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MEMORANDUM
August 4, 1999
TO: Michael Hester, Via fax (409) 693-1075
FROM: Bridgette George, Asst. Development Coordinato
SUBJECT: Bridle Gate Estates - Preliminary Plat
Staff reviewed the above-mentioned preliminary plat as requested. The following page
is a list of staff review comments detailing items that need to be addressed. Please
address the comments and submit the following information by Monday, August 9,
10:00 a.m. to be placed on the next available Planning and Zoning Commission
meeting scheduled for August 19, 7:00 p.m. in the City Hall Council Chambers, 1101
Texas Avenue.
Ten (10) copies of the revised preliminary plat;
The attached redlined preliminary plat with staff comments; and,
The Mylar original of the revised preliminary plat.
If you have any questions or need additional information, please call me at 764-3570.
Attachments: Staff review comments
Redlined preliminary plat
cc: Alton Ofczarzak, Via fax (409) 694-8606
Case file #99-311
FACSIMILE COVER
SHEET
CITY OF COLLEGE STATION
DEVELOPMENT SERVICES
1101 South Texas Avenue, P.O. Box 9960
College Station, Texas 77842
Phone (409) 764-3570 Fax (409) 764-3496
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a.
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K I 'L
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CITY OF COLLEGE STATION
DEVELOPMENT SERVICES
1101 South Texas Avenue, P.O. Box 9960
College Station, Texas 77842
Phone (409) 764-3570 Fax (409) 764-3496
DATE: # PAGES INCLUDING COVER
if you did not receive a complete fax, please call our office immediately for a new transmittal.
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REQUEST FOR
OVERSIZE
PARTICIPATION
Bridle Gate Drive
tia~ ~
J
z'
Lill,
i
~&=~t1n5.7bk Q'l
,8 C
Qc~b~IY~ S
4E, $38,280
a t~ tecdej QA sv~ l~ , o y aw, Wesf Fr,.k
4A F- W A'A'. Q/*-,7~11 900 .
Co.u e,h,~ 5W 6 4' r'w~wt Lrr~p,ve
M Q P ~Eitsf, a~~aa cL~ w ` f3C7 4ew-wo, 6 Ik,iy,
.f
-7%
1
RECOMMENDATION
Bridle Gate Drive OP Request
• Denial
- Minor Collectors Not Eligible for
OP Under Sub. Regs.
- Section Bridle Gate Through
Commercial Not Eligible for OP
l2
2
i • .
11- r
I
3
BRIDLE GATE OP PRESENTATION
s-~~t~"`"'~
c~i
TITLE SLIDE
BRIDLE GATE SUB. SLIDE (Background Info.)
1. BG an east-west min. coll., approx. 900', connecting SH 6 to future
Longmire
2. MDP approved with BG shown as a minor collector Ala<<~ y~ C MOP)
3. BG required to either be built or guaranteed as a minor Coll as a
condition of a commercial rezoning for a portion of this property.
This condition was made in order to justify the commercial
rezoning since the City's development policies call for commercial
to be located at the corner of major roadways.
4. The rezoning was brought back to P&Z and Council b/c the
developer wanted to request that the condition calling for the road
to either be built or guaranteed as a minor collector prior to the
zoning becoming effective be removed. Both P&Z and Council
denied this request.-~- be ~ u•~~7 ~
C~ d-i} - uJ~T~ Ml~tay c o I~t< f~ ..-3 ~t~ PY G~+0.ftiN~~
FARE PLAN GRAPHIC
Developer is requesting that the City pay the cost difference
between a minor collector and a residential street ($38,280).
However, under the sub. Regs. Minor collectors are not eligible for
OP.
2. The sub. Regs (Sec. 9-B.3.2) call for the street to be at least a
"minor arterial located and designed to serve the high traffic
volume needs of the local area... and continuous through the
community." (Holleman Drive and SW Parkway given as
examples)
co l-en°'-
3. BG Drive does not meet any of these . It is not on the
City's T-fare plan and primarily only serve traffic generated by this
development. However, it will get some use as a cut through route
in the future once the frontage roads are converted to one-way.
4. It has historically been the City's policy that streets in commercial
developments be at least minor collector in size and thus the
portion of Bridle Gate adjacent the commercial would not be
eligible for OP from that standpoint
EXPLANATION of Minor Arterial in Sub. Regs.
The developer has indicated that he will be requesting OP in the
future for Longmire. Longmire is a major collector on the City's
Thoroughfare Plan.
T
e "minor
arterial" referenced in the OP section of the Subdivision Regs relates
to the old minor arterial standard which classified streets 41X wide
streets such as Holleman and Longmire as minor arterials. This
section of the Sub. Regs on OP is outdated and needs to be
amended.
