Loading...
HomeMy WebLinkAbout09-00500165- 00073897CITY OF COLLEGE STATION FINAL PLAT FOR LAKERIDGE 09-00500165 SCALE: 1 lot on 16.52 acres LOCATION: 2050 Jones Butler Road, generally located at the northwest corner of Jones Butler Road and Harvey Mitchell Parkway ZONING: R-4 Multi-Family Residential APPLICANT: Veronica J.B. Morgan, P.E., C.F.M, Mitchell & Morgan, LLP PROJECT MANAGER: Jennifer Prochazka, AICP, Senior Planner 0prochazka(dcstx.gov RECOMMENDATION: Staff recommends approval of the block length variance along Harvey Mitchell Parkway because access along this frontage will not be granted by the Texas Department of Transportation. Staff recommends approval of the block length variance along Jones Butler Road and the sidewalk variance along Harvey Mitchell Parkway with the condition that a multi-use path (with design details as discussed later in the report) be provided, either internal to the site in a public access easement or in the Harvey Mitchell Parkway right-of-way, connecting Jones Butler Road westward to the southwestern point of the property. If the variance(s) are denied by the Planning and Zoning Commission, the staff recommends denial of the plat. If the variances are approved by the Planning and Zoning Commission, then staff recommends approval of the plat. Planning & Zoning Commission October 15, 2009 Page 1 of 6 ~n Planning & Zoning Commission October 15, 2009 Page 2 of 6 -74 DEVELOPMENT HISTORY Annexation: Zoning: Preliminary Plat: Site Development: 1970 R-4 Multi-Family Residential (2007) Submitted with Final Plat as supporting documentation COMMENTS Parkland Dedication: Parkland dedication is required, and will be satisfied upon approval of a site plan which will detail the number of dwelling units on the property. REVIEW CRITERIA Compliance with Subdivision Regulations: As proposed, the subdivision requires variances to the subdivision regulations contained in the Unified Development Ordinance. Section 8.2.A.10.b Block Lengths states that blocks shall not exceed 800 feet in length. The following block lengths are proposed and require variances (see graphic below): • Jones Butler Road - approximately 1,050 feet, requiring a variance of 250 feet • Harvey Mitchell Parkway - approximately 1,450 feet, requiring a variance of 650 feet Proposed Block Lengths Planning & Zoning Commission October 15, 2009 Undeveloped Page 3 of 6 .72 . In accordance with the Subdivision Regulations, when considering a variance, the Planning and Zoning Commission should make the following findings to approve the variance (Staff findings are in italics below): 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; Access to Harvey Mitchell Parkway from the subject property will not be permitted by the Texas Department of Transportation. A street can be extended into the property from Jones Butler Road breaking the block, however because of the limited access to Harvey Mitchell Parkway and the size of the only remaining adjacent unplatted property, the street would likely be developed as a loop street or cul-de-sac, at the developer's discretion. 2. That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; The property would likely develop in a similar manner, however a loop street or cul-de-sac would be located internal to the development. 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 Access to Harvey Mitchell Parkway from the subject property will not be permitted by the Texas Department of Transportation. A street can be extended into the property from Jones Butler Road breaking the block, however because of the limited access to Harvey Mitchell Parkway and the size of the only remaining adjacent unplatted property, the street would likely be developed as a loop street or cul-de-sac, at the developer's discretion. 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. Most of the surrounding area has been previously subdivided, with the exception of the property to the west, which has frontage on Holleman Drive West. The second variance request is in relation to the required sidewalks along Harvey Mitchell Parkway. Section 8.2.6.13 Sidewalks of the Unified Development Ordinance requires sidewalks to be constructed on both sides of all streets having a right-of-way width equal to or greater than sixty feet. The applicant is requesting that no sidewalks be required along Harvey Mitchell Parkway. Exceptions or waivers to sidewalk requirements may be granted by the Commission when it has been determined that satisfactory alternative pedestrian ways have been or will be provided outside the normal right-of-way; or that unique circumstances or unusual Planning & Zoning Commission Page 4 of 6 October 15, 2009 topographic, vegetative, or other natural conditions prevail to the extent that strict adherence to the requirements would be unreasonable and not consistent with the purposes of the UDO or the Comprehensive Plan. In accordance with the Subdivision Regulations, when considering a variance, the Planning and Zoning Commission should make the following findings to approve the variance (Staff findings are in italics below): 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; Sidewalks along Harvey Mitchell Parkway are uncommon, however, not completely absent. The City is currently working on a project to provide sidewalks along the northside of Harvey Mitchell Parkway from Welsh Avenue to Texas Avenue. However, the traffic volumes are large and vehicles travel at high speeds in this area, and the property is affected by the proposed structure at the grade-separated intersection of Harvey Mitchell Parkway and Wellborn Road. Nevertheless, because of the proposed development on the subject property, increased pedestrian and bicycle activity is likely as trips are generated to the commercial property at the corner of Harvey Mitchell Parkway and Holleman Drive West, as well as to John Crompton Park. Sidewalks exist on Jones Butler Road and on portions of Holleman Drive West. 2. That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; Sidewalks along Harvey Mitchell Parkway would allow the property to develop in a similar manner. 