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HomeMy WebLinkAboutStaff Report~ ~~~~~~ ~6 W ~ ~~~ b~ ~;~° ~~ ~~ STAFF RECOMMENDATION ~~ - 3~0 Approve master plan in concept with the following conditions: 1. Engineer's estimates 2. No final plats processed until floodplain location is determined 3. No final plats processed until a determination is made as to how the property will be sewered 4. Revise. note #6 to read "Development of Victoria extension to be done in phases 3 and 4 as shown with QP participation .requests to the City.". 5. Victoria should be shifted to exclude taking any of the Bald Prairie Sub. 6. Revise .Note # 9 to read "there is shown the approximate location of a flood hazard area along Lick Creek and which is .included within a greenbelt area as shown. The entire greenbelt area is reserved for osp Bible future acquisition or if not acquired will be incorporated into lots.". Approve preliminary plat of Phase 1. _ _ __ !~ STAFF REPORT Item: Public hearing and consideration of a rezoning request of approximately 37 acres in the proposed Westfield Addition located along the .south .side of Graham Road near the future extension of Victoria Avenue. (Planning Case #98-100) and Consideration of a Master Plan and Preliminary Plat of the entire Westfield Addition, 52 acres divided into 171 single family lots, 1 C-N reserve tract and 3 reserve tracts. (Planning Case # 98-300) Item Summary:. The Commission heard this request at the 12-4-97 meeting where denial was recommended due to several unanswered questions dealing with the master plan. The applicant. pulled the item before going on to the City Council. The applicant has submitted a revised master plan,. but itstill addresses only a few of the items mentioned previously. As a concept, the master plan appears to meet the City's codes and ordinances even though there are several unanswered questions remaining. Staff .can support the master plan in concept but only with several conditions. Phasin There are still concerns .staff has about. the phasing of the plan and the ability for the development to support the infrastructure requirements. The developer's intention is to build single family residences on the property with. possible neighborhood commercial. at the VietoriaJGraham intersection. The previous plan showed the majority of the residential lots :being built before the thoroughfare plan infrastructure was addressed. This revised master plan still shows the majority of the residential lots being built before the thoroughfare plan infrastructure is addressed. the Victoria extension and the east/west collector are not addressed until phases 3 and 4. Staff is concerned. about this phasing plan. The concern stems from the ability for these phases to support such large pieces of infrastructure.. Engineer's estimates demonstrating that the phasing proposed can support the i infrastructure required must be submitted prior to processing any final plats. Access and Internal Street Design i The previous concerns about the internal street layout have been addressed. There is now it second access to Graham rovided with Phase 2. There will now be only 581ots bu t ary p ~ before a secondary access is provided. (Previously there were 1071ots with a single access.) There is also a street connectionmade across the creek to the east/west collector providing access to and visibility to the creek area. o:\group\deve_ser\stfipt\98100300. doc t Drainage Staff has. still not seen drainage plans for this development. The developer will submit drainage construction plans.. with final. plats. At that time staff will determine whether drainage is adequately handled. Floodplain/Floodway r h s still to confirm . The develo e a Floodplam and floodway may existon this property p whether there is any floodplain on the property. CSISD is performing a hydraulic analysis to define the floodplain/floodway on their adjacent tract and as of this writing, there ~ appears to be floodplain on the school tract. The location of the floodplain/floodway may have an impact on the lots that backup to it. At this point, with the location unknown, the suitability for development of these lots is also unknown.. It is acceptable for the developer to show approximate floodplain location on a conceptual master plan. No final plats can be processed until. the floodplain location is determined. Sanitary Sewer The developer :has discussed the ability for this property to sewer toward the south rather than participating in the Graham Road Impact Area Phase 3 sanitary sewer line. He has discussed a request to amend the existing impact fee area 92-01 and remove the Phase 3 line.. If this phase is deleted, he would then like. to pursue an alternate sewer alignment along the north fork of Lick Creek. A