Loading...
HomeMy WebLinkAboutStaff Report c~~.~(,v~P1~~PP) STAFF REPORT R $ ' ~ b a Itegn: Public hearing and consideration. of a rezoning request of approximately 37 acres in the proposed Westfield Addition located along the south side of .Graham Road near the future extension of Victoria. Avenue. (Planning Case #97-117) and. Consideration of a Master Plan and Preliminary Plat of the entire Westfield Addition, 52 acres divided into 171 single family lots, 1 C-N reserve tract and 3 reserve tracts. (Planning Case # 97-320) Item Summary: The subject property was annexed into the City in 1993, at which time it was reflected as A-O.Agricultural Open on the Zoning Map. This area as well as most of the property within the southern parts of the City remains undeveloped, however, many of these areas '.have seen recent development interest due to the City's planned utility expansions into them. Originally. this property was divided into 3, approximately, 15 acre tracts. Recently the most southerly portion of these 3 tracts (where Southern Plantation will extend) and the westerly portion where Victoria will extend was subdivided from the 3 original tracts. This was done without platting the property. The thoroughfare plan calls for the extension of Victoria and Southern Plantation to extend through these properties. Therefore, this subdivision was not exempt from the City's regulations. For the past year' and a half, ,the. applicant has been involved in numerous discussions with City Staff regarding the development of the subject propertyhe applicant has submitted several conceptual. plans. for initial response from. the S We discussed the following: the possibility of combining the parkland dedication requirements with .the existing creek to gain compliance with. the Comprehensive Plan. goals relating to park linkages and combining .schools and park sites (there is an adjacent future school site), orienting the subdivision to take advantage of the .creek as an amenity, the thoroughfare plan .and how it relates to the site, the internal street layout and access, and how to sewer and drain the property Staff has been discussing these concerns with the developer for over a year and still does. not feel they have been adequately addressed. The developer asked to bring this master plan and preliminary :plat and associated zoning request forward to the Commission. Staff has the. following concerns: Zonin ~ _~ The property current~y has A-O Agricultural Open zoning on it. The developer has a " request to rezone the first two phases to R-1 Single Family. Staff has difficulty ~'~- -~~' ~~~~~ recommending approval of any zoning at this time, although R-1 is incompliance with the t~ Q~~ ti~ ~ land use plan, because there are so many unanswered questions on the master plan. ~~"~ :~ ©~ ~°. ~~ ~~ oagroupkleve~ser\stfrpt\97117320.doc -__.__. ~ ~ ~~~-~~ ~ ~ ~ ~~;~ 5~~ ~~~~ ~Z ~r~ G~~-' Q" 0 i~ `o o n ~~Gzut~1~'l avi `~~ '~ 17~ ~ `fi ~ ~ P C~t,t fX ~ c 'G'O~(es`~ U/lLW v' - ~'Q ; hasin ~ QY~ ,,~.~~,~-~Q ce.~~r~_ ~~:h~-r~.c:~~ (~~~ ~,~ O•P, ~a~ -~ 5 k~ ~ ~ ~o~ The developer's intention is to build single family residences on the property with possible ~o"' nei borhood commercial at the Victoria/Graham intersection. The master plan shows ~~ ~~ ~ ~ ~ ~~ Phases One and Two or more than half of the proposed residential development before ,~ ~~ k ~n~~ Victoria and. Southern Plantation are even addressed. Staffis concernedabout the phasing 0 of this overall plan. The concern stems from the. ability for the remainder of the ~3 ;~` " development to support such large pieces of infrastructure. There are also additional ~,.y~ concerns about the internal street layout. No secondary. access to Graham or Victoria is C ~ ~~ ~ ~ provided until Phase 3 . There would be approximately 107 lots built with only a single t ~h ~ ~,~ access. v ~~`~" Draina e (~ ~f ~ IJr. ~~ Via. ~-° Staff is con d about drainage facilities for the ub ivision. The preliminary plat refers (,~Jc ~~ to a regional detentno located on the adjacent CSISD property.. According to CSISD staff and :consultants, the'ir' ' ct does