- - As part of the implementation of the new Comp Plan, the City
adopted new street standards which re-classified 47' wide streets
from minor arterials to major collectors. Since 47' wide streets were
eligible for OP under the old standards, staff believes 47' wide streets
should still remain eligible for OP under the new standards. In fact the
sub. Regs give Holleman - a 47 feet wide street - as an example of a
street which is eligible for OP.
RECOMMENDATION SLIDE
Staff Recommends Denial
Minor Collectors Not Eligible per Sub. Regs.
Streets in Commercial Must be at least Minor Collector
SECTION 9: RESPONSIBILITY FOR PAYMENT FOR INSTALLATION COSTS
9-A General
The subdivider shall pay all costs of materials and installation of streets, alleys, sidewalks,
drainage, and utilities, except as follows:
9-13 Streets
Subject to statutory restrictions and approval of the City Council, the City may enter into a
development agreement agreeing to participate in the cost of thoroughfares where the width
required by the City is in excess of those requirements specified in Section 8-G.10. and
agreeing to participate in the extra cost according to the following guidelines:
9-13.1 The proposed thoroughfare and right-of-way, necessary for it must be located inside
the city limits of the City of College Station at the time the construction of the streets
is to begin.
9-13.2 The plans and specifications for the construction of the proposed thoroughfare must
have been reviewed and approved by the City Engineer of the City of College
Station.
9-13.3 The street must meet the criteria described in the City's "Future Land Use Plan", as
follows:
9-13.3.1 A Principal arterial located and designed to provide a direct traffic route over
fairly long distances within the metropolitan area. It is intended that traffic
volumes be relatively high, but speeds are high enough only to ensure
smooth flow. Access controls are provided only at major traffic junctures
with traffic controls located at most intersections. Frontage is either limited
or controlled by use of service road. Texas Avenue and University Drive are
examples of principal arterials.
9-6.3.2 A minor arterial located and designed to serve the high volume traffic needs
of the local area. These routes are continuous through the community, and
should connect with similar thoroughfares in adjacent cities. Access is con-
trolled through placement of entering streets, driveway prohibitions,
medians, left-tum lanes, and signalization. Holleman Drive and Southwest
Parkway are examples of minor arterials.
9-13.4 A preliminary request for oversize participation, based upon an engineer's estimate
for the project, must be presented to the City Council prior to the beginning of con-
struction. Upon approval of a preliminary request, funds will be encumbered through
a purchase order, with the total not to exceed the City's share plus a ten percent
(10%) contingency for participation in the approved project. Council approval and
participation shall be contingent and subject to commencement within one (1) year
of Council approval and completion of the thoroughfare by the date so designated by
the Council. If construction of an approved project is not either begun within one (1)
year of Council approval, or completed by the date designated by the Council, then
Council approval shall be automatically revoked, the funds will be returned to the
oversize street fund and will be available for the next request. After the street has
been completed and accepted by the City Engineer, payment may be requested.
Payment will be contingent upon the City's receipt of a deed for the land and
improvements, an updated title report, and lien subordinations from all lenders. The
cost of the City's participation shall not increase more than ten percent (10%) over
the amount calculated using the engineer's estimate.
9-13.5 The City's participation shall be limited to a percentage of construction costs and the
actual value of the undeveloped land in excess of that required for the thor-oughfare
as established by an appraisal prepared by a MAI appraiser approved by the City
9-37
Rev.1 /99
03/18%99 16:28 %T4U9 761 3496 DEVELOPMENT SKS
Single-Family Detached Housing
(21
Average Vehicle Trip Ends vs:/bwelling Units
Number of Studies: 348
Average Number of Dwelling Units: 206
Directional Distribution: 50% entering, 50% exiting
Trip Generation per Dwelling Unit
F Av Range of Rates Standard Deviation
9.55 4.31-21.85 3.66
idUo2
vaia rKva UFIU =yua"ull
30 000 T
w
v
c
W 20.000
a
a~
U_
L
m
@
01
@
Q 10,000
I-
On a Weekday
~
-----rte"
ccw
lZs~
0
Q 1000 2000'
~ X =Number of Dwelling Units
X Actual" Polrift Fitted Curve
Fitted Curve Equation: Ln(T) .0.921 Ln(X) + 2.698
- - - - - - Average Rata
RZ = 0.96
3000
Trip Generation, January 1991 257 institute of Transportation Engineers
U7l26%99 US:39 U409 764 3496 DD ELOPMENT SVCS
Table 4: General Office Building Trip Generation
Vehicle Trip Ends (Two-Way Volume) Per 1,000 Square Feet Gross Floor Area
Derived From Trip Generation Equations
i
i
1,000 Square Feet
Average Weekday
RM. Peak Hour
P.M. Peak Hour
Gross Floor Area
Vehicle Trip Ends
V Hour Between
(1 Hour Between
7 and 9 A.M.
4 and 6 P.M.
Rate Volume
Rate Volume
Rate Volume
--410
24.60
246
3.20
32
3.40
34
25
19.72
493
2.60
65
2.fi8
67
50
58
16
829
222
ill
2.24
112
100
.