portion of this line has akeady been constructed, and is existing in the Springbrook Subdivision and would continue west to and through this development. The developer would be requesting oversize participation in this new sewer line. The responsibility for demonstrating the need to amend the Impact. Fee Area - 92-U1 and reduce the number of lots that would participate in this impact fee is inherent on this developer. Ultimately City Council. must approve any change to the impact fee area. Thin has not been done to .date.. Lots fronting Graham Road would sewer into the impact fee line. No final plats :can be processed until this is determined. Oversize Participation It is required that impact studies be presented when oversize participation is being requested. An incomplete impact study was submitted for sewer oversize for Phase 1. If the developer .does not submit. a complete oversize request prior to construction, he loses the ability to request oversize at all. General note #6 on the master plan refers to oversize participation by the City. This note should be revised to read "Development of Victoria extension to be done in phases 3 and 4 as shown with OP participation requests to the City. ". o:\group\deve_ser\stfrpt\98100300.doc Thoroughfare Plan Considerations The Thoroughfare Plan. shows the. extension of Victoria along the western boundary of the 14.8 acre tract located just to the west of the two tracts submitted for rezoning. The Plan also. shows the- extension of Southern Plantation hrough the southern. portion of the subject tracts and through the southern portion of the adjacent 14.8 acre tract. Staff did invite all owners of undeveloped land to a meeting to discuss thoroughfare plan implementationoptions for this part of town. As a result of this meeting and subsequent meetings with. the developer, it has been determined that Southern Plantation Drive will "T" into the east/west collector which will extend through the southern portion of the subject property. The final location and alignment of the east/west collector will not be determined until the floodplainlimits are established. In discussion with staffthe developer indicated that he would construct, at his expense, with a request for OP, :all of Victoria Ave. in phases 3 and 4. If the developer. is unable to .acquire ROW from the. adjacent property owner (Carroll tract) he proposes to shift Victoria completely onto his (the developer's) property as it runs adjacent to the Carroll. tract. ROW fromthe Fry tract will have to acquired to avoid an off-set intersection at Graham. Condemnation may be necessary if the developer cannot negotiate acquisition on he,Fry tract. The alignment shown as Victoria moves southward, requires ROW from the Bald Prairie Subdivision. Staff strongly recommends against this alignment. Victoria should be shed to exclude taking any of the Bald Prairie Sub., thereby preserving the. integrity of an established neighborhood Parkland Dedication and Open Space along the creek The revised master plan shows a residential street crossing the creek area, thus providing some access andvisibility into the area.. This also results in some lots being oriented with a side to the creek rather than a back yard. The end of the cul-de-sac in Phase 1 also extends into this area, but it is unclear .whether this: will be the final design until the floodplain location is determined. ..The conceptual master plan shows Park at the end of Phase 1. The developer did meet with the Parks Board and discuss parkland dedication.. The Board was unwilling to recommend acceptingany land dedication until the floodplain study is complete and that location shown. The Board requested the developer return when this information is known. If this area is accepted and exceeds the .dedication requirement. for this development, the developer may request to use this excess to meet additional dedication requirements for any adjacent development. This should be considered when evaluating oversize requests for streets sewer and water. o:\group\deve_ser\stfipt\98100300. doc Greenbelt The master plan includes a portion of the north fork of Lick Creek. Given the Comprehensive Planconsiderations about open space preservation, staff has encouraged the developer to address how this creek area will work with his planned development. He notes on the master plan this area as Reserve Greenbelt. If the City does. not desire to purchase this area to provide a linkage, as addressed in the Comprehensive. Plan, then the developer may incorporate this. area into his lots. Revise Note # 9 to read "there is shown the approximate location of a flood hazard area ~~ along Lick Creek and which is included within a greenbelt area as shown. The entire greenbelt area is reserved for osp Bible future