HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Item: Public hearing and considerationof arezoning of South Hampton Subdivision, 52 Acres,
located on the SW corner of State Highway 6 and Nantucket Drive from A-O AgriculturaUOpen to
R-1 Single Family Residential (Planning Case No. 97-111)
Item Summary:. This rezoning is intended for the developer of Nantucket to build out the
remainder. of what was the Nantucket subdivision. This property was annexed into the City at the
request of the property owners in 1996. The developer's intention is for urban residential lots at a
density that is higher than permitted by the present .zoning. Present zoning is A-O which is an
interim .classification placed on property upon annexation. Single family residential development is
allowed in A-O with minimum lot sizes of 5 acres per.. dwelling unit.. Single family residential
development is allowed in R-1 with a minunum lot size of 5,000 square feet per dwelling unit.
Other single family residential zoning districts include:
R-lA -minimum 4,000 SF lots
A-OR -minimum one acre lots
A-OX -minimum two acre lots
The approved plat can be developed only once an acceptable zoning classification is placed on the
property. The plat. does not meet the minimum requirements of the current A-0 district. R-1
single family zoning would allow this development, but would also allow much smaller lot sizes
than proposed. With the granting of R 1 zoning, the City would be obligated to approve any future
changes in the' plat as long as they meet the R-1 restrictions. The PUD zoning is the only district
where the zoning and plat are tied together and thus .the only one where .any changes to the plat
would have to come back before both PNZ. and Council through the public hearing process. These
changes would be part of a rezoning and therefore, both bodies would have more discretion in
review and consideration. However, the land use ratios required in the PUD cannot be met with the
.approved plat.. This leaves the R-1 district as the only one that will accommodate the approved
plat at this time.
Policy Issue Statement:
Civic Pride -Citizens benefit from well-planned, attractive residential and
commercial areas,. and from preserving. historic areas.
Comprehensive Plan Goal/Objective Statements:
Land Use Goal # 3 -College Station .should continue to protect, preserve and
enhance existing and future neighborhoods. Objective 3.1 -College Station
should continue to protect the integrity of residential areas by minimizing
intrusive and incompatible land uses and densities. Housing Goal # 1 -College
Station should continue to provide an appropriate supply of housing with a wide
variety of housing types and costs.
Item Background: " A Master Preliminary Plat showing lot sizes ranging from a quarter of an
acre to just over one-half acre was submitted to the PNZ at their 8-7 meetings. The plat showed 3
streets accessing Nantucket Drive. After much opposition and discussion, action on the plat was
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deferred until the next meeting to give the residents of Nantucket and the developer more
opportunity to resolve differences. Changes were made to the plat where access was no longer
taken to Nantucket Drive, landscape buffers were shown along the highway and Nantucket Drive,
but density 'remained the same with a loss of only 3 lots.. This plat was denied by the Planning &
Zoning Commission (5-2 vote) at their August 21st meeting.
Opposition came from Nantucket residents and centered on the smaller lots being proposed. The
overall density in Nantucket right .now,.... not including the Leisure Island section averages
approximately 2 acres per lot. The density of the Leisure Island .section averages .17 acres per lot.
The average density of South Hampton is .46 acres- per lot. The average overall density of
Nantucket and South Hampton together is 1.5 acres per lot..
Residents perceived a change in the character of the neighborhood when lot. sizes have historically
fallen at the lower end of the range, while the development shows lot sizes nearer the upper end and
even outside the range. Residents also felt that,Nantucket had always been advertised as a large lot
rural single family subdivision and that smaller lots were contrary to this representation. Residents
felt the integrity of their neighborhood would be violated with the change to lots this much smaller.
They did indicate at they final hearing that 1/2 to 3/4 acre lots,. although smaller than those
presently in Nantucket, would be more desirable.
The Master Preliminary Plat then went to Council on 9-11 and was approved by a 5-1-1 vote
(one in opposition and one abstention).
Land Use Plan
The proposed land use plan reflects this area .for low density single family development with
densities ranging from .5 to 3 acres per dwelling unit. The. overall average density of Nantucket
and South Hampton together falls within this range at 1.5 acres per lot or dwelling unit.
Budgetary & Financial. Summary: N/A
Staff Recommendations: Staff recommends approval due to compliance with the land use plan
and the fact that the average density falls within the acceptable range shown on the land use plan.
Related Advisory Board Recommendations: N/A
City Attorney Recommendation/Comments: Legal has approved as to form..
Commission. Action Options:. Recommend approval; recommend approval with conditions;
recommend denial of request. The Commission may also table rezoning or defer action to a
specified date where the Commission finds. needs additional information to make a decision.
Supporting Materials:
L Location Map
2. Application
3. Engineering Information and Notification Information
4. Minutes of 8-21 and 8-7 PNZ
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ENGINEERING
Water: The property. is not serviced by City of College Station utilities. This property
outside the city limits is located within Wellborn Water's service area. The city has
applied for certification of the area inside the City limits and it is currently pending
before the TNRCC. At the present time, Wellborn Water is responsible for providing
domestic water.
Sewer: The property is not serviced by City of College Station utilities. The City is in
.the process of evaluating an impact fee area for this part of town. A sewer line must be
extended from the Pebble Creek area under State Highway 6 in .order for any phase of
South Hampton to have public sewer service. Council recently asked staff to look at
stopping the sewer line before crossing SH 6 and having the developer cover this cost.
Streets: Streets:. This property has access to Nantucket Drive (collector).. via only one
street that has 13 lots fronting on it. Three. access points are to the State Highway 6
frontage road, a major arterial: The .developer has requested a bariance to the right-of-
way requirements for the streets within this plat. They. propose to construct a residential
street within a collector right-of-way and a collector within an arterial right-of--way. The
purpose for this request is to be able to contain the 100 year storm within the right-of-
way as required in the City's Drainage Policy and,Design Standards. Staff supports this
variance request because it exceeds rthe minimum requirement for right-ofway widths
and it provides for compliance with the Drainage: Policy. Please see the attached letter
requesting this variance.
Off-site Easements: Not applicable.
Sidewalks: Variance to the sidewalk requirements was granted at the time of the Master
Preliminary Plat.
Drainage: The detention requirements for this property will be reviewed when
development/redevelopment is proposed.
Flood Plain: According to FEMA Flood Hazard Maps, this property is not located
within the 100-year flood plain.
Oversize Request: The developer may request oversize for the bore that will be
necessary under SH 6 for sewer line extension, if the impact fee line is approved but
stopped short of crossing SH 6.
Parkland Dedication: Will be obtained at the time of final platting.
NOTIFICATION:
Legal Notice Publication(s): The. Eagle; October 1, 1997 and October 29, 1997
Advertised Commission Hearing Dates(s): October 16, 1997
Advertised Council Hearing Dates: November 13, 1997
Number of Notices. Mailed to Property Owners Within 200': 4, An additional 15
notices were maledto interestedapplicants from Nantucket.
Response Received: Although there is concern on the part of Nantucket residents as
evidenced during the hearings. when the plat was considered, we have not heard directly
from anyone as of this report date.
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