HomeMy WebLinkAboutStaff ReportSTAFF REVIEW COMMENTS
No. 1
Project: Sweetwater Preliminary Plat
1. The name "SWEETWATER" has already been used without a modifier such
as "Phase 1". Modify name such as Sweetwater "North" or "Ridge".
(checklist item 4) Correct phase numbers accordingly.
2. The east-west minor collector shown on the Thoroughfare Plan does not align
with the previously approved location shown on the Crowley Development.
The Crowley Development is approximately 650 feet north of the location
shown.
3. The subdivision is located within the CCN of the City of College Station, not
Wellborn SLID as stated on General Note 9. Please coordinate with Bill Riley
to resolve this issue. Additional comments regarding Fire and Main extension
may follow resolution of service provider.
4. Please coordinate with Fire Marshal Mies regarding Fire Protection.
5. The Crowley Development calls for a 16" water line and 12" sewer line to be
stubbed out at the minor east-west collector. Please show the extension of
these lines through the subdivision. The 8" water line must be planned in a
manner to connect to this water transmission line in the minor Collector
Street.
6. What is the current width of right-of-way of Greens Prairie Road? Does it
meet the Thoroughfare requirements? Please note R.O.W. width on plan.
7. Place a note on plan limiting direct access from lots to Greens Prairie Road.
8. Coordinate parkland fee/dedication issues prior to Planning and Zoning
Commission meeting. Coordinate with Ric Ploeger at 764-3773.
9. Provide an overall drainage plan including locations for side lot drainage.
Review stopped due to major water service and park issues.
Reviewed by: Jeff Tondre Date: 12/15/99
Staff Review Comments Page 1 of 1
STAFF REPORT
Item: Master Development Plan for 303.966 acres, Sweetwater Forest, located in the north
quadrant of the intersection of Greens Prairie Road and Woodlake Drive and Preliminary Plat of
36.271 acres, Sweetwater Forest Phase 1, for 22 rural residential lots. (Case File # 99-319)
Applicant: Fain McDougal for Sweetwater Land Development
Item Summary: The Master Development Plan is for 303.966 acres northeast of the intersection
of Greens Prairie Road and Woodlake Drive. The tract was annexed into the City in 1995 and
currently is on the southwestern most corner of the City Limits. Southwest of the development is
Wellborn Oaks Subdivision, and southeast are the Woodlake and Sweetwater Subdivisions. All
three adjacent existing subdivisions are located within the city's ETJ and are rural in nature. The
Crowley Tract is located to the northeast. The Master Development Plan for the Crowley Tract
shows low-density single family development. The area to the northwest consists of large tracts
with sizes ranging from 10 to 158 acres, with scattered single-family housing.
The 101.3 acre portion of this development is shown to be intended for rural residential lots.
This is tied to the related re-zoning request to AO-R, which requires a minimum of 1-acre lots.
The remaining acreage is currently being shown as reserved. The minor east-west collector is
being shown to connect from the Crowley Development to Greens Prairie Road. The extension
of a 16-inch water and a sewer line is being shown along this collector street. Due to the
topography, approximately only half of the 303 acres will be able to be served with a gravity
sewer system. The remaining portion is currently proposed to be served by on-site septic
systems.
The Preliminary Plat for the 36.271 acres for Phase One of Sweetwater Forest is intended to
continue the same type of housing development that exists across Greens Prairie Road in the
current Sweetwater development. The first phase will contain 22 lots with a gross density of
1.65 units per acre and average lot size of 1.43 acres. The Land Use Plan shows this area for
rural residential development (lots sizes greater than 'h acre).
Parkland will be dedicated with the final plat. The Parks staff has indicated that they will
recommend to the Parks Board that dedication be in cash, because of the small number of lots
shown for the initial phase (22 are shown on the preliminary plat).
Staff Recommendations: Staff recommends approval of the Master Development Plan and
Preliminary Plat of Phase One with the conditions:
• The Re-zoning of the 101 acres is approved by City Council.