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 Sidewalks along Harvey Mitchell Parkway are uncommon, however, not completely absent. The City is currently working on a project to provide sidewalks along the north side of Harvey Mitchell Parkway from Welsh Avenue to Texas Avenue. However, the traffic volumes are large and vehicles travel at high speeds in this area, and the property is affected by the proposed structure at the grade-separated intersection of Harvey Mitchell Parkway and Wellborn Road. Nevertheless, because of the proposed development on the subject property, increased pedestrian and bicycle activity is likely as trips are generated to the commercial property at the comer of Harvey Mitchell Parkway and Holleman Drive West, as well as to John Crompton Park. Sidewalks exist on Jones Butler Road and on portions of Holleman Drive West. 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. Planning & Zoning Commission October 15, 2009 Page 5 of 6 7A Most of the surrounding area has been previously subdivided, with the exception of the property to the west, which has frontage on Holleman Drive West. With the exception of the requested variances, the plat is in compliance with the subdivision regulations contained in the Unified Development Ordinance. STAFF RECOMMENDATIONS Staff recommends approval of the block length variance along Harvey Mitchell Parkway because access along this frontage will not be granted by the Texas Department of Transportation. Staff recommends approval of the block length variance along Jones Butler Road and the sidewalk variance along Harvey Mitchell Parkway with the condition that a multi-use path be provided, either internal to the site in a public access easement or in the Harvey Mitchell Parkway right-of-way, connecting Jones Butler Road westward to the southwestern point of the property in order to preserve some connectivity in the area. Staff recommends that the public access easement be a minimum of 15 feet wide with a 10-foot path constructed within it. Fencing located adjacent to the access easement should be transparent so that views of the path are not obstructed. If the variance(s) are denied by the Planning and Zoning Commission, the staff recommends denial of the plat. If the variances are approved by the Planning and Zoning Commission, then staff recommends approval of the plat. SUPPORTING MATERIALS 1. Application 2. Variance Request Letter 3. Copy of Preliminary Plat (provided in packet) 4. Copy of Final Plat (provided in packet) Planning & Zoning Commission October 15, 2009 Page 6 of 6 -7 c FINAL PLAT FOR LAKERIDGE (09-00500165) Aerial: This item is a final plat for 1 multi-family lot on 16 Y2 acres located at the northwest corner of Jones Butler Road and Harvey Mitchell Parkway. A plat was previously approved for the property when it was planned to be developed in conjunction with an adjacent tract to the west that has frontage on Holleman (point out on screen) so the property may look familiar to some of you. Because the property configuration and conditions have changed, plat approval is necessary - and the plat is considered a new project with no past approvals standing. PLAT slide: The new plat is proposed as shown on the screen. As proposed, the several variances to the subdivision regulations are required. BLOCK LENGTH slide: The first variances requested are to Block Length, which requires that blocks not exceed 800 feet in length. (see graphic on screen): • Jones Butler Road - approximately 1,050 feet, requiring a variance of 250 feet • Harvey Mitchell Parkway - approximately 1,450 feet, requiring a variance of 650 feet In general, Access to Harvey Mitchell Parkway will not be permitted by the Texas Department of Transportation. A street can be extended into the property from Jones Butler Road breaking the block, however because of the limited access to Harvey Mitchell Parkway and the size of the only remaining adjacent unplatted property, the street would likely be developed as a loop street or cul-de-sac, at the developer's discretion. Aerial: The second variance request is in relation to the required sidewalks along Harvey Mitchell Parkway. Section 8.2 of the UDO requires sidewalks to be constructed on both sides of all streets having a right-of-way width equal to or greater than sixty feet. The applicant is requesting that no sidewalks be required along Harvey Mitchell Parkway. The UDO states that waivers to sidewalk requirements may be granted by the Commission when it has been determined that satisfactory alternative pedestrian ways will be provided or that unique circumstances exist. In general, sidewalks along Harvey Mitchell Parkway are uncommon, however, not completely absent: But because of the proposed development on the subject property, increased pedestrian and bicycle activity is likely as trips are generated to the commercial property at the corner of Harvey Mitchell Parkway and Holleman Drive West s well as to John Crompton Park. Sidewalks exist on Jones Butler Road and on portions f Holleman Drive West. Cl V\J 'rv +ft klw\ loos ~~_e 0_~ o ~VNYL" STAFF RECOMMENDATIONS Staff recommends approval of the block length variance along Harvey Mitchell Parkway because access along this frontage will not be granted by the Texas Department of Transportation. Staff recommends approval of the block length variance along Jones Butler Road and the sidewalk variance along Harvey Mitchell Parkway with the condition that a multi-use path be provided to preserve some of the connectivity in the area... Staff's recommendation is that the location be flexible to the applicant's site design so that the path be located either internal to the site in a public access easement or in the Harvey Mitchell Parkway right-of-way, but that it would connect Jones Butler Road westward to the southwestern point of the property. Our recommendation is that the public access easement be a minimum of 15 feet wide with an 8- 10-foot path constructed within it. Additionally, because of safety concerns, we recommend that any fencing located adjacent to the access easement should be transparent so that views of the path are not obstructed. Variance Criteria Slide: As a reminder, the criteria for variances is on the screen... If the variance(s) are denied by the Planning and Zoning Commission, the staff recommends denial of the plat. If the variances are approved by the Planning and Zoning Commission, then staff recommends approval of the plat. TxDOT slide, if needed.