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HomeMy WebLinkAboutStaff ReportSTAFF REVIEW COMMENTS No. 1 Emerald Forest Master Development Plan 1. Show new boundary of Phase Eleven (highlighted in yellow). ✓2. Update vicinity map to show all of Emerald Forest subdivision and surrounding area. ✓3. Indicate if contiguous properties are platted or not platted. ./4. Label name of roadway in Emerald Plaza. i5. Clarify or provide ownership and existing land use information for surrounding parcels where this information is not already provided. t/6. Identify and label existing north-south utility easement(s) located immediately east of the portion of Phase 11 planned for residential development. (Entergy approximately 100 feet? Exxon approximately 60 feet?..others?) 7. The City's Thoroughfare and Bikeway Master plans call a bike path generally through the area coinciding with the utility easements referred to in #6 above. The City's Subdivision Regulations will require that the bike path be dedicated and built as part of the development of Phase 11. As there is no physical hardship, staff could not support a variance to not construct the bike path as part of Phase 11. 8. The City's Subdivision regulations will require the construction and dedication of Spring Creek through Phase 11 to the Wolters property line. This extension of Spring Creek needs to be shown on the Master Development Plan. As there is no physical hardship, staff could not support a variance to not construct this section of Spring Creek as part of Phase 11. /9. Change title from Master Preliminary Plat to Master Development Plan. Reviewed by: Ed Hard Date: 11/2/99 Staff Review Comments Page 1 of 1 STAFF REVIEW COMMENTS No. 2 Emerald Forest Ph. 11 Preliminary Plat The review comments below pertain to both Phase 11 and Phase 11 A as these two separate preliminary plat submittals need to be combined into a single preliminary plat containing one phase - Phase 11. 1. Combine the proposed Phase 11 and Phase 11A into one preliminary plat for Phase 11 which incorporates the area highlighted in yellow on 11 A. This area includes all the remaining Swoboda property in Phase 11 east of the area platted for residential development . . 2. Identify and label the existing north-south utility easements(s) located immediately east of the portion of Phase 11 planned for residential development. 3. The City's Thoroughfare and Bikeway Master plans call a bike path generally through the area coinciding with the utility easements referred to in #2 above. The City's Subdivision Regulations requires that the bike path be dedicated and built as part of the development of Phase 11. As there is no physical hardship, staff could not support a variance to not construct the bike path as part of Phase 11. 4. The City's Subdivision regulations require the construction and dedication of Spring Creek through Phase 11 to the Wolters property line. This extension of Spring Creek needs to be included on the preliminary plat. As there is no physical hardship, staff could not support a variance to not construct this section of Spring Creek as part of Phase 11. 5. Upgrade the proposed 6" water line along Spring Creek to an 8" line and extend it east down Spring Creek to the Wolters property line. 6. The section of Turtle Rock from Appomattox to Spring Creek needs to be one name and have a suffix of street, drive, lane, etc. The section of Turtle Rock from Spring Creek back around to Spring Creek needs to have "Loop" as a suffix. The above two sections of Turtle Rock need to have different names. 7. If in light of items #3 and 4 above the applicant does not want to proceed with this plat, contact staff to discuss alternatives. Reviewed by: Ed Hard Date: 11/2/99 STAFF REPORT Item: Consideration of a MASTER DEVELOPMENT PLAN for the Emerald Forest Subdivision consisting of 300 acres located on the east side of the SH 6 East Bypass. (99- 158) Applicant: Deborah L. Keating for Allan Swoboda, Developer Item Summary A Master Development Plan has never been prepared for the Emerald Forest Subdivision. As part of the review of the Phase 11, a Master Development Plan showing the parent tract of this subdivision was required in order for staff to assess infrastructure needs in Phase 11 as well as for the immediate area to the east of Emerald Forest. The preliminary plat for Phase 11 is scheduled for consideration by the P&Z on the same meeting as this Master Development Plan. Since this Master Development Plan is for the most part being done "after the fact", it primarily reflects the existing streets, lots, and park already developed in Emerald Forest. The only phase shown on the master plan not currently developed is the final phase, Phase 11. There are 394 existing lots in the subdivision with an additional 55 lots proposed in the final phase. At full build out, the subdivision will have 449 lots. The land use plan shows this area as medium density residential with a small amount of mixed use at the intersection of Emerald Parkway at the SH 6 Bypass. The developed area in the subdivision as well as final phase proposed for development is in accordance with the land use plan. The Thoroughfare Plan shows four thoroughfares within the subdivision. Emerald Parkway, a major collector, runs generally east-west through the subdivision and is shown to extend to Bird Pond Road in the future. North Forest Parkway and Sebesta Roads, both minor collectors, run generally east-west