Loading...
HomeMy WebLinkAboutStaff ReportSTAFF REPORT Case No.: 96-301 Applicant: Allen Swoboda ITEM Consideration of a preliminary plat of Emerald Plaza Park, a subdivision of approximately 20.13 acres into nine A-P Adrrunistrative/Professional lots located on the northeast corner of State Highway 6 and Emerald Parkway. ITEM SUMMARY AND. STAFF RECOMMENDATION The plat layout shows 5 office lots with 41ots to be sold to the individual residential lots to the east. Those lots do not meet the standards for subdivided lots, .however, due to the fact that they are to be used to assure that some type of buffering occur to protect the abutting residential areas, Staff recommends approval with approval of variances for those four lots. COUNCIL POLICY ENDS STATEMENTS -The following Ends Statements may or 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 benefif 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. Employment/Prosperity -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. COMPRERENSIVE 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 shows the area to be Office Service Development Goals and Objectives: LAND USE Protection of residential uses: The residents of the area have expressed concern with the existing A-P zoning to the north of the subject property. The applicant has had discussions with the homeowners that back up to the A-P area. There have been some agreements made for the possible sale of some of the area for .use as a buffer area under private home ownership. Therefore the applicant is requesting the lot variances described and discussed below. Encourage use of vacant land w/services: At the time of future platting, all utilities must be extended to all lots. This development will be infill and therefore no off-site utility extensions will be necessary. Avoid strip commercial: n/a TRANSPORTATION Provide major arterials to prevent congestion: The T-fare plan does not show any collectors or minor arterials through the area. however, as a part of the plat, the applicant intends to provide a commercial collector through the tract in order to provide access to the fixture lots. Adequatepedestrian/bike movement: The collector will need to have sidewalks on one side (to be shown at the time of the final plat). Ensure safety and ease of maintenance: n/s Location-of streets based on function: see above Driveway access: Compliance with the Access Ordinance will be required. ECONOMIC DEVELOPMENT Compatible with environment: There is a large amount of floodplain-in the area that will need to be addressed at the time of site development. Encourage retirees:. n/a Encourage tourism:. n/a PARKS AND RECREATION Link parks by pathways and natural features: n/a Combine parks with schools: n/a HOiTSING Maintain integrity of existing supply: n/a Encourage diversified housing: n/a 2 COMMUNITY APPEARANCE Promote good site design: Will be addressed at time of platting/site development Prevent and eliminate unsightly conditions: The City Staff is currently discussing potential policy and ordinance changes that would .provide the City with the means to deal with floodplain/floodway property development. In this regard, we are researching open space conservation practices that may make viable recreational use of the land that developers consider either difficult or impossible to build upon. ENGINEERING COMMENTS AND IMPACT STUDIES Water - Staff has some concerns regarding the impact studies, however, these concerns can be addressed at the time of final plat and/or. site plan. Sewer - Sewer is available through an 8" sewerline located in the center of the existing. A-P tract. This should be adequate for any development under A-P zoning. The impact studies show no negative impact. Streets -Emerald Parkway is a minor arterial and HWY 6 is a major arterial. Both street have adequate capacity for the proposed development. Gemstone Drive is a proposed new road that would loop from Emerald Parkway to the Highway 6 frontage road and provide access to the 5 developable lots. Traffic -See above for collector needs Drainage -Bee Creek runs in close proximity to the property. There have been some discussions with down-stream property owners regarding recent flooding` and erosion. problems. The problems seem to have a direct connection to the F:M. 2818 extension. project, which was constructed by TXDOT. These issues are currently being addressed by TXDOT. The impact studies do not indicate that detention should be required. However,. site-specific drainage reports will be required at the time of site plan review to ensure compliance with the Drainage Ordinance. The impact 'studies do not indicate proposed improvements to the Bee Creek channel or associated easements. As with'the detention requirements, Staff will assure compliance on a site-by-site basis. Flood Plain -There is a substantial amount of floodplain and floodway on the property.: The treatment of the floodplain will be addressed at the time of site development. Sidewalks -Sidewalks exist on Emerald Parkway and will be required on one side of any. collector built with the future subdivision.'. ,Parkland Dedication m None required for non-residential development LAND USE RELATIONSHIPS -AREA ZONING AND LAND iTSE Subject Tract: Most of the area is zoned A-P with a small portion of A-O that is within the floodway. North: A-O AgriculturaUOpen; vacant East: R-l Single Family; developed as low density residential (Emerald Forest) South: M-1 Planned Industrial; developed as AMS West: R-1 across Highway 6; vacant Proposed Use: Office development SUBDIVISION ORDINANCE COMPLIANCE The plat complies with the general provisions of the subdivision ordinance with the exception of a variance request for lots 6-9. The request is for the regulation that all lots have access to a street right-of--way, and that all utilities are available to each platted lot. Also, all lots must meet .the requirement that they be suitable for development and that. they meet minimum lot sizes as required by the Zoning Ordinance. In this case, lots 6, 7, 8, and 9 are not suitable for development, will have no access, will have no utilities-, and do not meet minimum lot sizes. The developer wishes to have the option of .selling lots 6-9 to the individual owners of the residential properties to the east. If the homeowners purchase these lots, they will be assured a "no- build" area to act as a buffer between their homes and potential A-P uses on the subject properties.. Staff has no concern regarding this variance request as long as there are notes placed on the plat that will place potential purchasers of those lots on notice that the lots are undevelopable and have no access or utilities. Oversize Request - None requested NOTIFICATION: None required. 4