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HomeMy WebLinkAboutStaff Review STAFF REVIEW COMMENTS NO. 3 Project: LAKESIDE VILLAGE (PP) - 06-00500012 PLANNING / ENGINEERING 1. Include Right-of-Way dedication area within the subdivision boundary lines, indicated by heavy lines, and the computed acreage of the subdivision. 2. Please add note to plat to state that common areas will be maintained by a Homeowners Association (HOA). Reviewed by: Trey Fletcher/ Carol Cotter Date: 3-28-2006 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 2 of 2 STAFF REVIEW COMMENTS NO. 1 Project: LAKESIDE VILLAGE (PP) - 06-00500012 PLANNING Provide date that this plat has been considered by the Parks & Recreation Board. ✓2. Re-label "Proposed lake and stormwater retention". sz 3. Gated entry off Longmire shall conform to Sec. 8-W.3 of the Subdivision Regulations. Provide detail. 4. Add note/label that Lakeside Circle will be private street and maintained by the Homeowners' Association. 5. Show general location of proposed bike path along the Lick Creek tributary. 6. Label Eagle Avenue as a Minor Collector. 7. The block length of the "outside" of Creekside Circle exceeds 800 feet. An access way may be required between Lots 10 & 11 or 11 & 12 of Block 3 to access the future bike path located along the greenway area. Similarly Lakeside Circle exceeds 800 feet along the outside; an access way may be required between Lots 14 & 15 or 15 & 16 of Block 2 to allow for pedestrian and bike circulation between the two sections of the Lakeside Village Subdivision. 8. Based on the above comment, sidewalks should also be provided along the local streets to result in the greatest benefit and connect the proposed sidewalks to the bike path. 9. Provide street name for entry street from Longmire. 10. Is any streetscaping anticipated along either Longmire Drive or Eagle Avenue? 11. Per the Subdivision Regulations Sec. 8-K, "In general, an arrangement placing lots at right angles to each other shall be avoided (Lots 8 and 9 in Block 1) & (Lots 23 & 24 in Block 3). 12. Stormwater pipe appears to be proposed within the buildable areas of Lots 10 and 11 of Block 3. 13. Adjust the configuration of Lots 15 & 16 of Block 3 such that all lots have at least 50- foot widths measured at the front setback. 14. Adjust the cul-de-sac bulb for Lakeside Circle to provide a more reasonable lot configuration for Lot 11 in Block 1. Reviewed by: Trey Fletcher Date: March 13, 2006 • ENGINEERING . Please show ROW andP avement width on Creekside Circle and Lakeside Circle. 2. Show fire hydrant locations. 3. Extend water to and through to northern corner of property. 4. Extend sewer to and through to the southern corner of the JK Development Tract. 5. Show all required Public Utility Easements. 6. Detention may not be required for lots south of Eagle Avenue (your drainage report will need to show this). However, it appears that an offsite drainage /easement is required to carry flow to defined drainage channel. 4. As proposed how will there be access to the SW detention pond for iaintenance? .V Will there be any underground storm sewer? Vi Designate the detention basins as Common Areas and add note that all common areas and detention basins will be maintained by the Home Owners Association. 40. You will be limited to the 10-yr storm for discharge to the public system in (1-ongmire. private drainage easement is required over the storm pipe between Lots 1 and Block 2 and the open drainage swale between Lots 10 and 11 of Block 3. You are only showing the extension of Eagle Avenue within the bounds of your property, but construction drawings will need to show the off-site connection from existing pavement. ?le turnaround is required on the west end of Eagle Avenue. jis preferred that public utilities not be located under road pavement. . As shown, PUEs will be required on utilities crossing outside of ROW. 6, The required pavement width on both sides of the median at Lakeside Circle is 20 feet. .4A . The gated community needs to provide a break in the median to allow for vehicles to leave if not getting inside. Reviewed by: Carol Cotter Date: March 8, 2006 ELECTRICAL 1. Developer installs conduit per city specs and design. 2. City will provide drawings for conduit installation. 3. Developer provides 30' of rigid or IMC conduit for riser poles. City installs riser. 4. Developer installs pull boxes & secondary pedestals as per city specs and design.(pull boxes & secondary pedestals provided by the city). 5. Developer provides digital AutoCAD 2000 or later version of plat and/or site plan email to sweidoAcstx.gov 6. Developer to provide a 20' PUE along the back of the development for extension of an overhead power line. 7. All electrical within`the development will be underground with the exception of the overhead line mentioned in previous comment. 8. Developer provides easements for electric infrastructure as installed for electric lines (including street lights). 9. To discuss any of the above electrical comments, please contact Sam Weido at 979.764.6314. Reviewed by: Sam Weido Date: 3-9-06 STAFF REVIEW COMMENTS NO. 2 Project: LAKESIDE VILLAGE (PP) - 06-00500012 PLANNING 1. Provide agreement for temporary cul-de-sac at the end of Eagle Avenue. 2. Provide agreement for access to future trail area via the 15' PUE/PAE. 3. Provide alternative street name for "Village Trail ..." since "Village Drive" already exists. 4. Remove the "Typical Lot Layout" illustration. Indicates a "19.82' front setback? 5. Some of the lots in Blocks 1 and 3 were altered to address issues raised in the first round of comments however the old lot dimensions remain and don't appear to be updated to reflect the changes. 