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Home My WebLink AboutStaff Report(*hrq54'1 CITY OF COLLEGE STATION PRELIMINARY PLAT FOR COTTAGES OF COLLEGE STATION (08-00500007) SCALE: 4 lots on 135.887 acres LOCATION: 1400 Harvey Mitchell Parkway, generally located across from Holleman Drive ZONING: A-O Agricultural-Open and R-1 Single-Family Residential APPLICANT: Veronica Morgan, Mitchell & Morgan on behalf of the Owner PROJECT MANAGER: Crissy Hartl, AICP, Staff Planner chartl@cstx.gov RECOMMENDATION: If the Planning & Zoning Commission approves the requested variances, then Staff recommends approval. Planning & Zoning Commission Page 1 of 4 February 15, 2007 Ile~l";' r K. t ? 0 4 i ,iy r» it ~r r. ~`^r f r ~ i s• 'C J vs ~Aq ~~^1 ,ASS c n ~~~k'1 ~+rs ' s L-* ff + +.ts ~ i ~r l r '}i S ~ t mow! ~~.7~t r3 i,r~+.~~'r\S{''~ a ~ +j1, 4 %!,~j s~ i~t~." ~ '-~•.~T-t~ . } t~ ➢ l ii : w3~- i''r i lY 'iv I I "~ir'~~,['r { ~ r { i ri ` + } 4 y t `C .,c tia Y Y ~ ~ ,.~Y off,..' 4 P ~'e~r,` `r" lt6 Yt•-~;~,~F f.cF .r, ~ty u ~ ~ yrR~ ~/~ry •^~~a a rq.L.i~ c, a } r.,~, t~ t Ac {may S Y s; P n h 4 A,6 it% W1, ~ l ~ S ~ ~ ~~Y~ s~`~~ ~jt S~ ~ Tyf•~ ~r r g ~ ~ 's w a~ ~ft+ ~ L . ~.t~~~~ r ' ~-v y ~fif} 1 5 X? _ t •y' o!'y~~'r~-~~.. ~ .~S t 'r'J;',' i s~ ~ C C Y vt ~ l~. f ~ ,r`.,Y y ~5 ~ ~ a . ~ / +t 'l ~ u-Y~ f C 5. - 1 y/1t-::. C ~ `A~ ~ ~ •"i ts~~ , west. 4 C' f ( T h 1t,4~. ~~C r ( s { ( {1'r ~ it Zt ~ ~r a ! ~t la " ~ ~r z ~ 1~ 5 c t„7►+'',Fe r„~W*„ rti _ Yt a%-t a j hty~7t S a ' ;(s r tf, 4,(! " ,!~!y S.a w •C~+•iY i.-. ~ ..•-firs ] d w t r' r ~ , 1f. +,T. l ,j} ~'i' . r s'..+ J r'e,3'?,t Fi`> > a,ttc t 1 J r,>'Y 7 .fir + ii.. ~•pub! ,i; ,a 7 r`I~ r1~}Y1.. ry r c ?~C Yn4. "~~~2+4Y: I~, S } i. o Planning & Zoning Commission Page 2 of 4 February 15, 2007 DEVELOPMENT HISTORY Annexation: 1970 and 2002 Zoning: A-O and R-1 (holding zones after annexation) Site development: Mostly vacant with an on-site oil well COMMENTS Water: The subject property is located adjacent to a 36-in water main along the north and east property lines, and a 10-in water main along the west property line, which is currently being constructed with the 2818 Place Properties Development. Sewer: The subject property is located adjacent to 6-in sanitary sewer main located along the east property line, and an 18-in water main along the southwest property line, which is currently being constructed with the 2818 Place Properties Development. The extension of this main across the subject property is illustrated on the City's Master Utility Plan Streets: The subject property is located adjacent to Dowling Road (Local), FM 2818 (Freeway), and Jones-Butler (Major Collector). The Dowling/Holleman re- alignment is illustrated on the City's Thoroughfare Plan as a Major Collector. This thoroughfare is illustrated on the subject property as the re-alignment of Jones-Butler/Holleman. This proposed change will require a thoroughfare/comprehensive plan amendment. Off-site Easements: None known at this time. Drainage: The subject property is located in the Whites Creek Drainage Basin. Development of the subject property will be required to meet the minimum standards of the City's Storm Water Design Guidelines. Flood Plain: The subject property is encroached by a Special Flood Hazard Area - Zone A, in which no base flood elevations have been determined, per FEMA FIRM Panel 182C. Oversize Request: Oversize participation has not been requested at this time. Impact Fees: None in this area, currently. Parkland Dedication: Parkland dedication for this project will be considered by the Parks & Recreation Advisory Board on Wednesday, February 13, 2008. The recommendation from the Board will be provided to the Planning & Zoning Commission at the meeting. REVIEW CRITERIA 1. Compliance with Comprehensive Plan and Unified Development Ordinance: This area is designated as Industrial Research and Development on the Land Use Plan. The property's zoning of R-1 and A-O does not conform to the Comprehensive Plan, but the proposed plat meets all the minimum requirements for R-1 and A-O lots. A Planning & Zoning Commission Page 3 of 4 February 15, 2007 Comprehensive Plan Amendment to amend the Thoroughfare Plan will be heard by the City Council on February 28th. This plat conforms to the proposed Thoroughfare Plan. 2. Compliance with Subdivision Regulations: The proposed preliminary plat will require variances to Section 8-G.2 Relation to adjoining Street Systems and Section 842 Blocks and. The applicant is requesting a variance to providing an extension to Cedar Ridge Drive. The applicant is also requesting 4 variances to the maximum block length of 1200'. They include the following: a. Dowling Road - 2502.75' block length; 1302.75' variance b. Proposed Jones-Butler Road between FM 2818 and Dowling Road - 1389.18' block length; variance of 189.18' c. Proposed Jones-Butler Road between FM 2818 and existing Jones-Butler Road - 2217' block length; 1017' variance d. FM 2818 - 1226.59' block length; 26.59' variance In accordance with the Subdivision Regulations when considering a variance, the Planning and Zoning Commission should make the following findings to approve the variance: 1. That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; 2. That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; 3. