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HomeMy WebLinkAboutMinutes.~ PRESUBIVIISSION CONFERENCE REPORT June 7, 1996 TO: Bill Mitchel, Integroup; Inc. 7077 Bonneval Rd., Suite 450, Jacksonville; FL 32216 John Friedman, Jr.; Bury & Pittman, Inc. 3345 Bee Caves Road,-Suite 200, Austin, TX 78746 Mike McInturff, WH1V1, Inc. 2717 Rio Grande Street, Austin, TX 78705-4018 FROM: Presubmission Conference Sabine KuenzeI, Staff Planner Kent Laza, City Engineer Charles .Smith, P&Z Representative Others Attending Shirley Volk, Development Coordinator Tony Michalsky; Electrical Operations Coordinator Laverne Akin, G.T.E. Representative George McLean, CSISD Representative SUBJECT: P~•elimin~rry Plat - Mehose Subdivision; proposed subdivision totaling 54.3 acres located on the southwest corner of Luther Street & Jones Butler Road to include three multi-family lots. The property is currently zoned R-I Single Family Residential, M-2 Heavy Industrial, R-7 Mobile Homes. and R-5 Medium Density Apartments; however, a rezoning request is pending for R-5 Medium Density Apartment zoning. (9b-308) A Presubmission Conference meeting was held Wednesday; June 5; 1996 to discuss the above mentioned preliminary plat.. The following is a list of staff recommendations, ordinance requirements and comments identified by the Presubmission Conference. This list does not relieve the applicant of total compliance with all current ordinance requirements. Staff Recommendations: The Trafficlmpact Study does not support the rational for ending Southwest Parkway in a cul-de-sac and the extension of Southwest Parkway is shown on the City's Thoroughfare Plan. Staff recommends an amendment to the Thoroughfare Plan to reduce Southwest Parkway to a collector street instead of the minor arterial designation as shown on the Plan. As part of this amendment, Jones-Butler Road should be upgraded to a minor arterial instead of it's current designation as a collector street. The dedication and construction of Southwest Parkway through this property to collector street standards. Staff recommends that Southwest. Parkway not connect to Luther Street at this time until it is improved. to handle the traffic load. The applicant may construct Southwest Parkway to the 'entrance of the .multi-family. develapment .and. guarantee the remaining portion of the street to Luther Street. A temporary turnaround may be required if the street is initially constructed past the. multi-family driveway entrance. (Clearly designate the lot numbers on each side of Southwest Parkway.) PRC Report Melrose Subdivision Case #96-308 Page 2 of 3 Staff Recommendations (cont.): Staff recommendsimprovements to Luther Street if a higher density than R-4 is requested. If the .multi=family development accesses Luther.Street, the developer is responsible for improvements to Luther Street to meet current collector street standards through the entire length of the subject property. Luther Street must be a minimum of a 60 foot right- of--way, and due to the location ,the additional: required right-of--way must be dedicated ,,: from this property. _ The developer: is responsible for improvements to Jones-Butler Road along the frontage of their property to minor arterial street standards. NOTE: Following .the Project Review Committee meeting,. development staff met with the developer to discuss the above four items, crud it was agreed that the developer would resubmit the traffic i~rzpact study addressing the concerns listed. .Upon. receipt of that study staff will reconside~~ its conchrsions based on the results of that study and make approp~°iate changes to the. reco~r7rrzendations. Ordinance Requirements: Thee entire Ray A. Walker property located along Luther Street must be included in both the preliminary and final plats in accordance with the City's Subdivision Regulations. _ Off-.site drainage easements will be required. from this property downstream to the primary channel or right-of-way. _ The. sanitary sewer.. system must be master planned for the entire area so that the out parcels along Luther Street have access to the sewer line. _ The following water line sizes are required: a 16" water line along Southwest Parkway to Luther .Street .and back to Jones-Butler Road and a 12" .water line down Luther. Street to the west property line. _ Show proposed locations for water and sanitary sewer lines that will not be located in rights-of--.way. A fee for parkland dedication in the amount of $225 per dwelling unit will. be required in lieu of actual land dedication . (Proposed 462 units x $225 = $103,950) Remove the note and boundary references to the " 24' Landscape Reserve Setback". _ Show a point of beginning and basis of boundary bearings. Note the right-of--way widths on Luther. Street, Southwest 'Parkway and Jones-Butler Road. Reference the current date of the Flood Insurance Rate Map (1992) in general note #5. a, PRC Report Melrose: Sarbdivison Case #96-308 Page 3 of 3 Comments/Concerns: _ Coordinate easement locations and telephone service details with G.T.E. Representative Laverne Alvin at (409) 821-4723. Show existing electric line. Include a note indicating it _will be moved. Coordinate with Electric Operations Coordinator Tany Michalsky (409)764-3438 to move the existing line. Provide easement for proposed lines. SUBMIT THE 1VIYLAR ORIGINAL AND 13 COPIES OF THE. REVISED PREI;IMINARY PLAT BY WEDNESDAY, TUNE 12, 1996 TO BE INCLUDED IN THE PLANNING AND ZONING PACKETS FOR THE MEETING OF THURSDAY,. JUNE 20, 1996.. THE CITY COUNCIL WILL. CONSIDER THE PLAT ON THURSDAY, JULY 11, 1996. BOTH MEETING WILL BE AT 7:00 PM IN THE CITY HALL COUNCIL ROOM LOCATED AT 1101 TEXAS. AVENUE SOUTH. COORDINATE DETAILS WITH DEVELOPMENT COORDINATOR SHIRLEY VOLI~ AT (409) 764-3570.. STAFF PRC REPORT Melrose Subdivision Case #96-308 Staff Recommendations: _ The Traffic Impact Study does not support the rational for ending Southwest Parkway in a cul-de-sac and the extension of Southwest Parkway is shown on the City's Thoroughfare Plan. Staff recommends an amendment to the Thoroughfare Plan to reduce Southwest Parkway to a collector. street instead. of the minor arterial. designation as shown on the Plan. As part of this amendment, Jones-Butler Road should be upgraded to a minor arterial instead of it's current designation as a collector street. _ Concerning the rezoning request, staff recommends R-4 Low .Density Apartment zoning instead of the requested R-5 Medium. Density Apartment. zoning. The R-4 zoning is more in compliance with the Comprehensive Plan and it will lessen. the impact on the infrastructure in the area. Staff recommends improvements to Luther Street if a higher density than R-4 is requested. The dedication of additional right-of--way from this property for Luther Street. Luther- Street must be a minimum 60' right-of--way. The dedication and construction of Southwest Parkway through this property to collector s street standards. Staff recommends that Southwest Parkway not connect to Luther Street at this .time until it is improved to handle the traffic load. The applicant may construct Southwest Parkway to the entrance of the multi-family development and guarantee the remaining portion of the street to Luther Street. A temporary turnaround may be required if the street is initially constructed past the multi-family driveway entrance. (Clearly designate the of numbers on each side of Southwest Parkway.) _ The developer is responsible for improvements to Jones-Butler Road along the frontage of their property..to minor arterial street standards. If the multi-family development .accesses Luther Street, the developer is responsible for improvements to Luther Street. to meet current .collector street standards through the entire length of the subject property. Ordinance Requirements: _ The entire Ray. A. Walker property located along Luther Street ,must be included in both the .preliminary and final. plats in accordance with the City's Subdivision Regulations. Off-site drainage easements will be required from this property downstream to the primary s channel or right-of way. -the --prepesearnwvat"~r -detent~i6n-afeas--showtr -on-the _ pr_elmnar~-plate Wray-be-'rneQrreet-=r~-ap-pear-s-that-~he~-ares`rrp~h~ room t~-deve~aprt~ent~ _ .The sanitary sewer system must be master planned for the entire area so that the out parcels along. Luther Street have access to the sewer line. staff PRc Melrose Sub. Case #96-308 Page 2 of 2 Ordinance Requirements (cont.): _ The following water line sizes are required: a 16" water line along Southwest Parkway to Luther Street and back to Jones-Butler Road and a 12" water line down Luther Street to the west propertyline. _ Show proposed locations for water and sanitary sewer lines that will not be located in rights-of-way. _ A fee in lieu of parkland dedication is required in the amount of $225 per dwelling unit. (Proposed 462 units x $225 = $103,950) Remove the .note and boundary references to the " 24' Landscape Reserve Setback". Show a point of beginning and basis of boundary bearings. _ ,Note the right-of-way widths on Luther Street, Southwest Parkway and Jones-Butler Road. Reference the current