• City water service is extended is extended to the subdivision, or an alternative approved by
the City of College Station is approved (including fire service).
• A master sewer plan is approved "to assure that all lots, at some future date, can be
connected to the future sewer collection system."
• The stormwater detention facilities are contain within Phase 1.
• Parkland dedication methods are acceptable to the Parks Board.
Commission Action Options: The Commission has final authority over the preliminary plat.
The options regarding the preliminary plat are approval as submitted, approval with conditions,
or denial. Defer action or table only at the applicant's request.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities
4. Copy of Master Development Plan/Preliminary Plat
INFRASTRUCTURE AND FACILITIES
Water: The entire area of the Master Development Plan is within the City's water
service area (CCN). The area is not currently served with city water with the closest
city water being in State Highway 6 South, approximately 1.8 miles away. The
extension of the 16-inch waterline is shown along the minor east-west collector. Water
mains will be extended from this transmission main to service the individual phases.
The developer is exploring options of connecting to Wellborn Water. However,
Wellborn Water does not currently provided fire suppression flows, and the alternative
would require approval by the City of College Station for Wellborn to serve new
customers in the city's CCN.
Sewer: Due to the topography of the area, only approximately half of the 303 acres
can be served by gravity sewer service. The half that can be served by a gravity sewer
is located within the Spring Creek Sewer Impact Fee Area. The City's Subdivision
Regulations require that a Master Plan be submitted "to assure that all lots, at some
future date, can be connected to the future sewer collection system." At this time, city
staff is working with the developer's engineer on this master plan. Private Septic
Systems are currently being proposed for the 22 lots in Phase 1.
Streets: The minor east-west collector shown on the city's Thoroughfare Plan is shown
on the Master Development Plan. Rural section cul-de-sac street is proposed through
the first phase. This consists of a 24-foot pavement section with roadside ditches in
70-foot of R.O.W..
Off-site Easements: Off-site easements will be required to extend water and sewer
service.
Drainage: Street drainage will be contained within roadside ditches and conveyed to
HOA maintained detention ponds. These detention ponds will need to be contained
within Phase 1.
Flood Plain: There are no FEMA floodplains shown on this tract. However there are
numerous small tributaries of Spring and Peach Creek that must be mapped prior to
final platting.
Oversize request: Oversized participation will likely be requested for the extension of
water and sewer service to and though the development.
Impact Fees: Approximately half of the 303 acres are currently in the Spring Creek
Sewer Impact fee area.
NOTIFICATION:
None required.
r~
de Mr. Mike McClure, 9262 Brookwater Circle, was present representing the owner as the project
engineer. He explained that he concurred with the connection of the sewer line. They are in the
process of working with Wellborn Water for an agreement. He pointed out that this area is beyond the
City's Master Plan for sewer service. He said that the plan is to get this are on line for the lift station.
He said that on the plat there is an established place for the sewer line to be installed, but there it is not
going to happen initially.
Mr. Glenn Pierson, 16805 Calumet Trail, expressed his concern with the impact on the existing lake, in
the aspect to drainage. He would like the plan to confirm that there would be no impact on the lake.
Mr. Robert Zawalski, 3596 Greens Prairie Road, pointed out that drainage is a problem and felt this
development would only increase the problem.
Chairman Rife closed the public hearing.
Commissioner Mooney made a motion to recommend approval of the rezoning request. Commissioner
Horlen seconded the motion.
Commissioner Kaiser was concerned with the impact on long term septic problems.
Assistant City Attorney Nemcik said that the A-OR zoning district allows septic systems, therefore the
minimum requirements were met.
Chairman Rife called for the vote, and the motion, to recommend approval of the rezoning passed 4-1;
Commissioner Kaiser voted in opposition to the motion.
