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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Item: Consideration of a preliminary plat of 27.36 acres located on the southeast corner of the intersection of FM2818 and Holleman. Application is in the name of Steve Sylliasen for The Wallace Group. (99-303) Item Summary: The purpose of this request is to preliminary plat the parent tract to prepare 16.2 acres out of the 27.36 acres for an apartment development. The remaining 11 acres are divided into three lots - one currently developed as Phase I of the Doubletree condominium site; one a reserve tract for a future expansion of Doubletree; and one 1.2 acre lot, the use of which will remain undetermined at this time. A portion (40') of the Jones-Butler right-of-way was dedicated with a prior final plat. This preliminary plat will extend and widen (by 5') the dedication through the property. The Subdivision Regulations specifically disallow dedication of half-streets, however the City Council in 1979 granted a variance to this regulation and did allow the platting of 1/2 of the right-of-way for Jones-Butler through Woodway Village Phase One. This developer is asking to extend that variance to the 200' of new right-of-way that they are dedicating on the southernmost portion of Lot 2. Their justification is that a prior Council authorized this to occur and set the alignment with that dedication and they are simply requesting to extend the same alignment. The other 1/2 of the right-of-way will come from a 47.27 acre tract owned by Mohawk, Ltd. and a smaller portion (additional 5' width) will come from property previously dedicated to the City as parkland dedication for apartments that have already been constructed in this general area. Item Background: A Master Preliminary Plat for Woodway Village was approved for this acreage in October 1976. It included a large portion of the acreage contained within the FM2818, Luther Street and Wellborn Road triangle. Since 1976, pieces of this master preliminary plat have been final platted for development. In May 1979, a final plat of Woodway Village Phase One was filed for record which platted a 17.42 acre tract on the southwest corner of Holleman, half of the right-of-way for the future Jones- Butler and a 19.83 acre tract on the northwest comer of Holleman and the existing Jones-Butler Road. The 17.42 acres have subsequently been subdivided without benefit of platting and 3.9 acres are now developed as the Doubletree Condominiums. There exists in the Brazos County Deed Records a condominium plat for Phase One of the Double Tree Condos. This plat as recorded does not constitute actual platting of land under the Texas Local Government Code and therefore was not subject to the City's Subdivision Regulations. However, a subdivision of land did occur either during or after the construction of Double Tree Condos Phase One. This division was subject to the City's Subdivision Regulations, but no such approval was obtained. Budgetary & Financial Summary: The applicant's desire is to final plat only the 16.2 acre tract with half of the additional Jones-Butler right-of-way (for a total of 16.4 acres) and they do not desire to construct Jones-Butler Road on their site. Rather they have proposed to enter into a development agreement with the City of College Station to contribute toward the construction cost of Jones Butler Road only on the 16.42 acre lot. Their proposal is that when the 4.53 acre Lot 3 develops, that development would likewise contribute monetarily toward the roadway construction. The Jones-Butler roadway extension was part of the bond election in 1998 and is currently scheduled for design and construction in FY 2002. If the City actually constructs that improvement prior to the development of the 4.53 acre Lot 3 then a portion of the improvements i:\groupldeve_ser\rpt\99-303.doc could be assessed to the property. The development agreement will be reviewed by Council as a stand alone item. Staff Recommendations: Staff recommends approval of the Preliminary Plat with the following condition: 1. The plat be renamed to reflect the original plat name, Woodway Village Phase One. Staff recommends approval of the variance to allow the continued platting of half of the Jones- Butler right-of-way with the following condition: 1. There be a duly executed development agreement to allow monetary participation rather than construction of Jones-Butler. Related Advisory Board Recommendations: N/A Commission Action Options: The Commission has final authority over the preliminary plat. The options regarding the plat are approval as submitted, approval with conditions, or denial. The Commission does not have authority with regard to approval of the development agreement, however if the Commission places conditions on the preliminary plat that would alter the proposed development agreement in any fashion, those conditions will be forwarded to Council. Defer action or table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Engineering Information and Notification Information 4. Copy of Preliminary Plat 5. Copy of the proposed Development Agreement i:\group\deve_ser\st&pt199-303. doc INFRASTRUCTURE AND FACILITIES Water: Water is provided to the area through an 8" waterline along Holleman Drive, a 16" waterline along Southwest Parkway, and (although remote to the preliminary plat) through an 18" waterline located along the eastern boundary of the abandoned I&GN Railroad right-of-way. The Water Master Plan completed and adopted as a part of the Comprehensive Plan shows the connection of the 8" waterline along Holleman, and a 16" waterline along Southwest Parkway, to this 18" waterline along I&GN. An appropriate location for this connection is along the southernmost property boundary of this project. The projected size of this connection is a 16" waterline. This waterline connection is described in the general notes on the plat. The note states that the connection will be provided as site plan layouts are finalized for the development of the 16.2 acre apartment development. Sewer: Sewer is provided to Lots 1 and 2 from a 15" sanitary sewerline that runs along the southernmost boundary of Lot 2 and proceeds toward Wellborn Road, where it ties into the "Christine Lane" sewerline located west of the A&M Consolidated football field. The city is experiencing capacity problems with this line but a CIP project is ongoing to correct this situation. Phase 1 of this project has already been completed and Phase 2 should begin construction in early summer 1999. This new line was designed with the assumption that this area will develop to the R-5 density. Sewer is provided to Lot 3 and the Doubletree Condominiums through a combination of 8" and 10" sewerlines that follow the southernmost property line and then along the Jones-Butler Road alignment. These lines eventually tie to the same "Christine Lane" sewerline. Streets: Access to all lots is via Holleman Drive. Holleman Drive is shown on our thoroughfare plan as a major collector with a 70' right-of-way. It currently has only a 60' right-of-way