HomeMy WebLinkAboutStaff ReportSTAFF 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: ArtHughes 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 C5ISD is able to close on the
tract. Please see the attached letter from CSISD.
Over the past 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
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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
Subdivision, the right-of--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, staffheld 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 Ali~mnentlExtension:
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-of--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 of SH 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-overbe 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.
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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 final plat are approval as submitted, approval with conditions, or denial. Defer
action or table only at applicant's request.
Supporting Materials:
1. Location Map
2. Application
3. Engineering Information and Notification Information
4. Letter from CSISD's David Neal
4. Copy of Conceptual Development Plan
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ENGINEERING
Because the nature of this plan is conceptual and is to answer the questions regarding the
location of the future high school site and the alignment of Victoria Avenue, the applicant
did not include masterplan 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;
Advertised Commission Hearing Dates(s):
Advertised Council Hearing Dates:
Number of Notices Mailed to Property Owners Within 200':
Response Received:
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STAFF REPORT
Item: Discussion of a revised Master Development Plan for the Crowley tract, approximately 500
acres located on the northwest corner of Greens Prairie Road (which is also the future Highway
40) and Highway 6. (Planning Case No. 98-329)
Item Summary: In the Spring. of 1997, the applicant was given general approval of the land uses,
densities, and roadway alignments that were needed in order to finalize the location of a mitigation
area needed to begin ROW acquisition for Highway 40. The Land Use Plan and Thoroughfare
Plan were essentially amended with the adoption of the Master Development Plan. The plan
reflects. a mix of low and medium density: single family with duplex, townhome, neighborhood
commercial, and office uses. The plan reflects both the City's adopted and proposed development
policies. a5 well as sound planning principles.
The applicant has revised the plan to show the following:
- a reduction in the proposed density on the apartment tracts in the northeast corner
-patio homes instead of apartments (and a reduction in density) in the area east ofHighway
40, north of the minor collector
- a different location for the elementary school site in the southwest area
- elimination of a neighborhood commercial lot at the elementary school
- duplex development rather than single family on the western-most edge
- all medium density single family rather than a mix of medium and low density single
family. in the area west ofHighway 40
-additional commercial acreage in the area west ofHighway 40
- townhome development rather than medium density single family east of Highway 40 and
south of the minor collector
- a shift in the minor collector to the south to eventually tie into Greens Prairie Road
- upgrade of the minor collector to a major collector
- a proposal to continue Victoria, a major collector, through the northern edge of the
property to connect across Highway 40 rather than a minor collector that did not continue
north ofHighway 40
-two major collectors crossing Highway 40 rather than one minor collector road crossing
The overall change to the land uses is a decrease in residential acreage (from 403 acres to 370), a
decrease in residential' density (from 6.3 DU/acre to 5.4 DU/acre), a slight decrease in parkland
(from 111 acres to 92), and an increase in right-of--way/utility acreage (from 97 to 145 acres).
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The addition of Victoria on the Master Development Plan will further amend the Thoroughfare
Plan to have Victoria continue south of Highway 40 and will add a second crossing. The location
of Victoria on the north side will determine the location of the southern extension. That exact
alignment has yet to be determined because Staff is still working with the applicant and with the
developer of the 200 acres located immediately to the north of the subject property. Stai.ff is
recommending that the Victoria crossing occurs within an acceptable range (see more detailed
explanation in Estates at Spring Creek staff report, 98-324).
Staff has reviewed the plan and finds compliance with development policies as adopted with the
Comprehensive Plan.
Staff Recommendations.: Approval of the Master Development Plan with the exact location of
Victoria and the park linkage across Highway 40 to be determined at a later date.
Related Advisory Board Recommendations: See Parks Board discussion below. The Board
recommends approval with the condition that there be a park linkage across Highway 40.
Commission Action .Options: The Commission acts as a recommending body on the- question: of a
Master Development Plan, which will be ultimately decided by City Council, pending an ordinance
amendment granting full authority to the Commission for all plat approvals. The options regaarding
the plan are approval as submitted, approval with conditions, or denial. Defer action or table only
at applicant's request.
Supporting Materials:
L .Location Map
2. 1~pplication
3. Engineering Information and Notification Information
4. ;Copy of Master Development Plan
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ENGINEERING
This submittal did not include revised utility layouts. In general, the comments below from the
prior approved master plan -are still applicable. A revised utility layout will be provided once
the Victoria alignment issue is resolved.
Water: Water is available at the southeast corner of the tract through an 18" water line.
Water will have to be extended along Greens Prairie Road, Decatur and internal to the
property as it is platted. Supply is adequate.
Sewer: Sewer is not available. to the tract. The closesf sewer line is at Greens Prairie
Road and Pebble Creek Boulevard. This sewer line will have to be extended along
Spring Creek to and through this tract. The City is currently developing an impact fee
area, which includes this property, the Pebble Hills area and others, to extend the
sewerline.
Streets: See Item Summary and Staff Recommendations in this Staff Report as w~;ll as
98-324 Staff Report.
Off-site Easements: Unknown at this time.
Sidewalks: Sidewalks will be required as per the subdivision ordinance.
Drainage: This area has.. a major creek, Spring Creek, that runs through the property.
The applicant is proposing regional drainage facilities for the property, which shou:td"be
encouraged throughout the development process.
Flood Plain: On the current FEMA maps, this area is designated as "above the limit of
detailed study" and therefore will need to be modeled to define the 100-year floodplain as
per the drainage ordinance.' The applicant has provided a preliminary layout with
approximate floodplains, which shows a significant portion of the property within .the
100-year floodplain.
Oversize request: Oversize may be requested on water, streets and drainage. If the
sewer is extended by the. City through the use of impact fees, there will be no, oversize
request on that infrastructure item.
Parkland Dedication: The Parks Board discussed the revised Master Plan with respect
to parks, greenbelts, and park linkages. The Board recommended approval with the
condition that a future linkage across Highway 40 from the neighborhood park west of
Highway 40 to the open space area east of Highway 40 be .provided. The applicant
proposes to accomplish .this linkage along the Victoria crossing, but other. types of
linkages could accomplish the same goal.
Impact Fees: May be applicable for sewer.
NOTIFICATION:
None required
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