14.03
1403
1.90
190
1.87
187
200
11
85
2369
1.64
327
1.56
311
300
.
10.77
3230
1.50
450
1.40
_ 420
r 400
9.96
3984
1.40
561
1.30
519
500
9.45 4723
1.33 665
1.22 608
600
9.05 5432
1.29 773
1.17 700
700
8.75 6125
1.24 871
1.12 781
800 or more
8.46
1.20
1.08
Source Numbers
51. 53, 54, 72, 88, 89,92.95,98-100.159,161.172,175,
21
20
2
5
176,183,184,185.189,
,
,
,
,
193, 207, 212, 217, 247,
253, 257, 260, 262, 279, 295, 297, 298, 300, 301, 302, 303, 304, 321.
=.323,324,327
Post-It* Fax Note 7671
°8L° 7 - 9
146 /
70 Nf!/ . -5
From
CodDep[
C° 0,
C S'
PhonC h ~j / 75 to
Phone N /
C1
6
For • /0 7 1-
)wax q
Trip Generation, January 1991
942 Institute of Transportation Engineers
4: Ut11
J
SECTION 9: RESPONSIBILITY FOR PAYMENT FOR INSTALLATION COSTS
9-A General
The subdivider shall pay all costs of materials and installation of streets, alleys, sidewalks,
drainage, and utilities, except as follows:
9-B Streets
Subject to statutory restrictions and approval of the City Council, the City may enter into a
development agreement agreeing to participate in the cost of thoroughfares where the width
required by the City is in excess of those requirements specified in Section 8-G.10. and
agreeing to participate in the extra cost according to the following guidelines:
9-6.1 The proposed thoroughfare and right-of-way, necessary for it must be located inside
the city limits of the City of College Station at the time the construction of the streets
is to begin.
9-6.2 The plans and specifications for the construction of the proposed thoroughfare must
have been reviewed and approved by the City Engineer of the City of College
Station.
9-6.3 The street must meet the criteria described in the City's "Future Land Use Plan", as
follows:
9-6.3.1 A Principal arterial located and designed to provide a direct traffic route over
fairly long distances within the metropolitan area. It is intended that traffic
volumes be relatively high, but speeds are high enough only to ensure
smooth flow. Access controls are provided only at major traffic junctures
with traffic controls located at most intersections. Frontage is either limited
or controlled by use of service road. Texas Avenue and University Drive are
examples of principal arterials.
9-6.3.2 A minor arterial located and designed to serve the high volume traffic needs
of the local area. These routes are continuous through the community, and
should connect with similar thoroughfares in adjacent cities. Access is con-
trolled through placement of entering streets, driveway prohibitions,
medians, left-turn lanes, and signalization. Holleman Drive and Southwest
Parkway are examples of minor arterials.
9-13.4 A preliminary request for oversize participation, based upon an engineer's estimate
for the project, must be presented to the City Council prior to the beginning of con-
struction. Upon approval of a preliminary request, funds will be encumbered through
a purchase order, with the total not to exceed the City's share plus a ten percent
(10%) contingency for participation in the approved project. Council approval and
participation shall be contingent and subject to commencement within one (1) year
of Council approval and completion of the thoroughfare by the date so designated by
the Council. If construction of an approved project is not either begun within one (1)
year of Council approval, or completed by the date designated by the Council, then
Council approval shall be automatically revoked, the funds will be returned to the
oversize street fund and will be available for the next request. After the street has
been completed and accepted by the City Engineer, payment may be requested.
Payment will be contingent upon the City's receipt of a deed for the land and
improvements, an updated title report, and lien subordinations from all lenders. The
cost of the City's participation shall not increase more than ten percent (10%) over
the amount calculated using the engineer's estimate.
9-13.5 The City's participation shall be limited to a percentage of construction costs and the
actual value of the undeveloped land in excess of that required for the thor-oughfare
as established by an appraisal prepared by a MAI appraiser approved by the City
9-37
Rev.t /99
HESTER ENGINEERING COMPANY
Civil Engineering Services
7607 Eastmark Drive Suite 253-B
COLLEGE STATION, TEXAS 77840
PHONE (409) 693-1100 FAX (409) 693-1075
E-mail: hec2000@aol.com
^ tl I r i 1
WE ARE SENDING YOU _~'S Attached ❑ Under separate cover via
❑ Shop drawings ❑ Prints ❑ Plans
❑ Copy of letter ❑ Change order ❑
COPIES DATE NO. DESCRIPTIO
v
Clip
THESE ARE TRANSMITTED as checked below:
❑ For approval ❑ Approved as submitted
❑ For your use ❑ Approved as noted
❑ As requested ❑ Returned for corrections
❑ For review and comment ❑
❑ FORBIDS DUE
D w ~/1 JOB NO.