and form northern and southern boundaries of the subdivision. Appomattox Drive, a minor collector, runs generally north-south between Sebesta Road and North Forest Parkway. The Comprehensive Plan shows a bike path and a linear park along the large utility easement extending along the east side of the subdivision. At the time of the writing of this staff report, discussions were on-going regarding the provisions for this bike path/linear park as part of the platting and development of Phase 11. The subdivision met all of its parkland dedication requirements under previous phases with the dedication and development of Emerald Park. Item Background: A Master Preliminary Plat for Phases 8, 9, 10, and 11 of Emerald Forest was prepared in 1990 but it has since expired. With the developers recent submittal of the Phase 11, staff required that he submit a Master Development Plan for all of the Emerald Forest Subdivision. A Master Development Plan is more conceptual and less detailed than a Master Preliminary Plat. Staff allowed the Master Development Plan in lieu of the Master Preliminary Plat since the subdivision is almost entirely developed and since it appropriately addressed the questions staff needed in order to process the Phase 11 Preliminary Plat. Budgetary & Financial Summary: N/A Staff Recommendations: Staff recommends approval with the condition that the phase line for Phase 11 be clarified and the reserve areas labelled. Commission Action Options: The Commission acts as a recommending body on the question of the master development plan, which will be ultimately decided by City Council. The options regarding the master development plan 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. Copy of Master Development Plan NOTIFICATION: Legal Notice Publication(s): N/A Advertised Commission Hearing Dates(s): November 18, 1999 Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 200% N/A Response Received: None as of date of staff report STAFF REPORT Item: Consideration of a Preliminary Plat for EMERALD FOREST PH. 11 consisting of 32.51-acres located on the east side of Appomattox Drive south of Phase 10 and north of Bee Creek. (99-133) Applicant: Deborah L. Keating of Urban Design Group for Allan Swobota, Owner Item Summary: This item is a preliminary plat of 32:51-acres for the last remaining developable phase of the Emerald Forest Subdivision. It includes a 19.11-acre portion adjacent to Appomattox platted for single family lots and a 19.21 acres portion to the east, which is covered in large part by major utility easements. 13.40-acres of this 19.21 acres is proposed to be dedicated to the City of College Station. The remaining 5.81-acre portion is shown as a reserve and not included in Phase 11. 19.11-Acre Portion. The 19.11-acre portion contains 55 single-family lots and is a continuation of residential development similar to that of Phase 10. It includes the continuation of Spring Creek east of Appomattox to serve this phase of the development. Spring Creek is a minor collector but is not shown on the City's Thoroughfare Plan. A rezoning for this 19-acre portion from A-O to R-lA and is scheduled for P&Z on the same meeting as this plat. Phase 10, adjacent and to the north of Phase 11, was rezoned from A-O to R-1 A in 1994 19.21-Acre Portion East of the Residential Area. The remaining 19.21-acre portion of the developers property to the east is linear and irregular in shape and not well suited for residential development in its current configuration. Over half of this 19-acre portion is covered by utility easements containing major overhead and underground utilities. While not well suited for residential development, the subdivision regulations still require the eastward extension of Spring Creek along with an 8-inch water line through this area in order to serve the developable property east of the Emerald Forest Subdivision. Section 8-G.2 of the Subdivision Regulations requires that provisions be made for the proper projection of streets into such areas. The subdivision regulations also call for the dedication and construction of a bike path along the utility easements in the 19.21-acre portion. A bike path is shown in this area on the City's Bikeway Master Plan as well as the Thoroughfare Plan. In addition, a linear park is shown along the area of the utility easements on the City's Parks Plan and Future Land Use Plan. 13.40-Acre Dedication proposed for Bike Path, Linear Park and Street Extension. Due to the uncertainty of when or if the area east of Emerald Forest could develop, the developer does not desire to construct the extension of Spring Creek Drive or the water line at this time. He also does not desire to construct the bike path at this time for similar reasons. The developer believes that if the roadway extension and the bike path were built at this time, they would get little if any use and could become a maintenance problem for the City. In light of this he has proposed to dedicate 13.40 acres of his remaining 19.21-acres for a future linear park and bike path. If dedicated, the developer would no longer be required under the subdivision regulations to construct the street extension, water line extension, or the bike path since he would no longer own the property. The area proposed for dedication includes a 160-foot wide strip containing two north- south utility easements. These easements generally extend all the way through our community from Pebble Creek to the