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HomeMy WebLinkAbout02-00500107- 00073345STAFF REPORT Project Manager: Spencer Thompson Date: June 20, 2002 Email: sthompson @ci.college - station.tx.us Item: Public hearing, discussion, and possible action on a Final Plat for the University Preserve Subdivision consisting of 14 acres located near the intersection of Dominik and Munson Ave. (02- 00500107) Applicant: Mr. Dale Browne, Ash & Browne Engineering, Inc. Staff Recommendations: Staff recommends approval of the Final Plat as submitted. Item Summary: The applicant is requesting Final Replat approval to allow for development of the subject property into 26 lots (25 single family residential lots and 1 storm water detention area). The property is zoned R -1, single - family and has been under this zone classification since it was annexed into the City. This development qualifies, under Section 18 of the Subdivision Regulations, for the minimum lot area requirement of 8500 SF and the minimum lot width of the "average of the lots in the block ". The average width of lots in the block was determined to be 113'. All proposed lots meet this minimum lot width requirement. In addition, the proposed subdivision is in compliance with the deed restricted lot requirements. State statute requires a public hearing for replats of property in areas that have been zoned for residential use for 5 years or more. Comprehensive Plan Considerations: The Land Use Plan shows the area as Low Density Single Family Residential, which has a corresponding gross density of 1/3 to 2 dwelling units per acre. The zoning of the property is R -1, Single Family Residential. Under the R -1 zoning, development could generally occur up to a net density of 8 dwelling units per acre. However, the lots must also meet the provisions of Section 18 of the Subdivision Regulations, which further restrict density and dimensions. With the application of Section 18, the allowable gross density of the development is approximately 1.86 dwelling units per acre. The density of the proposed subdivision is 0.56 dwelling units per acre Standard lot width in an R -1 district is 50 feet. The average lot width requirement that has been calculated for this development is 113 feet. Lot width is measured at the front setback line. If the same standard is applied to this development, then the "average of the lots in the block" requirement is met. The second requirement under Section 18, is the requirement of a minimum lot area of 8500 SF. When you multiply the 113 -foot lot width by the standard R -1 lot depth of 100 feet, the minimum lot area allowed is 11,300 SF. The average lot area in this subdivision is 22,869 square feet or just over' /2 acre per lot. Item Background: A portion of the subject property was annexed into the City in 1949 and the remainder in 1956. At that time it was standard practice for newly annexed property to come into the City under the R -1, or Single Family Residential Zoning District. The original subdivision of the property into Lots 13, 14 and 15 of Woodland Estates occurred in 1941, prior to annexation. The Commission approved a preliminary plat for this subdivision on March 21, 2002. The final plat has the following minor change from the approved preliminary plat: • One single family lot was removed to enlarge the storm water detention facility. Lot 13 on the approved preliminary plat now encompasses the entire storm water detention area totaling 0.90 acres. At the previous public hearing before the Commission on March 21, 2002, many surrounding property owners expressed concern regarding several issues associated with the subdivision. The primary concerns expressed were: • Location of the Private Street — Several area residents expressed concern regarding the location of the private street (Lyceum Drive) along Munson Avenue. Staff has worked closely with the design engineer on the location of this street to make sure that it's as far away from the curve in Munson Avenue as possible for safety reasons. The developer explored the possibility of access through private property to Dominik and was not successful in acquiring property off -site. Staff feels that the location of the street is in the best possible location given the existing physical constraints. • Traffic — Many of the area residents expressed concern regarding the increased traffic to the area especially to Munson Avenue. In response to these concerns, the City hired an independent Traffic Impact Assessment by Joseph D. Blaschke, D. Eng., P.E. (See attached report in your packet.) Dr. Blaschke summarizes that "From a traffic engineering perspective, the proposed redevelopment along Munson Avenue will not generate sufficient additional traffic to either create traffic congestion or cause a concern to public safety. In addition, no modifications to Munson Avenue would be necessary to accommodate the increased traffic volume." • Drainage — Many of the area residents expressed concern with the increased run -off created by this development. Two property owners along Dominik complained of flooding problems during moderate rainfall. Currently, drainage flows from the north corner of the subject property, south towards the intersection of Munson and Dominik. With development of this subdivision, the run -off will be collected along Lyceum and Sanctuary Drives to the detention pond. The pond will discharge into a drainage swale that connects to Munson Avenue. Property owners along Dominik should experience a significant decrease in the amount of run -off to the rear of their property. Related Advisory Board Recommendations: Parks Board: The Board met on 4/9/02 and voted to accept a fee in lieu of land dedication for this subdivision. The total parkland dedication fees, including land and development, are $457 per new dwelling unit. Commission Action Options: The Commission has final authority over the final plat. The options regarding the final 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. Infrastructure and Facilities 2. Location Map 3. Application 4. P &Z Minutes from 3/21/02 5. Letter from Dr. Joseph D. Blaschke, P.E. 6. Information submitted by Dr. Charles Pinnell 7. Copy of final plat INFRASTRUCTURE AND FACILITIES Water: There is an existing 6" water line along Munson. A water analysis shows that there is sufficient capacity to serve the subdivision with required fire flows. Sewer: A sewer analysis was performed for the subdivision illustrating that there is sufficient capacity in the City wastewater system to accommodate the increase in flows from the proposed subdivision. Streets: Munson street is classified as a residential street. The subdivision will connect to Munson by way of a gated, private street. The Subdivision Regulations provide for gated private streets with specific design and maintenance criteria. Off -site Easements: None required. Drainage: This subdivision is required to comply with the City's Drainage Ordinance. The Plat depicts a 0.907 acre lot set aside solely for detention. Flood Plain: None exists on the property. Oversize request: None requested. Impact Fees: N/A NOTIFICATION: Legal Notice Publication(s): The Eagle; 6 -14 -02 Advertised Commission Hearing Dates(s): 7 -01 -02 Advertised Council Hearing Dates: N/A Number of Notices Mailed: 65 Response Received: Numerous inquiries and requests for additional information. Also one written statement from Dr. Pinnell, also included in your packet.