AT~NTION ~
❑ Samples
the following items:
❑ Specifications
711
SFR ~ I; I
2 8 1999
s
COPY TO V O''a
SIGNE
If enclosures are not as noted, ki us at once.
❑ Resubmit copies for approval
❑ Submit copies for distribution
❑ Return corrected prints
❑ PRINTS RETURNED AFTER LOAN TO US
Rug 16 99 03:26p Thomas Hartgroves 409 691-8155 p.2
HARTGROVES REAL ESTATE GROUP, INC.
P. 0. Box 3233
Bryan, Texas 77805
(409) 776-4400
facsimile (409) 776-6414
email: tomkay@myriad.net
June 24, 1999
Mr. Sam Nigh
First Federaall Savings Bank
2900 S. Texas Avenue
Bryan, Texas 77802
Re: 21.10 Acre Tract, Robert Stevenson Survey, A-54, College Station,
Brazos County, Texas.
Dear Mr. Nigh:
At your request, we have finished the following Complete Summary Appraisal, land only, on
the properly legally described as 21.10 Acre Tract, Robert Stevenson Survey, A 54, College Station,
Brazos County, Texas. The purpose of this appraisal is to determine an opinion of market value of
the subject property as of June 11 ~ 1999.
Market value as used in this report is defined as:
The most probable price which a property should bring in a competitive and open market under all
conditions requisite to a fair sale, the buyer and seller, each acring prudently, knowledgeably and
assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation
of a sale as of a specified date, and the passing of title from seller to buyer under conditions whereby:
(a) buyer and seller are typically motivated;
(b) both parties are well informed or well advised, and each acting in what they considers
their own best interest;
(c) a reasonable time is allowed for exposure in the open market;
(d) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements
comparable thereto and;
(e) the price represents the normal consideration for the property sold unaffected by
special or creative financing or sales concessions granted by anyone associated witthh
the We.
99-021
Rug 16 99 03:27p Thomas Hartgroves 409 691-8155 p.3
I
This appraisal report has been made with the following general assumptions:
1. No responsibility is assumed for the legal description or for matters including legal or title considerations.
Title to the property is assumed to be good and marketable unless otherwise stated.
2. The property is appraised free and clear of any or all liens or encumbrances unless otherwise stated
3. Responsible ownership and competent property management are assumed
4. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy.
5. All engineering is assumed to be correct. The plot plans and illustrative material in this report are
included only to assist the reader in visualizing the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that
render it more or less valuable. No responsibility is assumed for such conditions or for arranging for
engineering studies that may be required to discover them.
7. It is assumed that there is full compliance with all applicable federal, state, and local environmental
regulations and laws unless noncompliance is stated, defined, and considered in the appraisal report.
8. It is assumed that all to zonin and use regulations and restrictions have been complied with,
unless a nonconfo=Vbbeen state, defined, and considered in the appraisal report.
9. It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or
administrative authority from any local, state, or national government or private entity or organization
have been or can be obtained or renewed for any use on which the value estimate contained in this report
is based
10. It is assumed that the utilization of the land and improvements is within the boundaries or property lines
of the property described and that there is no encroachment or trespass unless noted in the report.
11. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be
present on the property, was not observed by the appr r The aser has no knowledge of the
existence of such materials on or in the Theipprdiser, er, is not qualified to detect such
substances. The of substances suasbestos, urea-formaldehyde foam insulation, and other
po y materials may affect the value of the property. The value estimated is predicated on
the that there is no such retails! on or in the property that would cause a loss in value. No
responsra~is assumed for such conditions or for any expertise or engineering knowledge to discover
them The intended user is urged to retain an expert in this field, if desired This appraisal report has been made with the following general limiting conditions:
1. The distribution, if any, of the total valuation in this report between land and improvements applies only
under the stated program of utilization. The separate allocations for land and buildings must not be used
in conjunction with any other appraisal and are invalid if so used.
2. Possession of this report, or copy thereof, does not carry with it the right of publication.
3. The r, by reason of this appraisal, is not required to give fiuther consultation, testimony, or be in
allen~ court with reference to the property in question unless arrangement have been previously
made.
4. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identify
of the appraiser, or the firm with which the appraiser is connected) shall be disseminated,
5. Unless otherwise stated in this appraisal, hazardous materials were not called to the attention of nor did
the appraiser become aware of such during the appraiser's inspection.
6. The Americans with Disabilities Act (ADA) became effective January 26, 1992. Unless otherwise stated,
the appraiser makes no opinion upon the ADA compliance of the property.
