HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Item: Consideration of a master development plan for the Steeplechase Subdivision to be located
along the east side of Wellborn Road, south of FM 2818 and adjacent to Southwood Valley
Sections 23 and 24D.
Item Summary: This is a proposed infill development containing 64 acres. The-planshows 84i
single family lots, 125 duplex lots, a-small reserve tract for future residential development, 3 acres
of commercial development'fronting Wellborn Road and 7.23 acres of common space devoted to
storm water management on the north side of the development and a small area for detention on the
east side.
The property sits adjacent to a creek area on the north, is bound on the east by an existing duplex
development and on the south by a single family development. The existing lots in the single
family development to the south are larger than the ones proposed in this development. The single
family lots in Steeplechase fall very near the minimum required in the R-1 zoning district: There is
a 40 foot wide drainage and utility right-of--way that separates the larger existing lots in Southwood
Valley 24D from these proposed lots in Steeplechase:
The property is currently zoned A-O Agricultural Open. The Land Use Plan reflects the .area for
high density single family development. The applicant's intent is for a mix of single family and
duplex development. A rezoning request will have to be considered and any approval of this plan
conditioned upon receiving zoning approval.
There are 330 to 334 dwelling units proposed which results in a gross density of approximately 5
dwelling units per acre. Excluding the 7 acres designated for. storm water management and the
reserved commercial acreage results in a density of approximately 6 units per acre. This density is
less than that shown on the land use plan. The "high. density residential" land use classification
ranges from 7-9 dwelling units per acre.
The density of the existing adjacent single family development is approximately 3 dwelling units
per acre.
There are no collectors or arterials shown on the thoroughfare plan needing to be extended through
this property. West Ridge Dr. and Navarro Dr. will be extended into the property to provide
circulation and connection between subdivisions as well as provide access to Wellborn Rd.
The applicant presented this master plan to the :Parks Board on 6-9-98 .and discussed the options of
providing a monetary dedication or a land dedication. It was recommended-by the Board that the
monetary dedication be taken at this time, The developer's intent is for an HOA to maintain the:
7.23 acre common area along the creek as a detention facility and open space. This area has street
frontage along the extension of WestRidge. If, at some point in the future the HOA asks the City
to take over the maintenance responsibility or the large tract adjacent to the north develops, it mazy
make sense at that time to look at consolidating property for a neighborhood or community park, as
well as evaluating. this site. for a regional detention facility. At this time the Board felt that the
monetary dedication was of more benefitto the City.
The. smaller detention facility near the existing: residential developments will be maintained by tine
HOA as well. This facility is adjacent to the 40' drainage and utility right-of way which is used to
convey storm water from the existing cul=de-sacs. in Southwood. Valley 24D. Subdivision
o:\group\deve_ser\stfrpt\98-3 l l . doc
regulations call. for access ways (10 foot right-of--way with a 4 foot sidewalk) where necessary and
this would be an ideal location for a pedestrian access way to move people from the Steeplechase
Subdivision alongside the detention facility through the drainage right-of--way and out to Welsh to
provide access to the only neighborhood park in this area that is not across a major thoroughfare;
that being Jack & Dorothy Miller paxk adjacent to Rock Prairie Elem. School.
Policy Issue Statement:
Civic Pride Citizens benefit from well-planned, attractive residential and
commercial areas, and from preserving historic areas.
Budgetary & Financial Summary: NA
Staff Recommendations: Approval of the plat as presented with the condition that the develo~ier
provide a pedestrian access way along side the detention facility leading into the drainage and
utility right-of--way and that this approval is conditioned on the approval of the rezoning request by
the City Council.
City Attorney Recommendation/Comments: NA
Commission Action Options: Recommend approval, approval with conditions, or denial.
Supporting Materials:.
1. Location Map
2. Application
3. Engineering Information and Notification Information
o:\group\deve_ser~stfrpt\98-31 1. doc
ENGINEERING
Water: Public water lines will be extended throughout this master planned subdivision.
An existing 8 inch water main in Navarro Drive will be extended through this subdivision
and connect to the City of College Station's existing 36 inch water main located ui the
east right-of--way of Wellborn Road. Fire hydrants are proposed throughout this
subdivision in accordance with the subdivision regulations.
Sewer: Public :sewer lines will be extended throughout this master planned subdivision.
Approximately 42 single family lotswill sewer into an existing 12 inch sewer line located
just beyond the. small proposed storm water detention facility. The remaining lots will
sewer into smaller (6 inch and 8 inch) existing sewer lines. These lines are currently
being evaluated for available capacity by city staff. With the current capacity
information, staff feels confident that a portion of this subdivision could be served bar the
existing lines. As better data. becomes available staff will be able to determine how much
capacity is available for this development.
In the event that there is not enough capacity in those lines for some portion of this
development, the developer will be required to extend a portion of the City's existing; 12
inch sewer line located downstream of this development along Bee Creek Trib. "B".
After looking: at the. large undeveloped service area that this 12 inch main would sFrve,
city staff from development engineering and public utilities determined that the extension
of this 12 inch trunkline would be expected with the development of the property on the
north side of Bee Creek Trib. "B".
Streets: There is approximately .13.1 acres. of public right-of--way proposed with this
subdivision. West Ridge Drive and Navarro Drive are currently scheduled tci be
extended as 39 foot wide streets within 60 feet of right-of--way. The remaining
residential streets will be .the .standard 28 foot wide street section in 50 feet of right-of-
way.
The alignment for Navarro Drive as it approaches Wellborn is shown on this Master
Development Plan to be outside he boundary of this subdivision. With the final platting
of Phase 3 (which includes .this portion of Navarro) .the developer will have to include
that portion of Navarro in the plat boundary in order to avoid the platting of "half-
streets." The alignment is currently shown this way on the Master Plan because it is the
best alignment for an intersection with Wellborn Road. and. the existing railroad crossing.
Off-site Easements: None are currently proposed. As various phases of this
subdivision is platted, the city may .require off--site easements for any off-site utility
improvements that may be necessary.
Sidewalksc Sidewalks will be required on one side of the: residential streets and on both
sides of West Ridge.. Drive and Navarro Drive.
Drainages The applicant is proposing storm water detention with this master planned
subdivision. A drainage report will be reviewed prior to any final plats being filed to
assure compliance with the City's Storm Water Drainage Policy and Design :Standards.
Flood Plain: The latest Federal .Emergency Management Agency (FEMA) Flood
Insurance Rate Maps (FIRM) ,..,show that no portion of the subdivision is located witthin
the Regulatory 100 Year Floodplain. This property is located upstream of an
undetermined "A" zone on the FEMA FIRM.
o:\group\deve_ser\stfrpt\98 3l l.doc
Oversize request: See Budgetary and Financial Summary Section.
Parkland Dedication: Parkland dedication will be handled by a monetary donation as
determined by the :City Parks Board. These fees will be collected prior to filing final
plats.
Impact Fees: None in this area.
NOTIFICATION:
Advertised Commission Date: June 18, 1998
Advertised Council Hearing Dates: July9, .1998
o:\group\deve_ser\stfrpt\98 311.doc