AGENDA ITEM NO. 9: Consideration of a Master Development Plan for 303.966 acres,
Sweetwater Forest, located in the north quadrant of the intersection of Greens Prairie Road and
Woodlake Drive; and Consideration of the Preliminary Plat of 36.271 acres, Sweetwater Forest
Phase 1, for 22 rural residential lots. (99-319)
The presentation and discussion for this item was combined with the previous item.
Commissioner Horlen moved to approve the Master Development Plan with staff recommendations.
Commissioner Floyd seconded the motion.
Commissioner Floyd was concerned that the Master Plan did not show any access points. Mr. Tondre
said that there was a note on the plan that prohibits access onto Greens Prairie Road from any lot.
There would be one main road from Greens Prairie Road for the 22 lots.
Commissioner Mooney asked for a requirement to tie onto the City's sewer service when available.
Mr. Tondre said that the City requires "tie-ins" if the line is within 150 feet of the property line, or
within 250 feet of the structure (home). He added that the Health department renews septic permits
every five years.
Commissioner Floyd was concerned with the protection of the lake.
P&Z Minutes January 6, 2000 Page 10 of 13
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Commissioner Horlen amended his motion to add the condition that the creek is maintained at the
natural existing state. Commissioner Floyd seconded the amendment. The motion and the amendment
passed 4-1; Commissioner Kaiser voted in opposition to the motion.
Commissioner Floyd moved to approve the Preliminary Plat. Commissioner Horlen seconded the
motion, which passed 4-1; Commissioner Kaiser voted in opposition.
AGENDA ITEM NO. 10: Public hearing and consideration and possible action on an
amendment to Ordinance #1638, the Zoning Ordinance of the City of College Station, amending
Section 8.4 relating to the number of Principal Structures on a Lot or building Plot and
establishing Section 8.21, NEIGHBORHOOD PRESERVATION OVERLAY. (99-813)
Director of Development Services Callaway presented this item in conjunction with Agenda Item No.
11. Mr. Callaway reminded the Commission that there were concerns raised regarding the provisions
of Section 8.4 of the Zoning Ordinance. This section allows the construction of multiple principal
structures on a lot or building plot. Under this provision, two houses can be constructed on a
residential lot if is has an area equal to two minimum lots. On November 9, 1999, Staff presented
proposed modifications to this section to a Joint Workshop meeting of the City Council, ZBA, and
P&Z. The proposed amendment provides changes to this section of the ordinance to require platting of
separate lots prior to construction of additional principal structures in single family residential districts.
Staff also presented another concept to address problems of infill development in established
residential areas, establishing minimum lot sizes as follows:
(a) The minimum lot size is the platted lot or building plot as it existed. on the effective date of the
adoption of the amending ordinance; or
(b) A specified area that would limit inappropriate infill.
Included in the amendment is a provision that establishes a new overlay district, Section 8.21,
Neighborhood Preservation Overlay. This concept, if adopted, would work in unison with the change
to Section 8.4 to address infill problems in established neighborhoods. The ordinance would provide
for the provisions as described with an 8,500 square foot minimum lot size for new lots.
Staff recommended approval, if the Commission wishes to remove Single Family Residential districts
from the current provision that allows multiple structures on a lot or building plot.
Mr. Callaway told the Commission that on December 9, 1999, staff presented a status report to Council
regarding amendments to the Zoning Ordinance to address lot sizes and multiple principal structures in
these areas. At that time, Council directed staff to prepare a moratorium ordinance to limit infill in
these areas. This is to prevent further inappropriate infill while new regulations are established and
overlay zones created. The ordinance amendment establishes two areas for a six month moratorium on
applications for zone changes, conditional use permits, variances, and special exceptions on property
currently zoned single family residential. Commercial and multifamily properties are not effected.
The two areas are:
A. Area 1 - An area bounded by Texas Avenue, Holleman Drive, Wellborn Road and George Bush
Drive.
B. Area 2 - An area bounded by Texas Avenue, University Drive, the Earl Rudder Freeway, and
Harvey Road.
P&Z Minutes January 6, 2000 Page l1 of 13