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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Jennifer Prochazka, Senior Planner Report Date: November 27, 2006 Email: jprochazka(a�cstx.goy Meeting Date: December 7, 2006 Project Number: 06-00500236 Item: Presentation, possible action, and discussion regarding a Final Plat for Indian Lakes Phase X, consisting of 40 lots on 79.715 acres, located southeast of the intersection of Indian Lakes Drive and Chaco Canyon, in the City's extraterritorial jurisdiction. Applicant: Travis Martinek, agent for Smiling Mallard Development, LTD., property owner Staff Recommendations: Staff recommends approval of the Final Plat. ETJ Plats - Brazos County's comments and recommendations: None Item Summary: This item is for consideration of a final plat for a new section of the Indian Lakes development that continues the general pattern of large lot single-family development in Indian Lakes. The plat proposes 40 lots ranging in size from 1.01 acres to 3.47 acres. The plat also includes 12.32 acres of Homeowner Association Common Area. Two variances were approved for this property earlier this year. These include a variance allowing an extended cul-de-sac length for Tallulah Trail (2,143 feet) and a variance allowing an extended block length for the south side of Indian Lakes Drive (1,756 feet). An additional variance is being requested with the Preliminary Plat for an extended block length for the west side of Matoska Ridge Drive (1,595 feet). 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. Indian Lakes Drive is shown on the Thoroughfare Plan as a major collector. Both the Brazos County Road & Bridge staff and City staff would like to see a connection into the property to the south that is labeled on the plat as "McFarlane, Unplatted 1,213.54 Acre Tract." While this is a large property with access to other public roadways, the portion that is adjacent to Indian Lakes is separated from the remainder of the tract by a very large floodplain, making access to the tract from another direction unlikely. The Subdivision Regulations state that "where adjoining tracts are not subdivided, the arrangement of streets in the subdivision shall make provision for the proper projection of streets into such areas." Staff believes that because the adjacent portion of the 'McFarlane Tract' may be precluded from access from other directions that a street should project into this area. Staff and the applicant agree that the most appropriate location for this street connection would be at the most southern point of Indian Lakes Drive where this connection could be made directly onto the collector without increasing traffic along residential streets. This connection will be required when that phase is platted. Item Background: A Master Development Plan was approved for the Indian Lakes Subdivision in 2002. This area was shown as "reserved" on the Master Development Plan. Commission Action Options: The Commission has final authority over the Final Plat. The options regarding the Final Plat are: ■ Approval ■ Denial Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application 3. Copy of Final Plat (provided in packet) Indian Lakes PP (06-235) G p, ,, SAM: This item is for consideration of a variance to Section 12-Yei0 Block Length; and a preliminary plat for a new section of the Indian Lakes development. NEW PLAT: The plat consists of 40 lots and a 12 acre HOA Common Area. The Commission considered and approved a preliminary plat for this property in March of this year. . This new preliminary plat has generally the same layout as the previously approved plat, but has (OLD PLAT) removed a cul-de-sac from the west side of Matoska Ridge Drive and has reduced the number of residential lots from 41 to 40. The removal of the cull e- :iitcreases the over all block length of Matoska Ridge Drive, i- _ f ar a of 95 feet. The maximum block length in to - - = ' - is 1 ,500 feet. The Subdivision Regulations also state that in blocks over 800 feet, the Commission may require access ways to facilitate pedestrians. Two variances were previously approved by the Commission for this property with the approval of the previous preliminary plat. 5i1\ S ltal • These include a variance allowing an extended cul-de-sac length for Tallulah Trail (2,143 feet) • and a variance allowing an extended block length for the south side of Indian Lakes Drive (1 ,756 feet). Variance Criteria slide - information provided by the applicant was included in your packet citing... As a reminder, the Commission should take separate action on the variance request and the preliminarily plat. If the variance is not approved, the preliminary plat also may not be approved.