not necessitate participation in a regional i n facili .Staff cannot ve ' CSIS 'on lans at this time.. ~'~~~ • detent o ty nfy p (1~ Floodplain/Floodwav ; ~ Floodplain and floodway may exist on this property. The developer has not confirmed that there is not any floodplain on the property. CSISD on the adjacent tract is l~ ~ performing a hydraulic analysis to define the floodplain/floodway on their property and as `~'~g~ of this writing, there appears to be floodplain on their tract. The location of the ~la~~, floodplain/floodway may have an impact on the lots that back up to the reserve creek area, ~, \ ~ At this point, with the locafj~on u own, the suitability for evelo ~}en~of th se lots is also unknown. ~d ~,` ~C ~ c.~ ~ ~~ ~ ~~ ~ ~ l ~{-c~ ~ ~ (U Con Sanitary Sewer r ward the south rather ili for this roe to sewe to iscussed the ab The develo er has d ty p p rty P 't sewer line. The Im act Area Phase 3 sane than participating in the Graham Road p ~'Y Y have discussed a request to amend the existing impact fee area 92-01 and remove the Phase 3 line. If this phase is deleted, they would then like o pursue an alternate sewer alignment along the north fork of Lick Creek. A portion of this line has already been constructed, and is existing in the Springbrook Subdivision and would continue west to and through this development. The developer would be requesting oversize participation in this new sewer line. The responsibility for demonstrating the need o amend the Impact Fee Area 92-01 and reduce the number of lots that would. participate in this impact fee is inlterent on this developer. Ultimately City Council mu t ap 'rove any ch a to the impact n fee area. 's h not been done to date. ~ _ (Z~~ ~,v ~` ~ ( v~ze~' (( ~Q n ~ V G~ o:lgroup\deve_serlstfrpt\97117320.doc Oversize Participation o-~~~ r ~~~~~ Y c~, It is required that impact studies be presented when oversize participation is bein , re uested. ~ ~~ cwt Q ~ ,~- , ~~'~ Proposed C-Ntract ~~ ~-e-~ ~n.QA~,u,~`~ This property will come before the Commission and Council as a rezoning request in the Vii'''` future. Approval of this master plan does not guarantee approval of any future rezoning... ~~~ Staff does not see a problem with some neighborhood commercial zoning in the master: ~e n plan. ~~ ~ 9'~ ~5~+ ~ Parkland Dedication and Open Space along the creek ~ C~ • (~' ~~~' ~ ~ This master plan also includes a ;portion of the north fork of Lick Creek. Given our current Com rehensive Plan, and the discussion about open space along creeks, this plan b,~ " The parkland cash dedication from this development would be in the amount of c~ $38,475.00. However, the: applicant has recently acquired all the tract on the other side of ~ this creek which runs completely to Barron Road. This is an ideal opportunity to provide '-' J a neighborhood park ocation with access to the creek as open space. This could tie in nicely with the adjacent CSISD property where there will be an elementary school and intermediate school in the future. °~ ~~ ~ [ ~~ ~ ~ P should address how this. creek area will work with the planned development. Currently, it is shown as a "Reserve Tract" and :does not incorporate theresidential development. It is not being treated as an asset but rather the development has its back urned to what could be an amenity. Section 8-A of the Subdivision Regulations states "In all subdivisions, due regard shall be shaven for all natural features such as .trees, water courses, historical spots, and similar community assets, when preserved, will add attractiveness and value o the property. " ~1 The Parks Director has had conversations with the developer and'indicated the Parks Dept. desire to have pedestrian and maintenance vehicle access from all streets in this ~ development to the creek open. space. The applicant has offered one access from the c~~l- ~- de~saa in Phase One. The Comprehensive Plan recommends moving coward a linkage , 9 system of greenbelts and open space connecting neighborhoods and parks. Neighborhoods and parks should incorporate these open space areas by providing street frontage, visibility and access. r n ~ ~ `~ v~ I ~~a~~ c ~ ~ ,,~.c i~a.