HomeMy WebLinkAboutStaff Report.STAFF REPORT
Item: Public hearing and consideration of a rezoning of approximately 28 acres located west of
the West Ridge Subdivision, from A-0 Agricultural Open to R 1B Single Family (8.43 acres) and
R 1 Single Family (19.57-acres). (98-120)
Item Summary: The requested rezoning is in conformance with the recently approved Master
Development Plan. The rezoning will create 28 acres of single family zoning,. eight and a half of
which will be larger lots. to be placed immediately adjacent to the existing R 1 development to the
south.. 32 acres of R 2 zoning, 1.2 acres of C-1, and. 2.5 acres of C-N form the remainder ofthe
Master Development Plan, and were recently approved by Council. The subject tract was sent
back to the Commission for recommendations that would address the concerns of some of the
neighboring single family homeowners to the south.. The two primary issues relate to the size of
the lots .immediately adjacent to the existing R-1 area and to the existing stormwater drainage
system.
While the requested. zoning is the same as the existing zoning, the existing single family area was
developed less densely than is shown on the Master Development Plan for the proposed single
family area. While the proposed area will meet the density and lot size restrictions that are set
forth in the R-1 zone, the existing single family development exceeds limitations to a greater degree
than the proposed single family. The applicant plans to mitigate any potentially negative impacts
by orienting the proposed subdivision. away from the. existing neighborhood, by placing larger .lots
adjacent to that neighborhood, and by laying out the street system so that there will be no street
connection to the south through the neighborhood.~There is also a 40' drainage right~f--way that
will `separate the existing neighborhood from the proposed.
Item Background: In July of this year, Council approved the Master Development .Plan for the
Steeplechase Subdivision per the Planning and Zoning Commission's requested changes. That
Plan shows the extension of Navarro through to Wellborn Road, with duplex development north of
Navarro and single family development south of that collector. The Plan also shows commercial
development at the, Wellborn Road intersection adjacent to the duplexes and a neighborhood park.
In September, the Council approved the associated rezonings to R 2, C-1, and C: N, but remanded
the R 1 portion back to the Commissionto study the.lot size and drainage issues. The Commission
recommended a brick columned wooden fence between the proposed and existing ..single family
developments; and full compliance with the City's Drainage Ordinance. Council once again denied
this: proposal and remanded the case to the Commission with direction that the case should return
to Council under a different scenario.
Budgetary & Financial Summary: The developer will likely request oversize participation for
sewer (see Sewer discussion below) and for a portion of West Ridge (see Streets discussion below).
Staff Recommendations: Staff recommends .approval due to compliance with the approved
Master Development Plan.
Related Advisory Board Recommendations: The. Planning and Zoning Commission held a
public hearing on October 15, 1998 and recommends approval by a »n~nimous-vote.
Commission Action Options: The Commission has several options in a rezoning case, including:
1. Recommend approval
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2. Recommend denial.
3. Recommend approval with mitigating conditions
4. Table pending review of the Land Use Plan
5. Defer action to a specified date
Supporting Materials:
1. Location Map
2. Engineering Information and Notification Information
3. Application
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ENGINEERING
Water: Public water lines will be extended throughout this approved master planned
subdivision. An :existing 8 inch water main in Navarro Drive will be extended through
this subdivision and connect to the City of College Station's existing 36 inch water main
located in the east right-of--way of Wellborn Road. Fire hydrants are proposed
throughout this subdivision in accordance with the subdivision regulations.
Sewer: Public sewer lines will be extended .throughout this approved master planned
subdivision. The single family lots will sewer into an existing 12 inch sewer line located
just beyond the small. proposed storm water detention facility. The remaining lots will
sewer into smaller {6 inch. and 8 inch) existing sewer lines. These lines are currently
being evaluated for available capacity by city staff. With the current capacity
information, stafffeels confident that a portion of this subdivisioncould be served by the
existing lines. As better data becomes .available staff will be able to determine how much
capacity is available for this development.
In the event than there is not enough capacity in those lines for some portion of this
development, the developer will be required to extend a portion of the City's existing 12
inch sewer line located downstream of this development .along Bee Creek Trib. "B".
After,looking at the large undeveloped service area that this 12 inch main would serve,
city staff from development engineering and public utilities determined that the extension
of this 12 inch trunkline would be expected with the. development of thee.. property on the
north side of Bee 'Creek Trib. "B".
Streets: There are .approximately 1.3.1. acres of public. right-of-way proposed with this
subdivision; West Ridge Drive and Navarro Drive are currently scheduled to be
extended as 38 foot, wide streets within 60 feet of right-of--way. The remaining
residential streets will be the standard 27 foot wide street section in 50 feet of right-of-
way.
The northeastern portion of the West Ridge Drive collector will provide access to the 9
acre park along the full length of that park. The developer has expressed intentions of
requesting oversize. participation for a portion of the street cost. The City generally does
not participate in the cost of collector streets,' but in this case, oversize participation may
be justified due to the relatively large amount of park frontage that will be of .public
benefit.
The alignment for Navarro Drive as it approaches Wellborn is shown on the approved
Master Development Plan to be outside the boundary of this subdivision. With the final
.platting of Phase 3 (which includes this portion of Navarro) the developer will have to
include that portion of Navarro. in the plat boundary in order to avoid the platting of
"half-streets." The alignment is currently shown this way on the Master Plan because it
is the best alignment for an intersection with Wellborn Road and the existing railroad
crossing.
Off-site easements: None are currently proposed. As various phases of this subdivision
is platted, the city may. require off-site easements for any off-site utility improvements
that maybe: necessary.
Sidewalks:. Sidewalks will be required. on one side of the residential streets and on both
sides of West Ridge Drive and Navarro Drive.
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Drainage:.. The applicant is proposing storm water detention with this master planned
subdivision. A drainage report will be reviewed prior to any final plats being filed to
assure compliance with the City's Storm Water Drainage Policy and Design Standards.
Flood Plain: The latest Federal Emergency Management Agency (FEMA) Flood
Insurance Rate Maps (FIRM) show that no portion of the subdivision is located within
the Regulatory 100 Year Floodplain. This property is located .upstream of an
undetermined "A" zone on the FEMA FIRM. Additional studies, however, show that
there :are about 7 acres. of floodplain located in the future park area of the subdivision.
Oversize request: See Budgetary and Financial Summary Section.
Parkland Dedication: Parkland dedication will be handled by a land dedication of a
total of approximately 9 acres, 2 of which are located outside of the floodplain.
Impact Fees: None in this. area..
NOTIFICATION:
Legal Notice Publication(s):. The Eagle; 12-2-98 and 12-30-98
Advertised Commission HearingDates(s): 12-17-98
Advertised Council Hearing.Dates; 1-14-99
Number of Notices Mailed o Property Owners Within 200': 66
Response Received: Several inquiries at the time of this staff report. No opposition has
been stated to date regarding this particular request.
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