99-021
Aug 16 99 03:27p Thomas Hartgroves 409 691-8155 p.4
SMECT NUGMO OOD
The subject neighborhood is located in the southern portion of College Station. The
neighborhood boundaries have been designated as Graham Road to the northwest, Greens Prairie
Road to the south and the College Station City Limits to the east and west. The roads are
asphalt-paved, state-maintained roads which connect Hi ay 6 to Wellborn Road. This area
primarily consists of single family homes with some nei boyhood business uses along the major
traffic art
eries. Major traffic carriers in and near the neighborhood include Hwy 6, Barron Road
and Greens Prairie koad. State Highway 6 is a *or neighborhood. The other heavily traveled roadwayss in the subject neighborhood eare the roads
mentioned previously.
in conclusion, the subject neighborhood consits primarily of residential subdivisions with
some neighborhood business uses. The subject neighborhood is well-established and in the future
it should experience growth in homesite development and commercial development along the
major roadways.
SIH S
The subject Property contains 21.10 acres, and is located in south College Station on the
State Hioway 6 Access road. Access to the property is provided from Rock Prairie and Greens
Prairie Loads. Both of these roads run east to west and connect State Hi wa 6 to Wellborn
Road. High y
The subject tract is irregular in shape with approximately 260 feet of frontage on the west
line of the Highway 6 Access Road. A survey of the tract was provided, and there are no
easements that limit the use of the tract. According to the Brazos County flood map panel
#48041 C0205-C dated Julyy 2, 1992, the site is not situated within a designated flood baud area.
The tract is zoned R-6 according to the City of College Station Zoning Map.
R
The subject property (35.85 Acres) is under the ownership of Lick Creek Ltd, and has
been under this owner *P for at least the previous three years. 21.10 Acres of this property is
currently under contract for $245,000.
Highest and best use may be defined as that use of the ro
greatest net return to the land over a vea PrtY which will produce the
gi period of time. The su ,sect tract is witWn the city of
College Station, therefore restrictions are based on College Station regulations. Based on the
location of the subject and current development, the subject is best suited for light commercial
development on the State Highway 6 access road and residential developement on the interior of
the tract.
Exposure time is always presumed to precede the effective date of the appraisal.
Exposure time defined is the retrospective opinion based upon an analysis of past events assuming
a competitive and open market. Marketing period is an opinion of the amount of time it might
take to sell a property interest in real estate at the concluded market value level during the period
immediately after the effective date of the appraisal. Given the subject ro~
and market conditions in which it must compete, a reasonable marketing period od of o e yeatcs
considered appropriate for the subject.
99-021
Aug 16 99 03:27p Thomas Hartgroves 409 691-8155 p.5
Listed below are the sales utilized in the appraisal of the subject property.
(21.10 Acres out of the Robert Stevenson Survey A-54,
College Station, Brazos County, Texas)
Sale 1
2.453 acres, Tract 3, A-54 Robert Stevenson Survey, Hwy 6 South, Mike
Creagor to Barker's Heating. 08/02/96. Volume 2658, Page 179. $20,000.
Sales price: $8,153 per acre
Adjusted sales price: $11,414 per acre
Sale 2
12.273 Acres on Hwy 6 Bypass, A-46 Morgan Rector Survey, Joe C. Fazzino
Trust to Dean and Tracy Schieffer. 04/14/97. Volume 3063, Page 237.
$148,616.
Sales price: $12,109 per acre
Adjusted sales price: $12,109 per acre
Sale 3
15.817 Acres, Lot 3, Barron Park Subdivision, A-54 R. Stevenson Survey, Hwy 6.
Brian and Wendy Stagner to DWS Development. 04/08/98, Volume 3082,
Page 297. $324,105.
Sales price: $20,500 per acre
Adjusted sales price: $13,325 per acre
Sale 4
4.98 Acres, 1201 Foxfire Drive, Foxfire #1 Block 1, Lot 1 & 2, College Station,
Texas. Sage Properties Corp. to Linda Thi Nguyen. 05/28/98. Volume 3137,
Page 194. $45,000.
Sales price:
Adjusted sales price:
$9,036 per acre
$12,199 per acre
4 99-021
Rug 16 99 03:28p
CORRELATION:
Sale #
Date of Sale
Sr dAcre
Sales Price/Ac.
Thomas Hartgroves
1
2
08/02/96
04/14/97
2.453
12.273
$81-153
$12,109
3
4
04/08/98
05/28/98
15.817
4.98
$20,500
$9,036
409 691-8155
Improvements -0- -0- -0- -0-
Size -0- -0- -0- -0-
Physical Char. +400/a -0- -0- -0-
Lncation -tl- -0- --351(a +350/a
Net Adjustment +40'/0 -0- -35% +35%
Total Adjusted
Sales Price/Acre $11,414 $12,109 $13,325 $12,199
Due to the absence of improvements, the Cost and Income Approaches have been excluded in
this report.
Based on the above indicated sales, our opinion of market value of the subject 21.10 acres in fee
simple title, as of June 11, 1999, to be $12,000 per acre or $253,200 rounded to $255,000.
TWO HUNDRED FIFTY - FIVE 'T'HOUSAND DOLLARS
$2559000
If a more detailed report is required, please contact our office.