acquisition or if not acquired will be incorporated into lots. ' Until the above information is presented by the applicant, staff cannot process any final plats for any part of the development. Staff does support the master plan in concept with the conditions noted in the above discussion. Staff recommends approval of the preliminary plat. of phase L Zonin ~ The property currently has A-O Agricultural Open zoning on it. The developer has a request to rezone a portion of the property to R-1 Single Family. R-1 is in compliance with. the land use plan. Staff recommends approval of the present zoning request.. The applicant has advised staffthat he proposes to submit a rezoning request for the remainder of the property (R-1 and some. C-3) at the ne~rt deadline.. This avoids a piecemeal approach to zoning and establishes commercial zoning prior to lot sales in the adjacent development.. This puts future owners on notice of nearby commercial development and avoids possible opposition and confrontation before P&Z and Council at future. rezoning hearings.. Approval of this master plan alone does. not guarantee approval of any future xezoning, however, staff will support R-1 on the remainder with some C-3 Planned Commercial zoning at the intersection of Victoria and Graham. Background Information: The subject property was annexed into the City in 1993, at which. time it was reflected as A-0 Agricultural-:Open on the Zoning Map.. This area as well as most of the property within the southern parts of the City remains undeveloped, however, many of these .areas have seen recent development interest due to the City's planned utility expansions into them. For the past year and a half the applicant has been involved in numerous discussions with City Staff regarding the development of the subject property. The applicant has submitted several conceptual. plans for initial response from the Staff. We discussed the following: m n ' h the existin creek h ibili of combinin the arkland dedication re u~re a is wit t o oss g p q g p tY o:\group\deve_ser\stfrpt\98100300.doc M ' to gain compliance with the Comprehensive Plan goals relating to park linkages and combining schools. and park sites (there is an adjacent future school site),. orienting the subdivision to take advantage of the creek as an amenity,. the thoroughfare plan and how it nd drain the ewer a r la` out and access and how to s relates to the site, the internal st eet y , ~ propem'• Policy Statements: Civic Pride Citizens benefit from well-planned, attractive residential and commercial areas, and from preserving historic areas. Parks and. Recreation -Citizens benefit from. parks and recreational activities that are geographically and demographically accessible and serve a diversity of interests. Transportation/Mobility -Citizens benefit from the ability to move into, out ll e Station in a safe and efficient manner. hin Co e of and vv~t g ~I COMPREHENSIVE PLAN GOALS AND OBJECTIVES Transportation -Goal #2 -- College .Station should continue to develop and I~ maintain. a transportation planning process which addresses long range needs.:.. Goal #3 -- continue to -maintain a Master Thoroughfare Plan ...which permits Right-of--way dedications as specified....dedication of street system. right-of-ways in those areas of the community that are undeveloped Parks and Recreation Goals and Objectives -Goal #1 -- encourage additional. connections between selected parks/recreation areas and ~I residential areas by a .system of linear .parks/parkways/greenbelts .which utilize creek beds, drainage ways...Goal #2 -- continue to jointly develop and maintain parks ....with .other public agencies... Goal #3 -- .designate selected portions of 100-year floodplain on undeveloped properties as "natural :corridors" that are. to be used for open space and passive recreation uses that will link parks to one another and to residential areas. Budgetary & Financial Summary: The developer has indicated that oversize participation will be requested on he sewer line, Victoria,. and. the east/wets collector. ~ There have not been any impact fee reports done on thin property which address the magnitude of this request. Oversize participation funds are extremely limited at this point. Staff Recommendations: i • Staff recommends approval of the master plan in concept with the following conditions: 1. Engineer's estimates demonstrating that the phasing proposed can support the infrastructure required must be submitted prior to processing. any final plats. o:\group\deve_ser\stfrpt\98100300.doc 2. No final plats can be processed until .the floodplain location is determined. 