date of the Flood Insurance Rate Map (1992) in general note #5. Comments/Concerns: _ Coordinate easement locations and telephone service details with G.T.E. Representative Laverne Akin at (409) 821-4723. Draft P&Z Minutes June 20, 1996 Page 1 of 3 AGENDA ITEM NO. 4: Public hearing to consider a rezoning request for the Melrose Subdivision totaling 52.3 acres located along the south side of Luther Street approximately 1550' east of the F.M.. 2818 intersection from R 1 Single Family Residential, R-5 Medium Density Apartments, R-7 Mobile Homes and M-2 Heavy Industrial to R 5 Medium Density Apartments. (96-108) City Planner Kee presented the staff report for both the rezoning request and the preliminary plat of the Melrose Subdivision. The request R-5 zoning is in .compliance with the current Land Use Plan and is compatible with existing and. future uses in the immediate area. The current Land Use Plan shows high density residential, which is not expected to change with the new land use plan that is being prepared by the consultants. Under the existing zoning, the area could build: as many as 708 dwelling units and a fair sized heavy industrial use. The requested zoning would eliminate the heavy industrial and allow up to 1304 dwelling units under the maximum density., The addition of the. proposed 462 units will impact the area sewer line and street systems. Any rezoning in the area will therefore need to be accompanied by conditions to mitigate those negative impacts. Luther and Jones-Butler'-are. substandard and will be heavily impacted because they are to serve as primary routes to .and from the proposed multi family complex.. Due to this desire on the part of the. applicant to orient traffic to these two streets, staff recommends that the zoning be approved only with assurance that Luther and- Jones-Butler be improved for the portions of the roads that immediately abuf the subject property. Southwest Parkway is built to major arterial standards but it dead-ends into the south side of the subject property. The Thoroughfare Plan. would :require its extension through the :property to Luther. The applicant wishes to end Southwest Parkway for purposes of security and continuity. On the Thoroughfare Plan, the Southwest Parkway .extension north to Luther is intended to provide additional through movement, as well as to provide access to better distribute traffic in the area. The additional. through movement is not as critical since this proposal is for one multi-family development. Traffic distribution is more critical. This can be accomplished through .proper site design whereby this. project would access Southwest Parkway where it will end on the south side and would access Luther on the north side. This will distribute some traffic to the south and some traffic to the north. The applicant has offered an upgrade .and additional right-of- way dedication for Luther for a distance equal to the property frontage. This upgrade should begin at Marion Pugh and extend to the west for. this distance.. Jones-butler should be improved along the property frontage within the existing 80' right-of--.way. The sewer ystem in the area west of Wellborn has been problematic for. a number of years. The. City has planned for improvements to this area in the next fiscal year. This budget has not yet been adopted by the Council. ' In .order. to support a development of this magnitude, these improvements must be made prior to or in conjunction with commencement of construction of the project. Approval of the requested .rezoning will almost double the amount of dwelling units that may be built. With approval of this rezoning, it is imperative that the Christine Lane sewer line .improvements be approved later this year by the' City Council as part of the next Capital Improvements' budget: Staff recommended approval of the. rezoning request with the condition that before. the R-5 .zoning becomes effective, the property- owners. enter into a development agreement to upgrade Luther and provide additional right-of--way where necessary, to upgrade Jones- Butler to arterial standards along the entire extent of the property,` and to make the necessary. sewer upgrades rather' than the .City reimbursement of all or part of the costs be negotiated as part of the development agreement, to end Southwest ~'arkway in a fashion acceptable to the City in terms of turn- around needs, to ensure access to Southwest Parkway from the development and to limit the density to the number of dwelling units proposed. Draft P&ZMinutes June 20, 1996 Page 2 of 3 City Planner Kee