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HomeMy WebLinkAboutStaff ReportsSTAFF REPORT Project Manager: Molly Hitchcock Report Date: June 27, 2005 Email: mhitchcock @cstx.gov Meeting Date: July 7, 2005 Item: Presentation, discussion, and possible action on variances from Section 13 -B Streets, Section 13 -C Lot Width, and Section 1242.1 Utility Layout of the Subdivision Regulations for Indian Lakes Phase IX, and presentation, discussion, and possible action on a Preliminary Plat for Indian Lakes Phase IX consisting of 42 lots on 14.65 acres generally located southeast of the intersection of Indian Lakes Drive and Arapaho Ridge Drive. Applicant: Travis Martinek, agent for Smiling Mallard Development, Ltd. Staff Recommendations: Staff recommends approval of the preliminary plat if the variance requests are granted by the Commission. Item Summary: This item is for consideration of several variance requests to the Subdivision Regulations and a preliminary plat for a new section of the Indian Lakes development that will provide smaller single - family lots in a gated community. Several variance requests and the construction of a wastewater package treatment plant will be needed for such a development to occur, thus the applicant would like the Commission to consider the variance requests now instead of at final plat. The following table summarizes the variances needed: Subdl�ision Requirement V;0anc Rootilatlens Requested S e ction 13 -B Streets ROW width of 70 feet ROW width of 28 feet 10 -foot shoulders no shoulders 13 -C Lot Width 100 feet 34.05 feet to 98.48 feet 12 -J.2.1 Utility Layout 20 -ft. utility easement at front or 10 feet at front of lot and 10 feet rear of lot or 10 feet at rear when at (unabutting) rear of lot lots abut each other The applicant has provided information regarding these items in his application submittal (attached). The submittal also includes several other variance requests that do not apply: • Front, rear, and side lot setbacks —the City does not enforce setbacks in the ETJ. • Maximum dwelling units per acre and lot size — minimum lot sizes are recommended in the County for the construction of septic systems. As a wastewater treatment facility is being proposed for this development, individual lots will not need septic systems. If the variances and plat are approved by the Commission, it will still be necessary for the applicant to request variances from the County Subdivision Regulations and plat approval from the County Commissioners Court. The County Commissioner's Court will be considering variances to the front and side utility easement widths and front and side setbacks. Comprehensive Plan Considerations: The Land Use Plan shows most of the land in the ETJ to be developed at a rural density (very low density residential development with agricultural and support uses). The City does not control land use in the county, but does share platting authority. Item Background: This area was formerly part of Indian Lakes Phase 4 (vacated June 22, 2005). The City and the developer agree that the increase in density from the rest of the Indian Lakes development warrants this proposal to be a new project. Commission Action Options Regarding the Variance Requests: The Commission must consider each variance request prior to approving the preliminary plat. The options for each variance request are: • Approval or • Denial. Commission Action Options Regarding the Preliminary Plat: The Commission has final authority over the preliminary plat. The options regarding the preliminary plat are: • Approval with conditions; • Approval as submitted; or • Denial. Supporting Materials: 1. Location Map 2. Aerial Map 3. Application 4. Variance Request Letter 5. Infrastructure and Facilities 6. Copy of Preliminary Plat INFRASTRUCTURE AND FACILITIES Water required for plat: This phase is not considered to be vested and therefore must meet all fire flow requirements in accordance with the Bryan /College Station Design Guidelines and Specifications. The domestic water is proposed to be served off the same line as fire flow and is to be served by Wellborn SLID. Water Service: Required to provide domestic service to each platted lot. Sewer required for plat: The developer is proposing an onsite sewer treatment plant specifically for this phase to be operated by Wellborn SUD. The plant will require TCEQ permits for the plant and the operator prior to the Final Plat. Indian Lakes has not yet submitted any TCEQ permits with this preliminary plat. Sewer Service: Required to provide domestic service to each platted lot. Street(s) required for plat: The streets are proposed to be privately maintained by the HOA, 24 -feet in width, inverted crown for centerline drainage with no curb and gutters. Streets /Access: The street access is to Indian Lakes Drive. Off -site Easements required for plat: N/A Drainage: Designed to Brazos County Standards. Flood Plain: N/A Oversize request: N/A Impact Fees: N/A Parkland Dedication Fees: N/A 4r// CITY OF COLLEGE STATION Planning e4- Development Services CITY OF COLLEGE STATION PLANNING & DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764 -3570 / Fax (979)764 -3496 TO: SMELING MALLARD DEVELOPMENT, LTD. RE: VILLAGES OF INDIAN LAKES PHASE IX FAX: 979 - 846 -1461 FROM: Lisa Lindgren, Staff Assistant DATE: July 6, 2005 RE: Agenda & Staff Report P &Z Meeting, July 7, 2005 Following this coversheet is a copy of the Staff Report that was prepared for the above referenced 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 July 7, 2005, Planning & Zoning Commission Meeting. This meeting will begin at 7:00 P.M. in the City Hall Council Chambers., 1101 Texas Avenue. 