so with additional platting of the area, staff will be requesting 1/2 of the additional dedication on each side of the street. A traffic impact analysis (TIA) was completed for the Fairfield development (the 16.2 acre lot) in order to determine the amount of oversize participation the developer can request for the construction of Jones-Butler. In that analysis, the traffic engineer stated that the amount of traffic generated by this one lot could be handled by Holleman Drive and that their development did not create the need for a street along the Jones-Butler alignment. They acknowledged that Jones-Butler as a thoroughfare will be necessary for the area for better traffic distribution, but it was not warranted solely by this development. The TIA states that the additional traffic generated by this site could be addressed with timing changes to the signal at the Holleman/Wellborn intersection. Off-site Easements: Offsite easements will be required for drainage and perhaps for a waterline connection. Drainage: Drainage will be handled individually by each development as a part of site planning and will be in accordance with the City Drainage Ordinance. Flood Plain: There is no floodplain located on the property. Oversize request: See Budgetary and Financial Summary Section. Impact Fees: None i:\group\deve_ser\stfrpt\99-303.doc Parkland: The city would like to have acreage in lieu of a fee. The city's desire is to receive parkland adjoining the existing parkland on the east side of Jones-Butler. The applicant has requested that their project not be held up by negotiation efforts to obtain this land dedication. They have offered to post a fee for the project which would be returned if they are successful in negotiating a land dedication from the adjoining property owner. NOTIFICATION: Legal Notice Publication(s): N/A Advertised Commission Hearing Dates(s): March 18,1999 Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 200% N/A Response Received: None i:lgoup\deve_sak%tf►pt\99-303. doc STAFF REPORT Item: Consideration of a preliminary plat of 27.36 acres located on the southeast corner of the intersection of FM2818 and Holleman. Application is in the name of Steve Sylliasen for The Wallace Group. (99-303) Item Summary: The purpose of this request is to preliminary plat the parent tract to prepare 16.2 acres out of the 27.36 acres for an apartment development. The remaining 11 acres are divided into three lots - one currently developed as Phase I of the Doubletree condominium site; one a reserve tract for a future expansion of Doubletree; and one 1.2 acre lot, the use of which will remain undetermined at this time. A portion (40') of the Jones-Butler right-of-way was dedicated with a prior final plat. This preliminary plat will extend and widen (by 5') the dedication through the property. The Subdivision Regulations specifically disallow dedication of half-streets, however the City Council in 1979 granted a variance to this regulation and did allow the platting of 1/2 of the right-of-way for Jones-Butler through Woodway Village Phase One. This developer is asking to extend that variance to the 200' of new right-of-way that they are dedicating on the southernmost portion of Lot 2. Their justification is that a prior Council authorized this to occur and set the alignment with that dedication and they are simply requesting to extend the same alignment. The other 1/2 of the right-of-way will come from a 47.27 acre tract owned by Mohawk, Ltd. and a smaller portion (additional 5' width) will come from property previously dedicated to the City as parkland dedication for apartments that have already been constructed in this general area. Item Background: A Master Preliminary Plat for Woodway Village was approved for this acreage in October 1976. It included a large portion of the acreage contained within the FM2818, Luther Street and Wellborn Road triangle. Since 1976, pieces of this master preliminary plat have been final platted for development. In May 1979, a final plat of Woodway Village Phase One was filed for record which platted a 17.42 acre tract on the southwest corner of Holleman, half of the right-of-way for the future Jones- Butler and a 19.83 acre tract on the northwest corner of Holleman and the existing Jones-Butler Road. The 17.42 acres have subsequently been subdivided without benefit of platting and 3.9 acres are now developed as the Doubletree Condominiums. There exists in the Brazos County Deed Records a condominium plat for Phase One of the Double Tree Condos. This plat as recorded does not constitute actual platting of land under the Texas Local Government Code and therefore was not subject to the City's Subdivision Regulations. However, a subdivision of land did occur either during or after the construction of Double Tree Condos Phase One. This division was subject to the City's Subdivision Regulations, but no such approval was obtained. Budgetary & Financial Summary: The applicant's desire is to final plat only the 16.2 acre tract with half of the additional Jones-Butler right-of-way (for a total of 16.4 acres) and they do not desire to construct Jones-Butler Road on their site. Rather they have proposed to enter into a development agreement with the City of College Station to contribute toward the construction cost of Jones Butler Road only on the 16.42 acre lot. Their proposal is that when the 4.53 acre Lot 3 develops, that development would likewise contribute monetarily toward the roadway construction. The Jones-Butler roadway extension was part of the bond election in 1998 and is currently scheduled for design and construction in FY 2002. If the City actually constructs that improvement prior to the development of the 4.53 acre Lot 3 then a portion of the improvements o:\groupldeve_ser\st t\99-303.doe could be assessed to the property. The development agreement will be reviewed by Council as a stand alone item. Staff Recommendations: Staff recommends approval of the Preliminary Plat with the following condition: 1. The plat be renamed to reflect the original plat name, Woodway Village Phase One. Staff recommends approval of the variance to allow the continued platting of half of the Jones- Butler right-of-way with the following condition: 1. There be a duly executed development agreement to allow monetary participation rather than construction of Jones-Butler. Related Advisory Board Recommendations: N/A Commission Action Options: The Commission has final authority over the preliminary plat. The options regarding the plat are approval as submitted, approval with conditions, or denial. The Commission does not have authority with regard to approval of the development agreement, however if the Commission places conditions on the preliminary plat that would alter the proposed development agreement in any fashion, those conditions will be forwarded to Council. Defer action or table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Engineering Information and Notification Information 4. Copy of Preliminary Plat 5. Copy of the proposed Development Agreement o:\group\deve_ser\stfipt199-303.doc