6. Your variance request requires an additional fee of $100. Reviewed by: Trey Fletcher Date: 3-21-2006 ENGINEERING 1. Remove the street cross-sections from the plat and denote the ROW and pavement widths on the plat. 2. The private street will need to be designated as Common Area on the Final Plat. 3. Subdivision regulations require a PUE along backs of all lots. Please show all required PUEs. 4. There is a note about storm water on Lot 1, Block 2 that I'm not sure what it is indicating. 5. A filed copy of the off-site temporary access easement will be required with the Final Plat. Another option would be to pave the Street and barricade the section of Eagle that extends west of Creekside with Type 3 barricades. 6. Junction boxes are required at all changes in alignment for stormwater lines. 7. Extend sewer between Lots 7 & 8 instead of Lots 2 & 3, Block 1. 8. Extend water along Village Trail Drive to Longmire and then along Longmire to western adjacent property instead of between Lots 2 & 3 Block 1. 9. Fire hydrant will need to be located closer to intersections with Eagle and Long mire. 10. Will you be requesting Oversize participation on the 12" water line? 11. What line sizes are you proposing for water and sewer? Reviewed by: Carol Cotter Date: March 20, 2006 Comprehensive Plan Considerations: The Land Use Plan projects Single- family Residential Medium Density uses for this and surrounding parcels. The parent tract is bisected by Longmire Drive. A short segment of Eagle Avenue will be extended through the development of this parcel. Longmire Drive is a Major Collector and runs north-south connecting Barron Road to FM 2818. Eagle Avenue is a Minor Collector and runs east-west ultimately connecting the SH 6 Frontage Road to the SH 40 Frontage Road. The southwest corner of the parcel is adjacent to a Lick Creek tributary. As such, this Floodplain / Streams area is planned to have a bike path adjacent to the creek. Budgetary & Financial Summary: OP for the 12-inch water line along Eagle Avenue will be requested. Related Advisory Board Recommendations: Parks Board: The City Manager or his designee is authorized to accept the Fee for dedications of less than three (3) acres where: • There is a sufficient amount of parkland existing in the park zone of the proposed development; or • The proposed dedication is insufficient for a Neighborhood Park site under existing park design standards. Commission Action Options Regarding the Variance Requests: The Commission must consider each variance request prior approving the preliminary plat. The options regarding the variance request are: • Approval • Denial Commission Action Options: The Commission has final authority over the preliminary plat. The options regarding the preliminary plat are: • Approval • Denial Attachments: 1. Small Area Map (SAM) and Aerial Map 2. Application 3. Infrastructure and Facilities 4. Copy of Preliminary Plat (provided in packet) 5. P&Z Minutes for the 4-6-2006 meeting (provided at meeting) Home of Texas A&M University STAFF REPORT Project Manager: Trey Fletcher, Sr. Planner Report Date: 03-24-2006 Email: tfletcher@cstx.gov Meeting Date: 04-06-2006 Project Number: 06-00500012 Item: Presentation, possible action, and discussion on a variance from Section 8-K.1 (Lots) of the Subdivision Regulations for Lakeside Village Subdivision, and presentation, possible action, and discussion on a Preliminary Plat consisting of 56 lots on 13.79 acres generally located along the proposed extension of Eagle Avenue and west of Longmire Drive. Applicant: Ron Lagrone / Lagrone Construction Co. — Property Owner Staff Recommendations: Staff recommends approval of the Preliminary Plat if the variance request is granted by the Commission with Staff Comments #3 (attached). Item Summary: This item is for the consideration of a variance request to the Subdivision Regulations regarding the configuration of the lots, and a preliminary plat for the Lakeside Village Subdivision. The single-family residential development consists of a single phase and lots vary from 5,000 to 15,245 square feet. Section 8-K.1 of the Subdivision Regulations states that "an arrangement placing adjacent lots at right angles to each other shall be avoided." Right angle lots occur at two locations in the proposed development, where according to the applicant, alternatives have been considered. The Subdivision Regulations Section 5-A state that "The Commission may authorize a variance from the regulations when, in their opinion, undue hardship will result from requiring strict compliance. In granting a variance, the Commission shall prescribe only conditions that it deems not prejudicial to the public interest. In making the findings hereinbefore required, the Commission shall take into account the nature of the proposed use of the land involved, the existing used of the land in the vicinity, the number of persons who will reside or work in the proposed subdivision, the possibility that a nuisance will be created, and the probable effect of such variance upon traffic conditions and upon public health, convenience, and welfare of the vicinity. No variance may be granted unless the Commission finds: 5-A.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; 5-A.2 That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; Subdivision. The single-family residential development consists of a single phase and lots vary from 5,000 to 15,245 square feet. Section 8-K.1 of the Subdivision Regulations states that "an arrangement placing adjacent lots at right angles to each other shall be avoided." Right angle lots occur at one location (Block 3) in the proposed development, where according to the applicant, alternatives have been considered. The Subdivision Regulations Section 5-A state that "The Commission may authorize a variance from the regulations when, in their opinion, undue hardship will result from requiring strict compliance. In granting a variance, the Commission shall prescribe only conditions that it deems not prejudicial to the public interest. In making the findings hereinbefore required, the Commission shall take into account the nature of the proposed use of the land involved, the existing used of the land in the vicinity, the number of persons who will reside or work in the proposed subdivision, the possibility that a nuisance will be created, and the probable effect of such variance upon traffic conditions and upon public health, convenience, and welfare of the vicinity. No variance may be granted unless the Commission finds: 5-A.