City of Bryan. As previously stated the Comprehensive Plan shows a bike path and a linear park along these easements. Buffer for Wastewater Treatment Plant. Included in the above 13.40 acre dedication is a 7.674-acre portion that will serve as a buffer between the City's Wasterwater Treatment Plant and the Emerald Forest Subdivision. - There have been discussions between the City and the developer about the City acquiring this 7-acre tract for the past couple of years. The City offered the developer the appraised value for this property, approximately $15,000, but up to this point he has not agreed to sell. As part of the processing of this plat, the developer proposed to dedicate the 13.40 acres if the City would compensate him $15,000 for the 7.674 acres we desired for the buffer. The 13.40-acre dedication would accommodate the future bike path, linear park, the possible eastward extension of Spring Creek Drive as well as the buffer. Item Background: The first phases of the Emerald Forest subdivision were platted and developed in the late 1970's. The large majority of this subdivision was developed in the 1980's. Prior to the phase under consideration, the last phase of this subdivision to be developed was Phase 10. It was developed in 1994. The Planning and Zoning Commission approved the Master Development Plan for the Emerald Forest Subdivision at the December 2 meeting. Budgetary & Financial Summary: The estimated cost to construct the eastward extension of Spring Creek Drive and the water line is $ 30,000. The estimated cost to construct the bike path is $ 70,000. If the 13.40 acres were dedicated, these costs would be borne by the City in the future and not the developer. However, it is not known when or if the street and waterline extension will ever be needed. If the land dedication is approved, the City will compensate the developer $15,000 through a separate agreement for the 7 plus acres intended to serve as a buffer. Such an agreement would take place after a final plat has been filed for record. The $15,000 amount is slightly less than the appraised value for the property. If the proposal to dedicate the land is not approved, the developer would be required to build the street and water line extension and the bike path as part of Phase 11 or seek a variance. If they are built at this time, they will get little use and have maintenance costs associated with them. The developer has not requested oversize participation. Staff Recommendations: Staff recommends approval. The plat along with the 13.40- acre dedication will allow for the extension of the street and water line if and when they are needed in the future. The section of the bike path / linear park shown on city plans to extend through Phase 11 is somewhat isolated and not connected to any residential areas. If the street extension and the bike path were constructed as part of Phase 11, they would get little use and could possibly become maintenance problems for the City. The plat along with the dedication will also ensure that a vegetative buffer remains between Phases 10 and 11 of the Emerald Forest and the City's wastewater treatment plant. Commission Action Options: The Commission has final authority over the preliminary plat. The options are approval as submitted, approval with conditions, or denial. Defer action or table only at the application request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Preliminary Plat 5. P&Z minutes of the December 2 meeting regarding the Master Development Plan. INFRASTRUCTURE AND FACILITIES Water: Water is provided to this Phase via an existing 8-inch line in Appomatttox Drive. Water will be extended through this area as part of the final plat. An 8-inch line is required to extend through the 19.21-acre non-residential portion of this phase to serve the future development east of the Emerald Forest Subdivision. Sewer: There are three existing sewer trunk lines in the area of Phase 11. Sewer will be extended to service all lots at the final plat stage. A parallel line will be required along the rear of Lots 4 through 14 of Block 19 to service these lots. There is a 27-inch sewer trunk line near the rear of these lots, but individual taps to these lots must be taken from the smaller parallel collector line, not the 27- inch main. Streets: Appomattox Drive forms the western boundary for Phase 11. It is shown on the City's Thoroughfare Plan as a minor collector, but it is built to a major collector standard. Phase 11 also includes the continuation of Spring Creek east of Appomattox. Spring Creek is a minor collector but is not shown on the City's Thoroughfare Plan. Provisions are being made with plat for a possible future extension of Spring Creek east of the Emerald Forest subdivision in order to serve a small amount of developable land in this area. Off-site Easements: N/A Drainage: Stormwater flows will be discharged into Bee Creek in accordance with our Drainage Policy and Design Standards. Flood Plain: Floodplain exists adjacent and to the south of Phase 11. Parkland Dedication: The Parkland Dedication requirement for Phase 11 was met with development of previous phases of the Emerald Forest subdivision. Oversize request: None Requested. Impact Fees: None. NOTIFICATION: Legal Notice Publication(s): N/A Advertised Commission Hearing Dates(s): November 18, 1999 Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 200': N/A Response Received: None as of date of staff report