~~ ~n ~v ~s ^ ~I u~ ~e., `F n/C~ ~(~ ~1 ~1~nd/9~(hV~~1.~ ~~IIS/`~d~Ip`nH~~ } Policy Statements: COUNCIL VISIONS FOR THE 21ST CENTURY Civic Pride Citizens benefit from well-planned, attractive residential and commercial areas, and from preserving historic areas. Parks and Recreation - :Citizens benefit from .parks and recreational activities that are geographically. and demographically accessible and serve a diversity of interests. Transportation/Mobility- Citizens benefit from the ability to move into, out of, and within College Station in a safe and efficient manner. COMPREHENSIVE PLAN GOALS AND OBJECTIVES: Transportation -Goal #2 -- College,Station should continue to develop and .maintain a transportation planning process which addresses long range needs... Goal. #3 -- continue to maintain a Master Thoroughfare Plan ...which permits Right-of--way :dedications as specified....dedication of street system right-of--ways in those areas of the community that are undeveloped Parks and Recreation Goals and Objectives - .Goal #1 -- encourage additional connections between' selected parks/recreation areas and residential areas by a system of linear parks/parkways/greenbelts which utilize creek beds, drainage ways...Goal #2 -- continue to jointly. develop and maintain .parks ',..with other public agencies.., Goal #3 -- designate selected .portions of 100-year floodplain on undeveloped properties as "natural corridors" that are to be used for open space and passive recreationuses thatwill link parks to one another and to residential areas. LAND USE PLAN. The Land Use Plan shows medium density. single family at a maximum density. of 6 dwelling units per acre. The proposed zoning would be; in compliance with the Land Use Plan. THOROUGHFARE. PLAN The, Thoroughfare Plan shows the extension of Victoria along the western boundary. of the 14.8 acre tract located just to the west of the two tracts submitted.. for rezoning. The Plan also shows the extension of Southern Plantation through thee. southern portion o£ the. subject tracts .and through the outhern portion of the adjacent 14.8 acre tract... o:~groupldeve_serlstfrptU7117320. doc Budgetary & Financial Summary:. The developer has indicated that oversize participation will be'requested on the sewer line, Victoria, and Southern Plantation. There have not been any impact fee reports done.on this property which address the magnitude of this request. Oversize participation funds are extremely limited at this point. Staff Recommendations:. Although staff supports single family.. residential land uses with some associated neighborhood commercial in this location, we cannot recommend approval of the zoning, overall master plan or preliminary plat at this time until the following are..addressed as discussed'.. above: ~L - • Thought given to how the creek area could ultimately be incorporated as part of thedevelopment .en ~ Y~op~ -- Alternative phasing to address ac~c and infrastructure guarantees, -- A determination as to -how the property will be sewered v A determination and ultimate recommendation from the Parks Board as to the best way to provide ..parkland y~~e -- Submission of impact analysis for the oversize requests Commission Action Options:. Approve, deny, approve with conditions. ENGINEERING Water: Water is provided along Graham Road Off-site Easements: May be required for sanitary sewer. Sidewalks: Will be required internally. The sidewalk along Graham Road will be constructed wtth the City's Graham Road C1P project. NOTIFICATION: Legal Notice Publication(s): Eagle; 11-5-97 and 11-26-97 Advertised Commission Hearing Dates(s): 11-20-97 Advertised Council Hearing Dates: 12-11-97 Number of Notices Mailed to Property Owners Within 200': 8 Response Received: None'as of date. of staff report Supporting Materials: _ ~ p - ~ ~~ ~ "~ 1. StaffReviewNotes _ ~~~~- 'nnG~l4so~~5~cr[. 2. Application - ~ ~~ ~ 3. Master Development Plan '~ ~` (~ " ~ ~ ~ ~ ~ ~~ 4. Preliminary Plat ~~rCk - ~ ~ - f~-- 5~- i~o~e 0.~~ ~01~~ wu~ . S0 X ~~~ o:\groupkieve_ser\st&pt\97117320.doc