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STAFF REPORT
Item: Public hearing and' consideration of a City initiated rezoning of the South Hampton
Subdivision, a 52 acre single family subdivision located at the southwest corner of
Nantucket Dr. and SH 6 from R-1 Single Family to PDD-H Planned Development District
- Residential.
Item Summary: This property was recently rezoned to R 1 Single. Family after. a master
plan was approved. showing. l 15 single family-lots ranging in size from.1/4 to 1/2 acres.
The minimum lot size in R-1 is 1/8 acre. If the property remains R-1, the lots could be
subdivided in the future into even smaller lots. The PDD is a new district that ties the
zoning classification to a particular development plan. This PD district ties the developer
of South Hampton and any future owner/developer to the plan that was approved. Any
further subdividing or changing of the street layout would require another rezoning
process and therefore involve two public hearings.
The plan presented with this PDD contains the following:
• 109 single family lots,
• residential and collector street layout as shown with one access onto Nantucket Dr.,
• 39 foot wide collectorstreets -Sand Dollar, Sconset from Wayfarer to SH 6,
Cranberry Ct., Ebbtide Loop, Bay and Wayfarer,
• 27 foot wide streets are the remaining cul-de-sacs
• two buffer areas along SH 6 (75') and Nantucket Dr.(40'). These areas will be
maintained by the individual property owners. Any yard fences will be built on the
buffer line rather than the right-of--way line. Additional. tree planting will be
encouraged in the buffer areas.
• lots LR1,2,3 will be given to the Nantucket HOA for maintenance. These lots are for
signage and. landscaping for the Nantucket subdivision.
• setbacks will be the standard R-1 setbacks with the following exceptions as shown on
the plan:
Those. lots where drainage is along the rear, then the setbacks will be 10
greater than the drainage easement which will be a fixed dimension at the
time of final .platting.
For lots backing up to SH 6 shall have a 100 foot rear setback (25 feet in
addition to the 75 `buffer).
In Phase 5 the lots that side on SH 6 will have that side setback of 85 feet
{10 feet in .addition to the 75 foot buffer)
Lot 1 block 1 Phase One -setback is the'buffer strip.
Lots backing up to the buffer on Nantucket will have a rear setback of 50
feet (10 feet from the buffer)
• .Sidewalks as per the .subdivision regulations (on both sides of collectors,and none on
cul-de-sacs). Variance is being requested to place only one sidewalk on the east side
of Sand Dollar Cove because the west side fronts the larger lots in the ETJ.
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The developer may dedicate more right-ofwayahan called for in the subdivision
regulations for. the particular type of street proposed. This is due to the drainage system
used. The developer will be tying into_the existing ditches in Nantucket and thus needs to
dedicate additional right-of--way to cover the pavement, curb & gutter, sidewalks and
ditches. Typical urban street sections do not have ditches to carry the drainage.. There are
curbs and gutters and underground storm drains which require less right-of--way.
,Policy Issue Statement:
Civic Pride Citizens benefit from well-planned, attractive residential and
.commercial areas, and. from preserving historic. areas.
Item Background: The rezoning and platting of South Hampton was a controversial
case with much opposition. At the time Council approved the rezoning to R-l, staffwas
directed to initiate rezoning to PDD once the PD district ordinance was approved.
Budgetary & Financial Summary: NA
Staff Recommendations:. Staff recommends approval of PDD-H subject to Council
approval of the PD district ordinance and subject to staff determination of appropriate
right-of--way widths based on design once he drainage report is complete.
Related Advisory Board Recommendations: NA
City Attorney Recommendation/Comments: NA
Commission /Council Action Options: Approve, approve with conditions, deny or
table the rezoning..
Supporting Materials:
1. Location Map.
2. Application
3. Engineering Information and Notification Information
4. Master Development Plan
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ENGINEERING
Water:: There is no City of College Station water service in this area. This
property is currently served by Wellborn water supply. The City of College
Station will be discussing the opportunity to serve this area with Wellborn Water
Supply. Water distribution .will need to be sized and designed to. the City of
College Station standards in order to provide adequate fire protection to the area.
Sewer: There is no City of College Station sewer service in this area. This
property is served by a private waste water treatment package plant. There is
discussion at present regarding the creation of a sanitary sewer impact fee area
which .would include Southampton.. The capital improvement plan includes the
construction.. of a large trunk line to serve this area but does not include the
development of the. collection system.
Streets: Streets are as outlined in the body of the staff report.
Off-site Easements:. NA
Sidewalks: Sidewalks will be required per the City's subdivision regulations.