Respectfully submitted,
HARTGROVES REAL ESTATE GROUP, INC.
Thomas
kri M.
p.6
5 99-021
Rug 16 99 03:28p Thomas Hartgroves 409 691-8155 p.7
We, the undersigned, do hereby certify that we have personally inspected the property on June 11,
1999, known as:
21.10 Acre Tract, Robert Stevenson Survey, A-54,
College Station, Brazos County, Texas
To the best of our knowledge and belief, the statements of fact contained in this report and upon
which the opinions herein are based are true and correct, subject to the assumptions and limiting
conditions explained in the report.
Employment in and compensation for making this appraisal are in no way contingent upon the
value reported, and we cer* that we have no interest, either present or contemplated, in the subject
property. We have no personal interest or bias with respect to the subject matter of the appraisal
report or the parties involved. The appraisal assignment was not based on a requested rtnmmum
valuation, a specific valuation, or the approval of a loan.
This appraisal report identifies all of the limiting conditions (imposed by the terms of our
assignment or by the undersigned) affecting the analyzes, opinions, and conclusions contained in this
report.
The analyzes, opinions, and conclusions contained in this report have been developed in
accordance with the Code of Professional Ethics and Standards of Professional Appraisal Practice
of the Appraisal Institute and in accordance with the Uniform Standards of Professional Appraisal
Practice as approved by the Appraisal Standards Board of the Appraisal Foundation.
The use of this report is subject to the requirements of the above organization relating to review
by its duly authorized representatives.
No one other than the undersigned prepared the analysis, o inions, or conclusions concerning
real estate that are set forth in this appraisal report. As of the date of this report Thomas E.
Hartgroves has completed the requirements of the continuing education program of the Appraisal
Institute.
In our opinion, the subject property has a value representative of market conditions on
June 11, 1999, of
TWO HUNDRED FIFTY- FIVE THOUSAND DOLLARS
S2559000
Respectfully submitted,
HARTGROVES REAL ESTATE GROUP, INC.
kl~
Thomas E. es, MAI
99-021
Single-Family Detached Housing
(210)
Average Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
Number of Studies: 348
Average Number of Dwelling Units: 206
Directional Distribution: 50% entering, 50% exiting
Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
9.55 4.31 -21.85 3.66
Data Plot and Equation
30,000
co
13
C
W
d
CD
U_
.C
m
rn
CU
m
Q
F-
0
0 1000
X = Number of Dwelling Units
X
X
X
X
-
,7C
X
X
:X
X
20,000
10,000
X Actual Data Points Fitted Curve
Fitted Curve Equation: Ln(T) = 0.921 Ln(X) + 2.698
2000 3000
Average Rate
R2 = 0.96
Trip Generation, January 1991 257 Institute of Transportation Engineers
Table 4: General Office Building Trip Generation
Vehicle Trip Ends (Two-Way Volume) Per 1,000 Square Feet Gross Floor Area
Derived From Trip Generation Equations
1,000 Square Feet`
Gross Floor Area
Average Weekday
Vehicle Trip Ends "
A.M. Peak Hour
(1 Hour Between
7 and 9 A.M.
P.M. Peak Hour
(1 Hour Between
4 and 6 P.M.
',Rate'
Volume
Rate
Volume
Rate
Volume
10
24.60
246
3.20
32
3.40
34
25.
19.72
493
2.60
65
2.68
67
50
16.58
829
2.22--.-
111
2.24
112
100
14.03
1403
1.911 0
190
1.87
187
200
11.85
2369
1.64
327
1.56
311
300
10.77
3230
1.50
450
1.40
420
400
9.96
3984
1.40
561
1.30
519
500
9.45
4723
1.33..
665
1.22
608
600
9.05
5432
1.29
773
1.17
700
700
8.75
6125
1:24
871
1.12
781
800 or more
8.46
1.20
1.08
Source Numbers
2, 5, 20, 21, 51, 53, 54, 72, 88, 89, 92, 95, 98, 100, 159, 161, 172, 175, 178, 183, 184, 185, 189,
193, 207, 212, 217, 247, 253, 257, 260, 262, 279, 295, 297, 298, 300, 301, 302, 303, 304, 321,
322, 323, 324, 327
Trip Generation, January 1991 942 Institute of Transportation Engineers
HESTER ENGINEERING COMPANY
Civil Engineering Services
7607 Eastmark Drive Suite 253-B
COLLEGE STATION, TEXAS 77840
PHONE (409) 693-1100 FAX (409) 693.1075
E-mail: hec2000@aol.com
C 73
iuguv n Op ~JVLJ~~~L J~~
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AUG 11 '99 02:43PM CERTIFIED COPY
OAK"OD CU TOM ITT MES
A division of
OCC CONSTRUCTION CORPORATION
August 11, 1999
Natalie
City of College Station
Planning and Zoning
P.1
Via Fax 764-3496
Re: Case # 99-311
Dear Natalie:
Due to the Staff Review Comments No. 1 we will postpone our attendance at the P & Z
meeting until September 2. 1999. Mike Hester will make the necessary modifications to the
plan and present them at that time.
