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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Item: Consideration of a Preliminary Plat of West Wolf Pen Creek, 12.3 acres along the south side of Harvey Road between Office Max & Woodstock Condominiums divided into 4 lots and a Wolf Pen Creek Dedication Area. (Planning Case No. 98 -307) Item. Summary: The purpose of this preliminary plat is to divide 12.3 acres into 4 lots and approximately 5.4 acres of Wolf Pen Creek dedication area. Policy Issue Statement: Civic Pride Citizens benefit from well- planned, attractive residential and commercial areas, and from preserving historic areas. Item Background: The Land Use Plan shows this area as Wolf Pen Creek which is an area with a unique zoning district created as part of the Wolf Pen Creek master plan. The applicant is desiring to plat this property for future sale and development. One of the lots is currently developed as the old Christmas Store (or Sneaker's) which is currently vacant. This lot is being incorporated in this plat because it was part of the parent tract and was not properly platted prior to development. Although development has occurred on the property, staff has identified and discussed with the applicant the ability to obtain additional access easements to the creek. These are necessary for the City to maintain existing creek improvements at this location. The applicant has agreed to provide these easements on the plat. minimum reservation and floodway The Wolf Pen Creek Y area is shown on the plat. This area has been determined by Nathan D. Maier in a study commissioned by the applicant in 1994. To date this study has not been submitted to the City of College Station or FEMA for review and approval. As indicated on the plat, the applicant will be submitting this report to FEMA for adoption. Because the study alters the floodway line significantly, FEMA approval of the study will be required prior to filing any final plats. This is imperative as the floodway is extremely restrictive for development and the location of the floodway line will determine locations available for property improvements. On the currently adopted FEMA maps, the floodway almost completely inundates lots 3 and 4 and renders them essentially undevelopable. Along the rear of lots 2 and 3 the applicant is requesting a variance from the Zoning Ordinance, in particular, the Wolf Pen dedication section, which requires that a 20' strip adjacent to the floodway be reserved for future park and trail development. This variance request (reducing from 20 feet to 10 feet) will be heard by the Zoning Board of Adjustment on June 2nd prior to consideration of this plat. Staff will update the Commission with the results of the variance case at the June 4th Planning & Zoning Commission meeting. In addition to this variance, the applicant is requesting to defer the decision to either dedicate or develop the floodway and minimum reservation area on Wolf Pen Creek Tributary "A'' as per the Wolf Pen Creek Masterplan until site development of lots 3 and 4. o:\ group \deve_ser \stftpt \98- 307a.doc ENGINEERING Water :. Water is provided to Lots 1 -4 through an 8" waterline along SH30 front . The reserve tract will have two options for water service upon final p l a tti n g. One, SH30 to reach the 12" waterline on the other side of the right -of -way or connect to the 8" waterline in Lot 1. Sewer: Sewer is provided to all lots via a 15" seweerl eW� h t longer in s. a The re is an existing 15" sewerline that crossed lots 1, 2 and 3 the time of this writing, the status of the lines is unknown. Once staff is certain of the inactivity of the line, we could support the abandonment of the easement through these lots. Streets: All .lots have frontage on SH30 and is �de shared access will drive between Lots effort to consol access p there is a 25 1 -4, Block 1. Off -site Easements: There are no offsite easements associated with this plat. Sidewalks: Sidewalks along SH30 will be required at the time of final platting of the lots. Drainage: Compliance with City of College Station Drainage Policy and Design Standards will be determined at time of site plan review. Flood Plain: There is floodplain located on all of the lots within the subdivision. Wolf Pen Creek Dedication: The applicant is planning to dedicate the area shown on j the plat. This is pending approval of a variance from the Zoning Board of Adjustment for the 10' minimum reservation area. Oversize request: None Parkland Dedication: NA Impact Fees: None NOTIFICATION: Legal Notice Publication(s): NA Advertised Commission Hearing Dates(s): 6-4 -98 Advertised Council Hearing Dates: 6 -25 -98 Number of Notices Mailed to Property Owners Within 200': NA Response Received: None as of date of staff report 0:\ group \deve_ser\stfrpt \98- 307a.doc The Wolf Pen Creek Master Plan is currently under revision. The Planning & Zoning Commission has seen the Plan and staff is currently revising it based on public input. Staff has reviewed this plat keeping in mind both the current master plan as well as the revisions currently proposed. After a site visit looking at topography and discussions with the Parks Department and Public Works Departments, staff feels comfortable with the 10' reduction in the minimum reservation area. This is due to the relatively flat topography at this location and the fact that the creek is approximately one hundred feet away from the floodway line at this location. These characteristics would allow for trails and any future lake system to still be constructed along the rear of lots 2 and 3. Staff is also supportive of delaying the decision regarding the floodway and minim reservation area along Tributary "A" until site planning. This will allow the site designer to ; incorporate the trail system with his development. Realizing that this Tributary is the only available location for a "vista into the corridor from a major thoroughfare, staff would be reviewing any site plan at this location with that in mind. The "vista" will need to be an obvious entrance and focal point into the corridor and trail system. Budgetary & Financial Summary: NA Staff Recommendations: The preliminary plat as submitted is one that complies with the City codes, ordinances and policies if pending variances are granted. Staff would recommend approval of the preliminary plat with the following conditions: 1. Provide a 20 foot public access easement through Lot 1 from Harvey Road (SH30) to the rear lot line adjacent to the wolf pen creek dedication area and along that same rear lot line for maintenance 2. Move the 25 foot private access easement out of the 24 foot landscape reserve along Harvey Road 3. Show the existing building location on Lot 1 to assure that no encroachments are created with this plat 4. The old Christmas store driveway needs to be shown so that staff can assure that the driveway ordinance can be met with the 25 foot private access easement 5. The access easements for driveway locations onto Harvey Road do not meet the driveway ordinance as shown and therefore must be coordinated with Staff prior to this plat proceeding to Council 6. That the 1994 NDM study be submitted to FEMA for approval and that the approval occur prior to filing any final plat for record City Attorney Recommendation/Comments: NA Commission Action Options: Approve, approve with conditions, deny or table the preliminary plat. Supporting Materials: 1. Location Map 2. Application 3. Engineering Information and Notification Information 4. Staff Notes o :\ group \deve_ser\sthpt \98- 307a.doc