HomeMy WebLinkAboutStaff Report°-
STAFF REPORT
Item: Consideration of a conceptual plan for The Estates at Spring Creek consisting of
approximately 220 acres between. Barron Road and the future State Highway 40 and including a
future high. school site, the extension of Victoria Avenue to SH 40, and the extension of Southern
Plantation to Victoria Avenue. Planning Case No. 98-324
Applicant: Art Hughes with Prudential Brazosland Realty for the owner, Gary Seaback.
Item Summary: The primary purpose of this conceptual plan is to establish a 65 acre parcel for
the future high school site and to determine the location and alignment of the southward extension
of Victoria Avenue. This plan is not a "Master Development Plan" since it does not indicate future
land uses and does not fully address how water; sewer, and other. utility services will be provided
for the entire plan. With the exception of the site identified as the future high school, the remaining
sections on the plan are reserves for future development.
The alignment of the extension of Victoria through the Seaback property and out to SH 40 will be
established with this plan. It calls for Victoria to be extended using a straight alignment. Over the
past year or so, .there has been much discussion as to whether the Victoria extension should be
straight, curved somewhat to the east, or offset at Barron Road.. Most of this discussion and debate
took place prior to there being knowledge of the'CSISD desiring a 65 tract on the Seaback property
for. the future high school site. The owner of the property on the north side of Barron Road
opposite the Seaback property desires a curved alignment for Victoria.
The CSISD has entered into an earnest money contract with Mr. Seaback for the purchase of
Section 1 of the conceptual plan for the .future. high school site. The CSISD and Mr. Seaback
desire the :extension of Victoria Avenue to generally run adjacent to the high school site .which for
all practical purposes will .rule out the curved alignment. The location. of Victoria through the
Seaback tract could be a critical factor with regard to whether or not CSISDris able to close on the
tract. Please see the attached letter from CSISD.
Over the paste several months, staff has been working with Mr. Seaback and Mr. Crowley to try
and coordinate the location of a Victoria cross-over on SH 40. In order to do this, .the locations of
where Victoria terminates into. the east and west sides of SH 40 on the Estates of Spring Creek
Plan and the Crowley Master Plan need to line up. While both sides have shown some compromise,
currently the locations of where these two roads tie. into SH 40 is .offset by about 800 feet. Staff
has met with TXDOT on two occasions .regarding the location of the cross-over and neither of our
staffs can find any overly compelling technical reasons which would suggest that the cross-over
would be better at the location shown on the Seaback Plan or the Crowley Plan.
The plan calls for the. westward extension of Southern Plantation from the Shenandoah-Subdivision
to the future extension of Victoria.
Relation to the Comprehensive Plan: The Land Use Plan shows this area as' medium density
single family residential. The City's Thoroughfare Plan does not show the extension of Victoria out
to SH 40 or the extension Southern Plantation to Victoria. If the conceptual plan is approved, it
will also. amend the Thoroughfare Plan to reflect these street extensions as shown on the plan. The
o:\group\deve_ser\stfrpt\98-324.doc
conceptual plan shows compliance for the additional right-of--way dedication needed for Barron
Road.
Item Background: The extension of Victoria south of Graham Road is included on the preliminary
plat for the Westfield Subdivision. For the section of this plat bordering the Bald Prairie
Subdivisioq the right~f--way dedication for Victoria was .required to be wholly on the Westfield
plat and not centered on the rear property lines of the residential lots along the east side of Renee
Lane.
This past March, staff held a meeting to discuss the alignment options for the extension of Victoria
with all of the property owners who would be directly affected.. Options showing Victoria Avenue
with a straight, curved, and offset alignment were discussed and presented to the P&Z. P&Z
acknowledged the need for the extension of Victoria to SH 40 and generally found the offset option
to be undesirable.
Staff Recommendations:
Victoria Alignrnent/Extension:
Staff recommends approval of the general location of Victoria as shown adjacent to the proposed
future high .school site with the. condition that Victoria be located on the Seaback property such
that it will. not require any right-cif-way for the section of Victoria north of Barron Road from any
of the existing residential lots in the Bald Prairie Subdivision.
Location of Victoria Connection/Cross-over on SH 40:
Staff recommends that. Victoria on the Estates of Spring Creek Plan and the Crowley Master Plan
be aligned opposite each other east and west of SH 40 in order to allow for across-over. If applied
to TXDOT's schematic design, the location of Victoria as shown on the Estates _of Spring Creek
plan would to tie into the northeast side ofSH 40 at approximately Station 4+140: The location of
Victoria on the Crowley plan. would tie into the southwest side of SH 40 at approximately Station
4+390, The separation .distance between. where Victoria ties into SH 40 on the Crowley and
Seaback plans is about 800 feet. (TXDOT's plans are in metric).
Staff recommends that the two property owners work together to determine a mutually agreeable
location for the cross-over somewhere .within. the 800 feet section of SH 40 between Station's
4+140 and Station's 4+390. If the .parties can not come to an agreement, staff will recommend that
the cross-over be located at the midpoint of this 800 feet section of SH 40 at approximately Station
4+265:
Thoroughfare Plan:
Staff recommends that the City's Thoroughfare Plan be amended to reflect. the location and
alignment of Victoria Avenue and Southern Plantation Drive as ultimately approved as part of the
Estates of Spring Creek Master Plan.
Interior Lot Lines:
Staff recommends approval with the condition that interior lot lines be removed.. Since land use and
utility information is not being provided at this time, staff cannot support these proposed divisions
of land.
o:\group\deve_ser\stfrpt\98-324:doc
Commission Action Options: The Commission acts as a recommending body on the question of
the conceptual development plan, which will be ultimately decided by City Council. The options
regarding the Snal plat are approval as submitted, approval with conditions, or denial. Defer
action or table .only at applicant's request.
Supporting Materials:
1 e Location Map
2. Application
3. "Engineering Information and Notification Information
4. Letter from CSISD's David Neal
4. Copy of Conceptual Development Plan
o:\group\deve_ser\stfrpt\98-324.doc
s
~ ENGINEERING
Because the nature of this Ian is conce tual and is to answer the uestions re .ding the
P P 4 ~
location of-the. future high school site and the alignment of Victoria Avenue, the applicant
~ did not include master plan information regarding utilities, future land uses or park land.
Inn the future, a complete master plan addressing these issues will come back to the
Commission.
NOTIFICATION:
Legal Notice Publication(s):.. The Eagle;
l Advertised Commission. Hearing Dates(s):
~~ Advertised Council Hearing Dates:
~~ Number of Notices Mailed to Property Owners Within 200':
j'
Response Received:
i
I
I
i
o:\group\deve_ser\stfrpt\98-324.doc -