Thank you,
i
n ~ La
Alton Ofczarz
President
1911 TEXAS AVENUE SOUTH ■o■ COLLEGE STATION, TEXAS 77840
Phone (409) 696-7206 Fax (409) 694-8606
Brid ette:Geo a-Plan Review: ::...................:.....g...:....
From:
Jennifer Reeves
To:
Bridgette George
Date:
8/2/99 9:26AM
Subject:
Plan Review:
(99-311) Bridle Gate Estates : * Developer Responsible for Installation & 100 % cost for Street
Lighting . To be installed per city spec. and design.Will need 5 ft. easement to cover Street Lights.
* Developer Responsible for 20% of total service cost.
* Developer Responsible for installation of conduit per city spec. and design.
* Developer Responsible foritavmg transformer pads per city spec. and design.
(SIGMA ALPHA EPSILON): Developer responsible for installing two 2 conduit per city spec. and
design from pole to transformer.
* Developer responsible for pouring transformer pad per city spec and design.
* Developed responsible for 20% of total service cost.
*We will need a 20 ft. easement to cover electrical line and transformer.
CC: Tony Michalsky
Page.,1-,<
From:
Jennifer Reeves
To:
Bridgette George
Date:
8/2/99 11:10AM
Subject:
RE:Plan Review
Im sorry Bridgett, I have a couple changes to this morning's note I sent you. On "Bridle Gate Estates" we
will use prefab transformer pads, they do not have to pour them.
On "SIGMA ALPHA Epsilon" we need elecetrical load information.
Thank You 1!!!!!! 1!
NESTER ENGINEERING COMPANY
Civil Engineering Services
7607 Eastmark Drive Suite 253-B
COLLEGE STATION, TEXAS 77840
PHONE (409) 693-1100 FAX (409) 693-1075
E-mail: hec2000@aol.com
TO~ c
FUEUV[912 OIL ITo e M16INUMI
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SUBMIT APPLICATION AND THIS
LIST CHECKED OFF WITH 13
FOLDED COPIES OF PLAT FOR REVIEW
PRELIMINARY PLAT MINIMUM REQUIREMENTS
(ALL CITY ORDINANCES MUST BE MET)
INCLUDING BUT NOT LIMITED TO THE FOLLOWING:
Drawn on 24" x 36" sheet to scale of 100' per inch or larger. Include the words "PRELINIINARY PLAT -
NOT FOR RECORD" in letters 1/2" high. If more than 1 sheet, an index sheet showing entire subdivision at
a scale of 500 feet per inch or larger.
Vicinity map which includes enough of surrounding area to show general location of subject property in
relationship to College Station and its City Limits. No scale required but include north arrow.
Title Block with the following information:
Name and address of subdivider, recorded owner, planner, engineer and surveyor.
Proposed name of subdivision. (Subdivision dame & street names will be approved through
Brazos County 911.) (Replats need to retain original subdivision name.)
Date of preparation. (INCLUDE DATE THE PLAT WAS SUBMITTED AND THE DATES OF
ANY REVISIONS ON THE PLAT)
Engineer's scale in feet.
Total area intended to be developed.
"El North Arrow.
13 *tX. Location of current city limit lines and current zoning district boundary.
Subdivision boundary indicated by heavy lines. Boundary must include all of parent tract.
~E7 t3 Descriptions by metes and bounds of the subdivision which shall close within accepted land survey standards.
(Labeled on boundary lines, not separate metes and bounds description.)
C Primary control points or descriptions and ties to such control point, to which, later, all dimensions, angles,
bearings, block numbers, and similar data shall be referred. The plat shall be located with respect to a corner
of the survey or tract, or an original comer of the original survey of which it is a part.
-V G Name of contiguous subdivisions and names of owners of contiguous parcels of unsubdivided land, and an
indication whether or not contiguous properties are platted.
$0. Location of the 100 Year Floodplain and Floodway, if applicable, according to the most recent available data.
Lti4 . 7 11. Topographic information, including contours at two foot (2 ft.) intervals, wooded areas, and flowline elevation
of streams.
'b 42. Proposed land uses (In compliance with Land Use Plan).
O ~114 13. Proposed zoning changes, if any, submit formal rezoning request.
PRELIMINARY PLAT CHECKLIST I of 2
PPCKDOC 03/25/99
b (14. The location and description with accurate dimensions, bearings or deflection angles and radii, area, center
angle, degree of curvature, tangent distance and length of all curves for all of the following: (Show existing
items that are intersecting or contiguous with the boundary of or forming a boundary with the subdivision, as
well as, those within the subdivision).
