HomeMy WebLinkAboutStaff Report~T~~F ~2EPORT'
Item:.Consideration of a proposed master preliminary plat for approximately 65-acres located in
the Nantucket Subdivision, generally located on the southwest corner of Nantucket Drive and State
Highway 6, including Phases 6 - 12 and Leisure Island Phases 1 - 3.(Planning Case No. 97-312)
A related item for consideration is a rezoning request of approximately 6 acres, out of the above
65, located in the 15 00 block of Nantucket Drive, along the south side of Nantucket Drive,
approximately 400 feet west of SH 6 from A-O Agricultural Open to R-1 Single Family.
(Planning Case No. 97-108).
Item Summary: This preliminary plat covers 65 acres of land, approximately 13 ofwhich are
outside the city limits. The intention is for single family development. Last year part of this
property was annexed into the City at the request of the property owners.. The developer's
intention is to build. out Nantucket Subdivision with residential lots that will be in the City Limits
and connected to City sewer through an impact fee lute.
There is opposition to this master plan and the associated rezoning due to 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 the new phases is .41 acres per lot. The average overall
density of all existing and proposed phases is l.4 acres per lot.
The proposed land use plan shows this area for low density single family development with a
density range of .S to 3 acres per dwelling unit. The. overall .average density of Nantucket with the
proposed new phases falls within this range at' 1.4 .acres per lot. Opposition centers on the
perceived change in character of the neighborhood when lot sizes have historically fallen at the
lower end of the range while the new proposed phases show lot sizes nearer the upper end and
outside the range.
The applicant has also offered to submit for review a drainage report for the entire master plan
with the first final plat to ensure there will be no impact to the existing phases outside the City
limits from these new phases.
Policy Issue Statement;.
Civic Pride Citizens benefit from well-planned, attractive residential and
commercial areas, and from preserving historic areas.
Comprehensive Plan Goal/Objective Statement•
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.
ItemBackground; Nantucket was originally master planned in 1983 to be a large lot rural
subdivision with commercial and office acreage up near the highway. Development began to occur
toward the back of the subdivision initially. The frontage along the highway has yet to develop.
The intention is to change from the one acre commercial /office lots fronting on the highway to
o:\group\deve_ser\stfrpt\97-312. doc
single family lots that will range from 22 to .5 8 acres per lot with a landscaped buffer along the
highway.
The first two phases of Nantucket averaged 2 to 2.6 acres per lot. Subsequent phases ranged from
.8 to 1.5 acres per lot. Leisure Island is an 18 acre area that was, and still is, intended as a smaller
lot "retirement" phase where the lots will average about .17 acres per lot with private streets. Part
of Leisure Island is developed at present. Leisure Island and the existing phases of Nantucket are
still outside the City Limits.
Budgetary & Financial Summary: NA
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
and with the following condition:
The applicant successfiilIy rezones'. each phase to comply with the zoning regulations prior
to submitting a final. plat ofthatphase.
The applicant has offered to plat a minimum seventy-five (75') foot deep treed buffer easement
along the entire SH6 frontage. when these phases- are platted..
Related Advisory. Board Recommendations: NA
City Attorney Recommendation/Comments: NA
Commission Action Options: Approve. the preliminary plat as submitted or with conditions or
deny the plat with. stated reasons for denial.
Supporting Materials:
1. Location Map
2. Application
3. Engineering Information and Notification Information
4. Presubmission .Conference Report or PRC report
S. Letter Requesting Variances
o:\group\deve_ser\stfrpt197 312.doc
ENGINEERING
Water: This property is currently located with Wellborn Water's service area. The City
will have to negotiate a contract with Wellborn Water in order for the City to service this
area. At the present time, Wellborn Water will be responsible for providing domestic
water.
Sewer: The City is in the process of creating an impact fee area forthis area of town. A
sewer line must be e~~tended from the Pebble Creek area under State Highway 6 in order.
for any phase of Nantucket within the city limits to have public sewer service.
Streets: This property-has access to Nantucket Drive, a collector street and the State
Highway 6 frontage road, a major arterial. The developer has requested a variance 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 o' be able to contain: the 100 :year storm within
the right-of--way as required in the City's Drainage Folicy and Design Standards. Staff
supports this variance request because it exceeds the minimum requirement for right-of-
way widths and it provides for compliance with the Drainage Policy. Please see the
attached letter requesting this variance.
Off-Site Easements: Not applicable
Sidewalks: A sidewalk will be required on one side of the following streets:
Street Location
Mariners Cove From Harpers Ferry Road to Sand Dollar Cove
Sand Dollar Cove From Nantucket Drive to Mariners Cove
Ebbtide Cove From Nantucket Drive to Cranberry Court
Windrift Cove From Nantucket Drive to Cranberry Court
Cranberry Court From Windrift Cove to Ebbtide Cove
Sconset Cove From Wayfarer Lane to 20 foot pedestrian easement
There shall also be a sidewallc located within a 20 foot pedestrian easement that extends
from Cranberry Court to Sconset Cove. The applicant has requested a variance to the
subdivision .regulations to remove the sidewalk requirements for various streets within
this subdivision (see attached letter). The following streets will require a variance:
Street Location
Beacon From State Highway 6 to Sconset Cove
Wayfarer Lane From State Highway 6 to the boundary of Phase 11
Staffsupports this variance request because of the rural characteristics of the adjacent
street sections.
Drainage:. A drainage report will. be required for the entire master plan to ensure that
there are no impacts to the surrounding properties.
Flood Plain; According to FEMA Flood Hazard Maps,. this property is not located
within the 100-year flood plain.
Oversize Requesf: The developer is requesting oversize participation for the sewer line
that extends southward along State Highway 6.
o:\group\deve_ser\stfrpt197-312.doc
Y
Park. Land Dedication: The developer will be required to pay a parkland dedication fee
in lieu of land dedication.
Impact Fees: This property is subject to sewer impact fees.
NOTIFICATION:
Legal Notice Publication(s):.
Advertised. Commission Hearing. Dates(s): August 7, 1997
Advertised Council Hearing Dates; August 28, 1997
Number ofNotices Mailed to Property Owners Within 200': None
Response Received: 3 calls to date. in .opposition
o:\group\deve_serlstfrpt\97-312. doc