Drainage: The applicant is preparing an engineering drainage report that will
show how they are complying. with the City of College Station Drainage Policy
and Design Standards Manual.
Flood Plain: The latest Federal Emergency Management Agency (FEMA)
Flood Insurance Rate Maps show that no portion of the subdivision is located
within the Regulatory 100 Year Floodplain.
Oversize request: None.
Parkland Dedication: Parkland dedication will be paid at time of final platting
at $225.00 per lot.
Impact Fees:. None in the area at this time.
NOTIFICATION:
Legal Notice Publication(s):
26, 1997
The Eagle; October 22, 1997 and November
Advertised Commission. Hearing Dates(s): November 6, 1997
Advertised Council Hearing Dates; December 11, 1997
Number of Notices Mailed to Property Owners Within 200': 63
Response Received: None as of date of staff report
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STAFF REPORT
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-0 Agricultural Open to R-1 Single Family.
(Planning Case No. 97-108).
Item Summary: This preliminary plat covers 65 acres of land, approximately 13 of which 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 line.
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 1.4 acres per lot.
The proposed land use plan shows this ...,area for low density single family development with a
density range of .5 to 3 acres per dwelling unit. The overall average density of Nantucket with the
proposed newphases .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 GoaUObjective 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.
Item Background: 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 tochange from the one acre commercial /-office lots fronting on the highway to
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' single family lots that will range from .22 to .58 acres per lot with a landscaped buffer along the
~'~ highway.
The first two phases of Nantucket averaged 2 to 2.6 acres per lot. Subsequentphases 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 acresper 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 accept~.ble range shown on the land use plan
and with the. following condition:
The applicant successfully rezones each phase to comply with the zoning regulations prior
to submitting a final plat of that phase.
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 1Vlaterials: - - -
1. Location Map
2. Application
3. Engineering Information and Notification Information
4. Presubmission Conference Report or PRC report
5. Letter Requesting Variances
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ENGINEERING
Water: This property is currentlylocated with Wellborn Water's service area. The City.
will have to negotiate a contract with Wellborn.. Water in order for the City to ervice this'
area. At the. present dime, Wellborn Water will be .responsible for. providing domestic
water.
Sewer: The City is in the process of creating. an impact fee area for this area of town. A
sewer line must be extended from he 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 strcets within ~#his 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 tlus 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 vvariance 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.
Mariners .Cove
Sand Dollar Cove
Ebbtide Cove
Windri$ Cove
Cranberry Court
Sconset Cove
Location
From Harpers Ferry Road to Sand Dohar .Cove
From Nantucket Drive to Mariners Cove
From Nantucket Drive to Cranberry Court
From Nantucket Drive to Cranberry Court
From Windrift Cove to Ebbtide Cove
From Wayfarer Lane to 20 foot pedestrian easement
There shall also be a sidewalk located within a 20 foot pedestrian. easement. that extends
from Cranberry Court to Sconset .Cove. The applicant has requested a variance to the
subdivisionregulations to remove the sidewalk requirements for various streets within
this subdivision (see attached etter). 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
Staff supports 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 Request: The. developer is requesting oversize participation for the sewer line
that extends southward along State Highway 6.
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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 HearingDates: ,August 28~ 1997
.Number of Notices Mailed to Property Owners Within 200': None
Response Received: 3 calls to date in opposition
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STAFF REPORT
Item: Public hearing and consideration of a rezoning of South Hampton Subdivision, 52 Acres,.
..located on the SW corner of State Highway 6 and Nantucket Drive from A-O Agricultu_ raUOpen to
R-1 SingleFamily 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 minimurrl 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-O 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 oxie that ..will accommodate the approved
plat at this ime.
Policy Issue Statement:
Civic Pride -Citizens ..benefit from well-planned; attractive residential and
commercial areas, and from preserving historic areas.
Comprehensive Plan GoaUObjective .Statements:
Land Use Goal # 3 -College .Station-should continue to protect, preserve and
enhance existing and future neighborhoods. Objective 3.1 - CollegeStation
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 neighFiorhood 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 neighborhoodwould 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 Recornmendation/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:
1. 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 Cohege 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 fromthe 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 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 to be able. to contain the 100 year storm within the right-of-
way. asrequired in the City's Drainage Policy 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: 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 mailed to interested applicants 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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STAFF REPORT
Item: Consideration of a Final Plat for South Hampton, Phase I, located in the southwest quadrant of
Nantucket Dr. and State Highway 6, currently zoned Planned Development District -Housing (PDD-
H).(98-206)
Item 5ummarys This phase has 8.81 acres and is divided into 20 single family lots. The plat reflects
all conditions approved as part of the PDD-H zoning granted earlier this year. Special attention should
be given to the engineering comments relative to water, sewer and drainage in this particular case.