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. CITY OF COLLEGE STATION Planning & Development Services CITY OF COLLEGE STATION PLANNING & DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764 -3570 / Fax (979)764 -3496 TO: MCCLURE & BROWNE, INC. RE: VILLAGES OF INDIAN LAKES PHASE IX FAX: 979 -693 -2554 FROM: Lisa Lindgren, Staff Assistant DATE: July 6, 2005 RE: Agenda & Staff Report P &Z Meeting, July 7, 2005 Following this coversheet is a copy of the Staff Report that was prepared for the above referenced 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 July 7, 2005, Planning & Zoning Commission Meeting. This meeting will begin at 7:00 P.M, in the City Hall Council Chambers., 1101 Texas Avenue. 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. V/ q" CITY OF COLLEGE STATION Planning cr DoAdopmsnt Servires CITY OF COLLEGE STATION PLANNING & DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764 -3570 / Fax (979)764 -3496 TO: TRAVIS MART'INEK RE: VILLAGES OF INDIAN LAKES PHASE IX FAX: 979 -546 -1461 FROM: Lisa Lindgren, Staff Assistant DATE: July 6, 2005 RE: Agenda & Staff Report P &Z Meeting, July 7, 2005 Following this coversheet is a copy of the Staff Report that was prepared for the above referenced 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 July 7, 2005, Planning & Zoning Commission Meeting. This meeting will begin at 7:00 P.M. in the City Hall Council Chambers., 1101 Texas Avenue. 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. Attachment A VARIANCE REQUEST Basis of Reauest From its inception, the Villages of Indian Lakes has been a community designed around the central theme of conservation and enjoyment of our natural environment. Our mission is to provide our client families with an opportunity to live in a community that allows them to experience nature through outdoor activities like hiking, biking, fishing, boating, and wildlife watching. Until now, our land planning efforts have focused on providing families with large acreage home sites. Based on experience and market study, we have found a large group of potential clients who wish to experience what The Village of Indian Lakes has to offer in the way of amenities, but do not want large acreage home sites that they must personally maintain. Phase IX, also known as The Settlement, was designed in response to the alternative lifestyle mentioned above. With Phase IX we have packaged access to the Indian Lakes' amenities with the often - desired reduced yard maintenance common with small lot, patio home -style subdivisions. At the plat level, with only few exceptions, we are presenting a subdivision layout similar to many other patio home projects located with the city limits of College Station. For instance, our proposed lots will exceed the minimum lot square footage and dimensions for typical R -1 lots required within the city limits. The proposed subdivision will not require any public utility services from the City of College Station. Water service will be provided by Wellborn Special Utility District, electrical by Bryan Texas Utilities, sanitary sewer by an onsite package wastewater treatment plant, and gas utilities by an independent contractor. We have met in previous months with members of Planning and Development Services regarding this project and have received positive feedback on preliminary plans. We have also met with members of the Brazos County Commissioner's Court and Brazos County Road & Bridge and have received similar positive feedback on preliminary plans. Acknowledaments Smiling Mallard Development would like to acknowledge the following items with regard to the development plans for Indian Lakes Phase IX. Private Drive The proposed subdivision will provide access to lots through the use of a 24' wide concrete, inverted - crown private drive. Cul -de -sac portions of the driveways will be 20' wide concrete, inverted -crown sections. Street drainage will follow along a path in the center of the street then to drainage structures that will outfall into adjacent creeks and ultimately into neighboring Lake Arapaho. Water and sanitary sewer utilities will be placed within the private drive right -of -way. Electrical, gas, and telephone will be placed within the 10' public utility easements along the fronts of all lots. Refer to the submitted Preliminary Plat for further information. The drawing