: n/a PARKS AND RECREATION Link parks by pathways and natural features: The street required off of Schaffer would facilitate access between the Southwood Athletic Complex, the Arnold bicycle/pedestrian route and Edelweiss Park. Combine parks with schools: n/a HOUSING Maintain integrity of existing supply: n/a Encourage diversified housing: n/a COMMUNITY APPEARANCE Promote good site design: The recommended conditions will help ensure proper street layout. Prevent and eliminate unsightly conditions: See above; also Streetscape standards will be imposed at the time of platting. HISTORICAL OVERVIEW - There have been a few recent duplex rezoning requests, most of which have been denied. the Carraba tract, located on the south side of Southwest Parkway west of the future Dartmouth extension was approved a year ago. NOTIFICATION: Legal Notice PubUcation(s): Advertised Commission Hearing Date(s): 1-4-96 Advertised Council Hearing Dates: 1-25-96 Number of Notices Mailed to Property Owners Within 200': 23 Response Received: Two inquiries as of date of this staff report. 4