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STAFF REPORT
Prepared by: Jessica Jimmerson, Planning Date: 12-27-01
Spencer Thompson, Engineering
Email: jjimmers@ci.college-station.tx.us
sthompson@ci.college-station.tx. us
Item: Discussion, and possible action on a Preliminary Plat for the Townhomes at
Canyon Creek Subdivision consisting of 5.953 acres located at 1267 Harvey Mitchell
Parkway South. (01-260)
Applicant: Veronica Morgan of Mitchell and Morgan for Crescendo Development
Staff Recommendations: Staff recommends approval of the preliminary plat.
Item Summary: The applicant is preparing the property for a townhome development.
Comprehensive Plan Considerations: The property was recently rezoned to a PD
District for Townhomes in compliance with the development trend for the area. This is
the first preliminary plat to come before the Commission for a property rezoned to PD
under the revised PD District requirements. As such, through the rezoning, Council
approved a list of possible modifications from our standards that the applicant may
request. Under the new PD District regulations, staff has the authority to work with the
applicant to determine the limits of the proposed modifications. If staff and the
applicant do not agree,,then either party can request for the Commission to make the
determination. In this case, staff and the applicant have agreed on the proposed
modifications.
Summary of the modifications requested:
➢ Lot access requirements - access will be allowed by private access easement
➢ Street pavement widths, layout and design standards - width will be 23', equivalent
to a standard circulation aisle, layout provides access to all buildable lots, pavement
construction will meet City requirements
➢ Sidewalks - no modification necessary, none required along access easements
➢ Building setbacks - 31' front, 10' rear, zero side
➢ Minimum lot areas and dimensions - lots will be approximately 2000 sf.
➢ Yard requirements - no modification necessary
➢ Landscape reserve - no modification necessary
➢ Streetscape requirements - none required
➢ Subdivision sign requirement - one sign will be permitted meeting apartment sign
requirements
➢ Street light requirement - no modification required, none required along access
easements
Some of the benefits of this plan include the greenway dedication, the shared open
space, traffic calming, avoidance of cul-de-sacs and almost double the standard
amount of parking spaces normally required for townhomes, as well as site landscaping
that is not required with a standard townhome development.
In addition to reviewing this plat for compliance with the rezoning, it was also evaluated
based on standard platting and zoning requirements, where no modification was
requested. One issue with which we were concerned was the location of the access off
of FM2818. After the access meeting between City staff, TXDot, and the applicant,
including their design professional, it has been determined that the location and layout
of the proposed access has been optimized. Meeting minutes are attached.
Item Background: The subject property and the entire area between Marion Pugh and
Harvey Mitchell Parkway were annexed into the City in 1970. At that time, newly
annexed property was brought into the City under the holding zone of R-1, Single
Family Residential. The subject property was zoned R-1 from annexation until early
2001 when it was rezoned to R-4, Low Density Apartments. In December of 2001, the
property was rezoned to PD, Planned Development District.
Several apartment complexes, as well as, duplex and fourplex developments were built
within the area during the early 1980's. In the last few years, the development trend for
the area bound by Marion Pugh, Luther, Holleman and Harvey Mitchell Parkway has
been to infill in the form of apartment complexes and multi-family development. Most
recently, the Fairfield, Melrose, and Sterling University apartment complexes were
developed. The adjacent property to the north is zoned PDD-H and has an approved
site plan for The Fairfield Apartments. The property to the south is zoned R-5 and
developed as Walden Pond Apartments. And, the abutting property to the northeast is
zoned R-5 and developed as Melrose Apartments.
Budgetary & Financial Summary: The City has asked the Developer to extend sewer
to the property to the northwest. In order to accommodate this sewer extension, the
line size and burial depth were increased. The OP request to the City will be made for
both items, increased depth and size. Extending sewer to these properties will enable
them to develop and eliminate the need for a lift station.
Related Advisory Board Recommendations:
Because of the size of the property, the parks department would prefer the fee in lieu of
land dedication.
Greenway/ Open Space:
The applicant entered into discussions with the Greenways Program Manager
concerning the possible dedication of a portion of the property. The variable width
greenways dedication along the east side of the property is the result of these
discussions.
Commission Action Options: The Commission has final authority over the preliminary
plat. The options regarding the preliminary plat are:
■ Approval with conditions;
■ Approval as submitted;
■ Denial;
■ Defer action only at applicant's request; or,
■ Table only at applicant's request.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities
4. Access Meeting Minutes
5. Copy of Preliminary Plat
INFRASTRUCTURE AND FACILITIES
Water: This project will construct a 12" waterline from The Exchange at Luther
to their eastern property boundary. Eventually, this waterline will tie-in with the
waterline along Holleman West.
Sewer: This property is able to gravity feed sewer to the east to an existing
manhole across the creek. This project will accommodate the City by
constructing a sewer line connection to the north enabling several properties to
gravity sewer, as well.
Streets: All streets constructed for this project will be private. Except for width,
all streets will be constructed to City standard.
Off-site Easements: None required.
Drainage: This project will provide detention. The majority of the onsite
drainage will be to the unnamed channel on the eastern property line. All
drainage is to the White's Creek.
Flood Plain: Due to the fact that the creek along the eastern property boundary
crosses FM 2818 by way of a culvert, there is the likelihood of rising water
during a storm event. The Project Engineer performed an analysis of the
situation and located the 100-year floodplain line on the pre-plat. No lot is
affected by the 100-year flood. The floodplain will be dedicated to the City as
Greenway.
Oversize request: See Budgetary and Financial Summary Section.
Impact Fees: N/A
NOTIFICATION: None Required