below shows a typical street section. PLATTED LOT 10 P.U.E. 28' R Hi-0 -n AA ----- - - - - -- ---10' P.U.E PLATTED LOT --- - - - - -- ------ - - - - -- ------------- - - -1-- _ . -- - - - - -- ------- - - - - - IN— IL>�nL VARY) j j I M CONC PVLR. I j j �IH VAMM I I r ------------ ----------- - - - - - -i 1 1 ♦- NVERIEQCRCW /1 � 0 0 0 I I 0 0 0 TELHOIE E ECTRrAL SAWARY WATER LlE EIECIPofYL am UNE UNE SEWER UNE LINE UNE TYPICAL PRIVATE DRIVE CROSS SECTION Page 1 of 3 Attachment A Packaoe Wastewater Treatment Plant An onsite package wastewater treatment plant will provide sanitary sewer utility services for the proposed subdivision. This facility will be owned and maintained by the subdivisions Homeowner's Association. The developer has submitted a wastewater treatment plant permit application to TCEQ. This application is currently under review by TCEQ staff. Fire Flow The developer fully intends to provide waterlines capable of supporting the necessary water volumes to meet fire flow requirements. Gated Entry The developer is planning to develop this project as a gated community. The entry gate feature will be designed and installed according to the setbacks and other requirements provided within the LIDO. Emergency entry will be provided at the access control box. Requested Variances Smiling Mallard Development is requesting a Variance consideration for the following items: Lot Width According to the Subdivision Regulations, minimum lot widths in the ETJ are 100'. The developer is requesting a variance for lot widths less than 100'. Since the proposed plan calls for a variety of different lot widths, please refer to the Preliminary Plat for actual lot dimensions. At the private drive right -of -way, the majority of the proposed lot widths range from 61' to 66'. Based on reasonable design standards, the proposed lot width is adequate for the type of development planned. Right -of -Way Width Access to lots within this subdivision is planned by way of a 28' private drive right -of -way. Currently, the minimum public road right -of -way is 70' in the ETJ. The developer is requesting a variance for a 28' private drive right -of -way to provide access to the lots within this development. Since the proposed access drive is planned as a 24' paved private street with centerline storm drainage, the proposed 28' right -of -way will provide adequate space for the design and construction needs of the street system, particularly for the type of development planned and the anticipated minimal amount of traffic volume expected within this small gated community. Front Lot Setback Based on the Subdivision Regulations, the minimum front lot setback in the ETJ is 50'. In developments similar to this one but along public streets (with much higher traffic volumes) within the city limits of College Station the minimum setback is 25'. The developer is requesting a variance for a 20' front setback. This development intends to create an environment that encourages front porch gatherings between neighbors and a heightened degree of intimacy between home and streetscape. This reduced front setback is in response to this type of development plan and the anticipated minimal amount of traffic volumes within this small gated community. Each home will have a two -car garage and room for two cars in front of each home. Additional visitors will be allowed to park on the streets and in various parking areas to be constructed in the HOA Common Areas. Page 2 of 3 Attachment A Rear Lot Setback According to the Subdivision Regulations, the minimum rear lot setback in the ETJ is 50'. In developments similar to this one but within the city limits of College Station the rear setback is 20'. The developer is requesting a variance for a 10' rear setback. This 10' setback will accommodate the required 10' utility easement. Also, each lot backs up to an HOA conservation area. These conservation areas vary in width, but the minimum width is 18'. With a 10' setback combined with the minimum conservation area width, the minimum amount of rear separation between homes would be 38', just 2' less than that which would occur in similar developments making use of common rear property lines within the city limits of College Station. Side Lot Setback Based on the Subdivision Regulations, the minimum side lot setback in the ETJ is 20'. In developments similar to this one but within the city limits of College Station the side setback is 7.5'. The developer is requesting a variance for a 7.5' side setback. The proposed setback will meet fire code requirements. The proposed setback is consistent with similar developments within the city limits of College Station. Side Lot Utility Easement Lots in the ETJ are required to provide a 10' utility easement along all side property lines. The developer is requesting a variance for a 7.5' utility easement along the side lot lines of each lot to match up with the requested 7.5' side setback. This reduced utility easement would be adequate taking into account its feasibility for lots in similar developments within the city limits of College Station. Maximum Dwelling Units Per Acre & Lot Size City /County Subdivision Regulations recommend a minimum 0.5 -acre lot within the ETJ. The developer is requested a variance from this recommendation to allow lot acreages less than 0.5 acres. Since the proposed plans call for a variety of different lot acreages, please refer to the Preliminary Plat for requested lot acreages. Based on a comprehensive review of the development planned, the proposed lot acreages are adequate. Page 3 of 3 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 FACSIMILE COVER SHEET Date: 7-7. 