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HomeMy WebLinkAboutStaff Report V COLLEGE STATION CITY OF COLLEGE STATION DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764 -3570 / Fax (979)764 -3496 TO: L • /yR 07 9 - FROM: Susan Hazlett, Staff Assistant DATE: November 11, 2002 RE: Staff Report P &Z Meeting, November 14, 2002 Following this coversheet is a copy of the Staff Report that was prepared for the following project. Please keep in mind that staff's responsibility is to provide the Planning & Zoning Commission with all pertinent facts of a development case, but that staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best interest to send a representative to the Planning & Zoning Commission meeting to speak on behalf of the proposal. This item is scheduled for the Thursday, November 14, 2002 Planning & Zoning Commission Meeting. This meeting will begin at 6:00 P.M. in City Hall Council Chambers. I have included a copy of the agenda for this meeting. Please contact our office at (979)764-3570 if you should have any questions. Thanks. • COLLEGE STATION CITY OF COLLEGE STATION DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764 -3570 / Fax (979)764 -3496 TO: af)I/ / A Lid FROM: Susan Hazlett, Staff Assistant DATE: November 11, 2002 RE: Staff Report P &Z Meeting, November 14, 2002 Following this coversheet is a copy of the Staff Report that was prepared for the following project. Please keep in mind that staff's responsibility is to provide the Planning & Zoning Commission with all pertinent facts of a development case, but that staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best interest to send a representative to the Planning & Zoning Commission meeting to speak on behalf of the proposal. This item is scheduled for the Thursday, November 14, 2002 Planning & Zoning Commission Meeting. This meeting will begin at 6:00 P.M. in City Hall Council Chambers. I have included a copy of the agenda for this meeting. Please contact our office at (979)764-3570 if you should have any questions. Thanks. STAFF REPORT Project Manager: Natalie Thomas Ruiz Date: November 5, 2002 Email: nruiz @ci.college- station.tx.us Item: Consideration, discussion and possible action on a variance request and Final Plat for the Spring Meadows Subdivision Phase II (FP) located at 308 Greens Prairie Road consisting of 32 acres. The variance request concerns the requirement for access and utilities for all platted lots. (02- 00500212) Applicant: Lee Adams, P.E, MDG Staff Recommendations: Staff recommends approval of the variance request and the _ Final Plat with the attached Staff Review Comments # 2. Item Summary: This item is for the consideration of a Final Plat for a residential subdivision, consisting of 87 single - family Tots. The Applicant is requesting a variance to the subdivision regulation that all Tots must be provided with water, sewer and access. Lots 12B and 13B do not meet this requirement. The two "B" lots are predominately floodplain. It would not be feasible to construct a dwelling unit on either of the lots and comply with FEMA regulations. Other subdivisions such as Castlegate and Pebble Creek have received similar variances in the past. The EPA and TCEQ will be requiring City's to comply with Phase II stormwater permitting regulations in the very near future which may preclude the platting of such lots. The natural function of greenways assists in meeting these stormwater requirements. Staff supports the variance for the following reasons: • The proposed final plat complies with the approved preliminary plat. Since the time the preliminary plat was approved, a policy shift was made to not allow the platting of such lots. However, in this case, the platting of the tract was already underway before the policy change and should be allowed to continue. • The lots in question are non - buildable. The area will remain undeveloped and under private ownership. The City's Business Park that abuts this property will preserve the greenway and incorporate greenways into their overall design. • The proposed NB lots are a common development style seen in College Station and other cities. Other subdivisions such as Castlegate, Pebble Creek and Emerald Forest have been allowed to plat in a similar fashion. Comprehensive Plan Considerations: The Land Use Plan, recently updated by the Greens Prairie /Rock Prairie Plan, shows the area planned as Single Family Residential/ Medium Density. Access to the subdivision will be via Greens Prairie Road, which is designated as a major arterial on the Thoroughfare Plan. Parkland dedication for the subdivision was met through the Woodland Hills Subdivision, hence the pedestrian access to Woodland Hills between Lots 18 and 19 of Block 1. This inter - development accessway will also act as a public ROW for emergency vehicles. A parkland development fee will be assessed at time of final plat. This subdivision received Preliminary Plat approval 6/6/02. A variance was not requested at the Preliminary Plat stage. A variance is required to allow such lot division where access and utilities are not provided by the developer. In granting a variance, the Applicant must meet the criteria detailed in Section 5 of the Subdivision regulations. Section 5 has been included below for reference. Item Background: The subject property was annexed into the city in 1983. The tract was recently rezoned to R -1 from its holding zone of A -O Agricultural Open on May 9, 2002. Related Advisory Board Recommendations: The Parks Board has required the 20 -ft. "public ROW for emergency vehicle and pedestrian park access areas" as part of the platting of the subdivision for the applicant to receive credit for parkland dedication made with the Woodland Hills Subdivision 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. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Final Plat 5. Letter from Developer INFRASTRUCTURE AND FACILITIES Water: There is an 18" water line along the south side of Greens Prairie Road. This line can be accessed for this subdivision. Sewer: A 27" sewer line runs behind and through the subject property. Streets: Greens Prairie Road is classified as a major arterial on the Thoroughfare Plan. Greens Prairie is planned to be upgraded in the near future. Plans include a possible median and limited median crossing points. Off -site Easements: None Drainage: Development on this property is required to comply with the City's drainage ordinance. A detention pond is provided on the rear of the subdivision. The majority of the storm water will discharge directly into the Spring Creek main channel. Flood Plain: The 100 -year FEMA floodplain extends to and beside a portion of the subject property along Spring Creek. Filling of the floodplain where no floodway is denoted is allowed only after an impact analysis has been completed and reviewed. Minimum floor elevations for Tots in or abutting the floodplain must be established on the plat. Impact Fees: The subject property is located within the 97 -01 Sewer Impact Fee Area. This fee is currently $349.55 per living until equivalent. This fee is due at the time the plat is filed. STAFF REPORT Project Manager: Natalie Thomas Ruiz Date: November 5, 2002 Email: nruiz @ci.college- station.tx.us Item: Consideration, discussion and possible action on a variance request and Final Plat for the Spring Meadows Subdivision Phase II (FP) located at 308 Greens Prairie Road consisting of 32 acres. The variance request concerns the requirement for access and utilities for all platted lots. (02- 00500212) Applicant: Lee Adams, P.E, MDG Staff Recommendations: Staff recommends approval of the variance request and the Final Plat with the attached Staff Review Comments # 2. Item Summary: This item is for the consideration of a Final Plat for a residential subdivision, consisting of 87 single - family lots. The Applicant is requesting a variance to the subdivision regulation that all lots must be provided with water, sewer and access. Lots 12B and 13B do not meet this requirement. The two "B" lots are predominately floodplain. It would not be feasible to construct a dwelling unit on either of the lots and comply with FEMA regulations. Other subdivisions such as Castlegate and Pebble Creek have received similar variances in the past. The EPA and TCEQ will be requiring City's to comply with Phase II stormwater permitting regulations in the very near future which may preclude the platting of such lots. The natural function of greenways assists in meeting these stormwater requirements. Staff supports the variance for the following reasons: • The proposed final plat complies with the approved preliminary plat. Since the time the preliminary plat was approved, a policy shift was made to not allow the platting of such lots. However, in this case, the platting of the tract was already underway before the policy change and should be allowed to continue. • The lots in question are non - buildable. The area will remain undeveloped and under private ownership. The City's Business Park that abuts this property will preserve the greenway and incorporate greenways into their overall design. • The proposed NB lots are a common development style seen in College Station and other cities. Other subdivisions such as Castlegate, Pebble Creek and Emerald Forest have been allowed to plat in a similar fashion. Comprehensive Plan Considerations: The Land Use Plan, recently updated by the Greens Prairie /Rock Prairie Plan, shows the area planned as Single Family Residential/ Medium Density. Access to the subdivision will be via Greens Prairie Road, which is designated as a major arterial on the Thoroughfare Plan. Parkland dedication for the subdivision was met through the Woodland Hills Subdivision, hence the pedestrian access to Woodland Hills between Lots 18 and 19 of Block 1. This inter - development accessway will also act as a public ROW for emergency vehicles. A parkland development fee will be assessed at time of final plat. This subdivision received Preliminary Plat approval 6/6/02. A variance was not requested at the Preliminary Plat stage. A variance is required to allow such lot division where access and utilities are not provided by the developer. In granting a variance, the Applicant must meet the criteria detailed in Section 5 of the Subdivision regulations. Section 5 has been included below for reference. Item Background: The subject property was annexed into the city in 1983. The tract was recently rezoned to R -1 from its holding zone of A -O Agricultural Open on May 9, 2002. Related Advisory Board Recommendations: The Parks Board has required the 20 -ft. "public ROW for emergency vehicle and pedestrian park access areas" as part of the platting of the subdivision for the applicant to receive credit for parkland dedication made with the Woodland Hills Subdivision 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. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Final Plat 5. Letter from Developer INFRASTRUCTURE AND FACILITIES Water: There is an 18" water line along the south side of Greens Prairie Road. This line can be accessed for this subdivision. Sewer: A 27" sewer line runs behind and through the subject property. Streets: Greens Prairie Road is classified as a major arterial on the Thoroughfare Plan. Greens Prairie is planned to be upgraded in the near future. Plans include a possible median and limited median crossing points. Off -site Easements: None Drainage: Development on this property is required to comply with the City's drainage ordinance. A detention pond is provided on the rear of the subdivision. The majority of the storm water will discharge directly into the Spring Creek main channel. Flood Plain: The 100 -year FEMA floodplain extends to and beside a portion of the subject property along Spring Creek. Filling of the floodplain where no floodway is denoted is allowed only after an impact analysis has been completed and reviewed. Minimum floor elevations for lots in or abutting the floodplain must be established on the plat. Impact Fees: The subject property is located within the 97 -01 Sewer Impact Fee Area. This fee is currently $349.55 per living until equivalent. This fee is due at the time the plat is filed. STAFF REPORT Project Manager: Natalie Thomas Ruiz Date: November 5, 2002 Email: nruiz @ci.college - station.tx.us Item: Consideration, discussion and possible action on a variance request and Final Plat for the Spring Meadows Subdivision Phase II (FP) located at 308 Greens Prairie Road consisting of 32 acres. The variance request concerns the requirement for access and utilities for all platted lots. (02- 00500212) Applicant: Lee Adams, P.E, MDG Staff Recommendations: Staff recommends approval of the variance request and the Final Plat with the attached Staff Review Comments # 2. Item Summary: This item is for the consideration of a Final Plat for a residential subdivision, consisting of 87 single - family lots. The Applicant is requesting a variance to the subdivision regulation that all lots must be provided with water, sewer and access. Lots 12B and 13B do not meet this requirement. The two "B" lots are predominately floodplain. It would not be feasible to construct a dwelling unit on either of the lots and comply with FEMA regulations. Other subdivisions such as Castlegate and Pebble Creek have received similar variances in the past. The EPA and TCEQ will be requiring City's to comply with Phase II stormwater permitting regulations in the very near future which may preclude the platting of such lots. The natural function of greenways assists in meeting these stormwater requirements. Staff supports the variance for the following reasons: • The proposed final plat complies with the approved preliminary plat. Since the time the preliminary plat was approved, a policy shift was made to not allow the platting of such lots. However, in this case, the platting of the tract was already underway before the policy change and should be allowed to continue. • The lots in question are non - buildable. The area will remain undeveloped and under private ownership. The City's Business Park that abuts this property will preserve the greenway and incorporate greenways into their overall design. • The proposed A/B lots are a common development style seen in College Station and other cities. Other subdivisions such as Castlegate, Pebble Creek and Emerald Forest have been allowed to plat in a similar fashion. Comprehensive Plan Considerations: The Land Use Plan, recently updated by the Greens Prairie /Rock Prairie Plan, shows the area planned as Single Family Residential/ Medium Density. Access to the subdivision will be via Greens Prairie Road, which is designated as a major arterial on the Thoroughfare Plan. Parkland dedication for the subdivision was met through the Woodland Hills Subdivision, hence the pedestrian access to Woodland Hills between Lots 18 and 19 of Block 1. This inter - development accessway will also act as a public ROW for emergency vehicles. A parkland development fee will be assessed at time of final plat. This subdivision received Preliminary Plat approval 6/6/02. A variance was not requested at the Preliminary Plat stage. A variance is required to allow such lot division where access and utilities are not provided by the developer. In granting a variance, the Applicant must meet the criteria detailed in Section 5 of the Subdivision regulations. Section 5 has been included below for reference. Item Background: The subject property was annexed into the city in 1983. The tract was recently rezoned to R -1 from its holding zone of A -O Agricultural Open on May 9, 2002. Related Advisory Board Recommendations: The Parks Board has required the 20 -ft. "public ROW for emergency vehicle and pedestrian park access areas" as part of the platting of the subdivision for the applicant to receive credit for parkland dedication made with the Woodland Hills Subdivision 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. Location Map 2. Application 3. Infrastructure and Facilities 4. 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