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; 5-A.2 That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; 5-A.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 5-A.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." Additionally, block lengths exceed 800 feet in both sections of the planned subdivision. Per Section 8-J of the Subdivision Regulations, "In blocks over 800 feet in length, there may be required, near the center of the block, an access way...An access way may be required at the end of a cul-de-sac to facilitate pedestrian traffic movement." No access ways are proposed, but may be required by the Commission. Per direction given by the Commission on April 6, 2006, two pedestrian access ways (PAWS) have been integrated. The area containing Blocks 1 and 2 will be a gated community. As noted on the plat, a Homeowners Association (HOA) will be established to maintain the private street and associated common areas in accordance with Section 8-W of the Subdivision Regulations. Home of Texas A&M University 5-A.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 5-A.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." Additionally, block lengths exceed 800 feet in both sections of the planned subdivision. Per Section 8-J of the Subdivision Regulations, "In blocks over 800 feet in length, there may be required, near the center of the block, an access way...An access way may be required at the end of a cul-de-sac to facilitate pedestrian traffic movement." No access ways are proposed, but may be required by the Commission. The area containing Blocks 1 and 2 will be a gated community. As noted on the plat, a Homeowners Association (HOA) will be established to maintain the private street and associated common areas in accordance with Section 8-W of the Subdivision Regulations. Comprehensive Plan Considerations: The Land Use Plan projects Single-family Residential Medium Density uses for this and surrounding parcels. The parent tract is bisected by Longmire Drive. A short segment of Eagle Avenue will be extended through the development of this parcel. Longmire Drive is a Major Collector and runs north-south connecting Barron Road to FM 2818. Eagle Avenue is a Minor Collector and runs east-west ultimately connecting the SH 6 Frontage Road to the SH 40 Frontage Road. The southwest corner of the parcel is adjacent to a Lick Creek tributary. As such, this Floodplain / Streams area is planned to have a bike path adjacent to the creek. Item Background: This tract was annexed in 1983 and was zoned R-1 Single-family Residential in November 2005. The tract has not been previously platted. Eagle Avenue has been planned to cross this property for some time per the Thoroughfare Plan and Longmire Drive was extended by the City of College Station bisecting the parent tract last year. Dove Crossing Subdivision is developing to the northeast, and existing single-family subdivisions are to the south. Budgetary & Financial Summary: OP for the 12-inch water line along Eagle Avenue will be requested. Related Advisory Board Recommendations: Parks Board: The City Manager or his designee is authorized to accept the Fee for dedications of less than three (3) acres where: • There is a sufficient amount of parkland existing in the park zone of the proposed development; or • The proposed dedication is insufficient for a Neighborhood Park site under existing park design standards. Commission Action Options Regarding the Variance Requests: The Commission must consider each variance request prior approving the preliminary plat. The options regarding the variance request are: • Approval • Denial Commission Action Options: The Commission has final authority over the preliminary plat. The options regarding the preliminary plat are: • Approval • Denial INFRASTRUCTURE AND FACILITIES Water: There is a 12-in waterline along Eagle Avenue that will be extended with this development. The new system for this area is required to meet B/CS Unified Water and Sewer Design Guidelines for domestic and fire flows. A Water Design Report for the subdivision is required at the time of Final Plat to ensure compliance. Water Service: Water to be provided to each lot, as required. Sewer: There is an existing 18-inch sewer line along the southwest property line that will be extended with this development. A Sewer Report for the subdivision is required at the time of Final Plat to insure capacity and compliance with the BCS Unified Water and Sewer Design Guidelines. Sewer Service: Sewer to be provided to each lot, as required. Streets: The Developer is providing access to all lots with conventional-width streets. Lakeview Drive will be gated and private. Eagle Avenue is a minor collector and on the City's Thoroughfare Plan and will be extended with this subdivision. Longmire Drive is an existing major collector on the Plan. An additional 5 feet of ROW for Longmire Drive will be dedicated with this development. Off-site Easements: N/A Drainage: This development is required to meet the Drainage Ordinance. Detention is planned for a portion of the development by means of a retention pond in the gated area of the subdivision. Direct discharge is planned for the remaining area. Flood Plain: N/A Oversize request: OP for the 12-inch water line along Eagle Avenue will be requested. Impact Fees: N/A Parkland Dedication Fees: Based on 56 lots, the Fee-in-lieu of Land will be $11,088. The Park Development Fee will be $20048. Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application 3. Staff Comments #3 4. Copy of Preliminary Plat (provided in packet)