2 # of pages including cover: 15 If you did not receive a complete fax, please call our office immediately for anew transmittal. FAX: - 7 - 7 S oZ4-la-3 COMPANY: RE: \ \r\ chi. M, J' \— o��c e 5 'C''�,.. (:: FROM: \N\6\ \ COMPANY: City of College Station, Development Services REMARKS: ❑ Urgent ❑ For your review ❑ Replay ASAP ❑ FYI STAFF REPORT Project Manager: Molly Hitchcock Report Date: June 27, 2005 Email: mhitchcock @cstx.gov Meeting Date: July 7, 2005 Item: Presentation, discussion, and possible action on a variance from Section 13 -B Streets, Section 13 -C Lot Width, and 1242.1 Utility Layout of the Subdivision Regulations for Indian Lakes Phase IX, and presentation, discussion, and possible action on a Preliminary Plat for Indian Lakes Phase IX consisting of 42 lots on 14.65 acres generally located southeast of the intersection of Indian Lakes Drive and Arapaho Ridge Drive. Applicant: Travis Martinek, agend for Smiling Mallard Development, Ltd. Staff Recommendations: Staff recommends approval of the preliminary plat if the variance requests are granted by the Commission. ETJ Plats - Brazos County's comments and recommendations: Item Summary: This item is for consideration of several variance requests to the Subdivision Regulations and a preliminary plat for a new section of the Indian Lakes development that will provide smaller single - family lots in a gated community. Several variance requests and the construction of a wastewater package treatment plant will be needed for such a development to occur, thus the applicant would like the Commission to consider the variance requests now instead of at final plat. The following table summarizes the variances needed: } s�*t` i^ Sectiion 1 h . 13 -B Streets ROW width of 70 feet ROW width of 28 feet 24 feet of pavement 24 feet of pavement 10 -foot shoulders no shoulders 13 -C Lot Width 100 feet 34.05 feet to 98.48 feet 1242.1 Utility Layout 20 -ft. utility easement at front or 10 -ft. at rear of lot The applicant has provided information regarding these items in his application submittal (attached). The submittal also includes several other variance requests that do not apply: • Front, rear, and side lot setbacks —the City does not enforce setbacks in the ETJ and the County does not enforce setbacks on private drives. • Maximum dwelling units per acre and lot size — minimum lot sizes are recommended in the County for the construction of septic systems. As a wastewater treatment facility is being proposed for this development, individual lots will not need septic systems. Comprehensive Plan Considerations: (Please make sure to consider the following): Land Use Plan: Thoroughfare Plan: Parkland Dedication: Open Space Dedication: Special Area Plans: (EBP, City Center, Univ. Dr. 2818, WPC, 30/60) Sidewalks: Compliance with Master plan /Preliminary Plat: Compliance with rezoning conditions: Greenways: Bikeways: Access /Cross Access /Driveway Compliance: Compliance w /Subdivision Regulations: Annexed: Platted: Zoned: Development activity in vicinty: Recent actions: Item Background: Annexed: Zoned: Platted: Recent actions: Development activity in vicinity: Commission Action Options Regarding the Variance Requests: • Approval or • Denial. Commission Action Options Regarding the Preliminary Plat: The Commission has final authority over the preliminary plat. The options regarding the preliminary plat are: • Approval with conditions; • Approval as submitted; or • Denial. Supporting Materials: 1. Location Map 2. Aerial Map 3. Application 4. Infrastructure and Facilities 5. Copy of Preliminary (or Final) Plat 6. Variance Request Letter 7. Staff Review Comments INFRASTRUCTURE AND FACILITIES Water required for plat: Water Service: Sewer required for plat: Sewer Service: Street(s) required for plat: Streets /Access: Off -site Easements required for plat: Drainage: Flood Plain: Oversize request: See Budgetary and Financial Summary Section. Impact Fees: Parkland Dedication Fees: E }o 3 a6ed •seaay uoww00 VOH 014 u! pa }0n .1;suo0 aq o} seaae 6up{ .1ed snopen u! pue s ;0a .1 }s ay} uo 5i.1ed o} paM aq II!M s .10 }!s!n Ieu01 ;!ppy . awoy wee }o wag u! saeo 0M} .1O} WOOJ pue a6e .1e6 aeo -oM} a aney II!M awoy yoea •A;!unwwo0 pa }e6 pews s!.1} u!y }!M sawnlon O! a.1; }o ;unowe Iew!u!w pe}ed!0! }ue ay; pue ueid }uawdoienap }o adA} s!y} o; asuodsaa u! s! 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