3. No final plats can be processed until a determination is made as to how the property will be sewered. ~ 4. Revise note #6 to read '"Development of Victoria extension to be done in phases 3 and 4 as shown with OP participation requests to the City.". S. Victoria should be shifted to exclude taking any of the Bald Prairie Sub. 6. Revise Note # 9 to read "there is shown the approximate location of a flood hazard area along Lick Creek and which is included within a greenbelt area as shown. The entire greenbelt area is reserved for osa sible future acquisition or if not acquired will be incorporated into lots.". • Staff recommends approval of the preliminary plat of phase 1. • `Staff recommends approval of the present zoning request. Commission Action Options:. Approve, deny, approve with conditions. ENGINEERING Water: Water is provided along Graham Road Drainage: Drainage easement locations will be determined once a draina ere ort is submitted. g p Off-site Easements: Maybe required for sanitary sewer. Sidewalks: Will be required .internally. The sidewalk along Graham i h th it 's Graham Road CIP ill n tructed w t e C Road w be co s i Y project. NOTIFICATION: Legal Notice Publication(s): Eagle; 12-31-97 and 1-28-98 Advertised Commission Hearing Dates(s); 1-15-98 Advertised Council Hearing. Dates: 2-12-98 Number of Notices Mailed. to Property Owners Within Z00': 8 Response Received: None as of date of staffreport Supporting Materials: 1. Location Map 2. Application.. 3. Master.Development Plan 4. Preliminary Plat i o:\group\deve_ser\stfrpt\98100300.doc q8~~~ January 5,.1998 MASTER PLAN & PRELIMINARY PLAT PHASE 1 (98-300) Westfield Addition Currently, this development in within the Bryan Utilities electric certificated service area. The City of College Station has filed an application to transfer this service area from Bryan to College Station. It is pending at the Public. Utility Commission. As soon as the Public Utility Commission approves this application, the City of College. Station will take over all existing electrical infrrastructure in the development and begin providing: retail electric service to this area. The develoer• must contact Bryan Utilities in order to obtain electrical service to the proposed development. Additionally, the development must comply with the City of College Station Code of Ordinances,: including but not limited to Ordinance No. 2020 as approved on July 8, 1993 because it is located within the City of College Stations municipal limits. Requirements 20 ft. Public Utility Easements Underground service required Developer installs all conduit per city design and requirements on property. Additional easements may be necessary to serve property. Developer is respansible for the installation of streetlights per city design. Additional 5 ft. easements may be necessarybetween lots to serve lights. Residential standard streetlight is 30 ft. mounting height with a 8 ft. arm and a 1D0 watt cobra head fixture. Thooughfare standard streetlights is 42.5 ft. mounting height with a 15 ft. arm and a 200 watt cobra head fixture. The specifications for electrical infrastructure installation shall be approved by the City of College Station Electrical'Division prior to installation. ~ ~~ e~ ~ ~v ~- ~~7~~v ~ ~ ~~ T -•. ENGINEERING Water: Water is provided along Graham Road Drainage: Drainage easement locations will be determined once a drainage report is submitted. Off-site Easements:May be required for sanitary sewer. Sidewalks: Wily be required internally: The sidewalk along Graham Road will.. be constructed with the City's Graham Road CIP project. NOTIFICATION: Legal Notice Publication(s): Eagle; 12-31-97 and 1-28-98 Advertised Commission Hearing Dates(s): 1-15-98 Advertised Council Hearing Dates: 2-12-98 Number of Notices Mailed to Property Owners Within 200': 8 Response Received: None as of date of staff report o:lgroupldeve_serlcvshtlfebl2\98100300.doc ~- COMPREHENSIVE PLAN GOALS AND OBJECTIVES Transportation -Goal #2 -- College Station should continue to develop and maintain a transportation planning process which addresses long range needs... Goal #3 -- continue to maintain a Master Thoroughfare Plan ...which permits Right-of--way dedications as specified....dedication of street system right-of--ways in those areas of the community that are undeveloped Parks and Recreation Goals and Objectives -Goal #1 -- encourage additional connections between selected parks/recreation areas and residential areas by a system of linear parks/parkways/greenbelts which utilize creek beds, drainage ways...Goal #2 -- continue to jointly develop and maintain parks ...with other public .agencies... Goal #3 -- designate selected portions of 100-year floodplain on .undeveloped properties as "natural corridors" that are to be used for open space and passive recreation uses that will link parks to one another and to residential areas. o:\group\deve_ser\cvsht\feb12\98100300.doc