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and 4. That the granting of the variance will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. STAFF RECOMMENDATION If the Planning & Zoning Commission approves the variances, then Staff recommends approval. SUPPORTING MATERIALS 1. Application 2. Variance request 3. Copy of Preliminary Plat (provided in packet) Planning & Zoning Commission Page 4 of 4 February 15, 2007 MITCHELL I Vs~II MOGA GO - UD b1 February 7, 2008 City of College Station Development Services P.O. Box 9960 College Station, TX 77842 C/O Crissy Hartl Re: CAPSTONE_FM2818 (PP) - Preliminary Plat Variance Request Dear Crissy, Per your comments, you noted that there are several block lengths within the subdivision which exceed the maximum block length of 800 feet. Although we will be further subdividing these large lots in the future and intend to meet the block length at that time I understand that we must still apply for a variance. That said, per the subdivision regulations we must request the variance with the following in mind. ❖ That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land. That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. ❖ The granting of the variance will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the city in administering this chapter and; ❖ That the granting of the variance will not have the effect of preventing the orderly subdivision of the land in the area in accordance with the provisions of this chapter. We would like to request a variance to the maximum block length on this Preliminary Plat due to a timing issue. The City of College Station currently owns approximately 15 acres contained within this Preliminary Plat, approximately 5 of which was recently purchased. The remaining property is currently owned by TLS Properties and is being master planned for a Planned Development District (PDD) cottage/village concept to be developed by Capstone Development. The difficulty in meeting the block length at this time is strictly timing. An amendment to the thoroughfare plan in this area is currently pending. If this amendment is approved, it takes the Jones-Butler/Holleman alignment through the City property. This is not acceptable to the City as they have an immediate need for their property to serve their customers with future power and water supply. In an effort to work with the 511 UNIVERSITY DRIVE EAST, SUITE 204 • COLLEGE STATION, TX 77840 • T 979.260.6963 • F 979.260.3564 CIVIL ENGINEERING • HYDRAULICS HYDROLOGY UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS info@mitchellandmorgan.com www.mitchellandmorgan.com city to accomplish both a thoroughfare alignment to serve the citizens of College Station and the immediate need for land for an electrical substation, TLS Properties has agreed to swap property with the City. The project however is not far enough along in their development documents to submit a full PDD request with an internal street layout. This information will be forthcoming for approval. The City needs to have their property layout established and ready for electrical equipment in late March 2008. In support of the variance request, it is important to understand the rationale behind the requirement. The 800 feet was established to assure that as development occurs that there is sufficient roadway circulation to accommodate the increased traffic and to assure that emergency vehicles have multiple and efficient ways to an incident. Because the majority of this property is currently zoned A-0, Agricultural Open, the risk of a development with any density being placed on the property are very minimal. The zoning alone will help assure the orderly development of this property and minimize any adverse impacts to granting this variance. Please let us know if you have any questions or concerns, we will be happy to discuss them with the Commission. rely, Veronica Morgbn, RE , C.F.M. Managing Partner Cc: File Capstone Development