Water will be provided by Wellborn Water Supply Corp., sewer will provided through the impact fee
-line approved recently by City Council and a variance to the drainage easement width is pending before
the ZBA and should be resolved prior to P&Z consideration..
Policy Issue Statement:
Civic Pride Citizens benefit from well-planned, .attractive residential and commercial
areas, and from preserving historic areas.
Item Background: The property making up the master planned area of South Hampton was annexed
in 1996, rezoned to R-1 Single Family in 1997 and then to PDD-H in 1998. The PDD-H district ties
the developer and any subsequent developers. or owners to-the master plan as it was approved with any
and all conditions.. Any changes must be accomplished through a rezoning process with the associated
public hearings. This latter zoning was done. to give some assurances to the adjoining Nantucket
residents that what the developer was proposing was indeed what would be built. Once zoned R-1
Single Family, the property could be subdivided into the minimum size lots allowed in R-1 which is
5,000 square feet. The master plan approved as part of the PDD-H zoning shows larger lots ranging
from approximately 1/4 to 1/2 acre.
Budgetary & Financial Summary: None
Staff Recommendations: Staff recommends approval of the final plat, with the following conditions:
1. All off-site easements are filed for record prior to construction or prior to filing the
plat, whichever occurs first.
2. The impact fee line design must be completed and approved with all necessary
easements granted, or an alternate sanitary sewer service provided, prior to the filing
of the final plat
Related Advisory Board Recommendations: N/A
.Supporting Materials:
1. Location Map
2, Application
3. Engineering Information and Notification Information
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ENGINEERING
Water: Water is to be provided by Wellborn Water Supply Corp. with the following
conditions as agreed to by the City of College Station Utility Department and Wellborn Water
Supply Corp.:
1. The service will be metered off the 8 inch water line located at Nantucket
Drive and State Highway 6 frontage road
2. Wellborn Water Supply Corp. will supply the development water through
their lines
3. The developer would meet the required fire flows within the subdivision
based on using the available water flow and pressures found at the 8 inch
Wellborn water line
4. An interlocal agreement between the City of College Station and Wellborn
Water Supply Corp. be approved prior to the filing of the Final Plat.
Sewer: Sanitary sewer service. will be provided. by the 97-02B impact fee line which is
currently under design. This developer will be extending that line under State Highway 6 and
~' then internall throu hout the subdivision. The. impact fee line design' .with all necessary
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easements must be completed or an alternate sewer service provided, prior to the filing of the
', final plat.
Streets: Bay Street, Cranberry Court, and Windrift Cove (from Bay to Cranberry) will be
constructed as residential collectors while Windrift Cove from Cranberry Court to the end will
be constructed as a residential cul-de-sac.
Off-site Easements: Off-site easements will be required for drainage and utilities. All off-
site easements will be required to be filed for record prior to construction or prior to filing the
plat, whichever occurs first.
Sidewalks: Sidewalks are required on both sides of Bay and Cranberry Court. They are also
required on both sides of Windrift Cove down to Cranberry Court.
Drainage: The subdivision will be all overland drainage conveyed in rear lot channels. There
will be some inlets and storm drainage pipes to convey water from the streets to these
channels. All surface runoff from this subdivision will ultimately discharge through a
TexDOT culvert near Bay Street and into Alum Creek. 'The developer will be improving the
minimum
A variance re uest to the
cross sections. of these channels at various locations. q
M
f Ad'ustments on a
ith the Zonin Board o Y
cessed w J
drainage easement width is being pro g
19, 1:998 for various channels within this subdivision.
Flood Plain; The latest Federal Emergency Management Agency (FEMA) Flood Insurance
Rate Maps shows that no portion of the subdivision is located within the 100 Year
Floodplain.
Oversize request:. None.
Parkland Dedication: Parkland dedication will be paid in the amount of $225 per lot or
$4500 prior to the filing of the. Final Plat.
Impact Fees: This subdivision is located within the Sanitary Sewer Impact Fee Area 97-02b.
NOTIFICATION:
Advertised Commission Hearing Dates(s): May 21, 1998
Advertised Council Hearing Dates: NA
Number of Notices Mailed to Property Owners Within 200'.: NA
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