Existing P sed
I in
~E7
O
N/a❑
Z-"6 , "'E7 ~_P
`E] ~7
Streets. Continuous or end in a cul-de-sac, stubbed out streets must end into a temp. turn around
unless they are shorter than 100 feet. 4010) s1l /
Public and private R.O.W. locations and widths. (All existing and proposed R.O.W.'s sufficient to
meet Thoroughfare Plan.)
Street offsets and/or intersection angles meet ordinance.
Alleys.
Reserve tracts.
Well site locations.
Pipelines. If carrying flammable gas or fuel, also show lze of line, design pressure and product
transported through the line.
Utility Services. (Water & Sanitary Sewer) All existing and proposed utilities of sufficient
size/depth to meet the utility master plan and any future growth areas.
Easements. 113, '012 ,
Drainage Structures and improvements including underground storm sewer and all overland
systems (flow line of existing watercourses) and showing where these will discharge. Proposed
channel cross sections, if any.
A number or letter to identify each lot or site and each block.
Greenbelt area/park linkages/parkland dedication (All proposed dedications must be reviewed by
the Parks and Recreation Board prior to P & Z Commission consideration.)
Public areas
Other public improvements, including but not limited to parks, schools and other public facilities
I ;Proposed phasing. Each phase must be able to stand alone to meet ordinance requirements and infrastructure
costs should be distributed evenly throughout the subdivision..
16. Are there impact fees associated with this development? ❑ Yes `9 No
17. If requesting oversize participation items, are the necessary impact studies included? `W Yes ❑ No ❑ N/A
PRELIMINARY PLAT CHECKLIST 2 of 2
PPCICDOC 03/23/99
~ ~74r- ?47- 3l l
CITY OF COLLEGE STATION
(1re DEVELOPMENT SERVICES DEPARTMENT
Post Office Box 9960 1101 Texas Avenue
College Station, Texas 77842-0960
(409) 764-3570
August 30, 1999
Michael G. Hester
Hester Engineering Company 6 g v v 7 7 -7 S ? (3 Q L o tq a 64
7607 Eastmark Drive, Suite 253-B
College Station, Texas 77840
Re: Master Development Plan for Bridle Gate Estates
Staff has reviewed the Master Development Plan for Bridle Gate Estates submitted to the Development
Services staff for the City's records.
The P&Z Commission approved the Master Development Plan (IvIDP) with three conditions. These
conditions are as follows:
1). A vegetative buffer that meets the R&D requirements along the western boundary within the
proposed Cl property.
2). The overall height of the buildings in the Cl development not to exceed 35 feet.
3). That the zoning not be effective until an east-west minor collector is either installed or
guaranteed.
The east-west minor-collector is depicted on the MDP. The building heights will be reviewed at the time of
development of the commercial properties. The only item that must be addressed is the location of the 30
feet vegetative buffer between the Rl single family lots and both CI commercial tracts (Lots A and B).
The MDP as submitted does not include the 30 feet vegetative buffer on either commercial property (Lots
A and B) as described in the metes and bounds, which is the legal description of the commercial tracts that
were rezoned from R6 to Cl. As depicted on the MDP, the 30 feet buffer is located west of both C1 (Lots
A and B) tracts, thus placing the buffer on the R1 single family lots. The 30 feet buffer shall be located
clearly within the commercial properties, specifically on their western boundaries adjacent to the R1 single-
family lots, which is a condition of the approved zoning.
There are other options that you may pursue, but each of these items would require you to bring the
rezoning back to the P&Z Commission and Council since the buffer was a condition of the rezoning. The
first option is to remove the buffer as a condition of the rezoning. The second is to relocate the buffer on
the R1 single-family lots. The third is to correct the metes and bounds description by enlarging the acreage
of the C1 properties to include the 30 feet buffer at its location depicted on the MDP submitted.
If you have any concerns regarding these issues, please contact me at (409) 764-3761.
,
7Ia
'
'
ester
Scott H
Transportation Analyst
'Building a Better City in Partnership with You'
HESTER ENGINEERING COMPANY
Civil Engineering Services
7607 Eastmark Drive Suite 253-B
COLLEGE STATION, TEXAS 77840
PHONE (409) 693.1100 FAX (409) 693-1075
E-mail: hec2000@aol.com
TO6.S.
D%ot-CL
WE ARE SENDING YOU Attached ❑ Under separate cover via
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A, W2;7bt_r4 CA-V
fitn- ~
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RE:
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CITY OF COLLEGE STATION
CUSTOMER RECEIPT
OPER: MRODGERS CT DRAWER: 1
DATE: 7/26/99 00 RECEIPT: 0105153
DESCRIPTION OTY AMOUNT TP TM
99 101 1 $200.00 *PL CK
PLANNING & ZONIN CK: 6541
TENDER DETAIL
CK 6541 $200.00
DATE: 7/26/99 TIME: 14:21:55
TOTAL PERSONAL CHECK $200.00
AMOUNT TENDERED $200.00
THANK YOU