stated that the development agreement could also provide for financial participation for any of these improvements depending. on the .demand impact of the development as evidenced in impact. studies that would be presented as a part of any oversize .participation request. Staff recommended approval of the preliminary .plat once the rezoning is effecting with the condition. that the utility easements and extensions issue to the parcels that are not a part of this. development be postponed until the final plat. Staff will continue to work with the applicant and the City's legal department on this issue to be discussed further at the time of final plat. There would be no final plat considered until the development agreement is completed. Chairman Hawthorne opened the public hearing. Representative. ofthe applicant, Greg Strmiaska of Bury & Pittman in Austin, informed the Commission that there are a number of issues associated with the development of the property. The. developer is on a tight time schedule because the target opening date is fall of next year with construction beginning September 1, .1996. The proposed 462 units may .change slightly to 480 units and he would like to work with staff on clarifying the number of units in the development agreement. He stated that the developer has agreed to take access to Southwest Parkway in lieu of extending it through the property and providing improvements to Luther and Jones-Butler Road. Mr. Strmiaska stated that he is concerned with the extent at which. the improvements to .Luther ..and Jones-Butler Road will extend beyond their property. but that can be worked out with: staff before the final plat.. Sanitary sewer is an issue' in this case: and the developer would like to continuing exploring .the options with. staff including the overall impact the development will have on the: system.. He stated that the developer is not opposed to looking at utility: extensions but .not without something that would be a fair agreement for both parties. The developer should not be obligated to extend utilities to adjacent property owners. In discussing this issue with several attorneys, there have been several .cases that say if you do not crate a need o extend utilities, then you are not required to extend :utilities. Mr. Strmiaska requested that this issue also be delayed until the final plat to give everyone more time to discuss the alternatives. Commissioner Hall questioned if the developer is willing to front the money for the sanitary sewer line to later be reimbursed for the City's portion of the line. He also questioned the number of people that will be living at the proposed complex. Mr. Strmiaska stated that. they are willing to work with staff on the sanitary sewer line issue and if based on the density of the .development the improvements are needed, the developer will take that into consideration. There. will: be approximately 1500 tenants of the complex with a combination. of 2, 3 and 4 bedroom units. All private bedrooms will have their own bathroom with the .entire complex being fully secured with. a gated :entrance. m Draft P&ZMinutes June 20, 1996 Page 3 of 3 Fain McDougal of` 415.0 Shadowbrook informed the Commission that he was present on behalf of Raymond C. Goriski, the owner of a six acre tract downstream of the proposed development. The owner is in favor of the development of the subject property and thinks it will be an excellent addition to the area. However, with the development of this area, the: ultimate design of the water. and sanitary sewer: services. should be considered. The needs of the surrounding property owners should be addressed and studied as the overallarea.:develops. Mr. McDougal stated that there is a tremendous amount of development potential in the area if the utility system is adequate. Chairman Hawthorne closed. the public hearing. Commissioner Gribou moved to recommend approval of the rezoning request of 54.3 acres located on the southwest corner of Luther Street and Jones-Butler Road from M-2 Heavy Industrial, R-1 Single Family, R-5 Medium Density Apartments and R-7 Mobile Homes to R-5 Medium Density Apartments with the staff recommendations. Commissioner Lightfoot seconded the motion. Chairman Hawthorne stated that he agrees with Mr. McDougal in that any improvements the City does of a capital nature do not need to be done piecemeal as each. property is developed. It is in the city's interest and the developers. that the .area is master planned and not put together like a puzzle. The motion to recommend approval passed unopposed (5 - 0).