Loading...
HomeMy WebLinkAboutStaff ReviewSTAFF REPORT Item: Consideration of a Master Development Plan for the Sun Meadows Subdivision, approximately 60 acres located east of Schaffer Road and north of Graham Road. (0-89) Applicant: Hartzell Elkins Item Summary: The majority of the subject property was rezoned in 1996 to reflect 33 acres of future duplex development along the Graham Road frontage with 17 acres of single family to the north adjacent to the existing Edelweiss neighborhood. The remaining 10 acres are still zoned A-O and are reflected in the Master Development Plan as additional single family development - a rezoning request is pending for the 10 acres. The original rezoning in '96 posed several issues, such as traffic and emergency services, both with the City and with surrounding property owners. The applicant at that time addressed the concerns through the rezoning process. The rezoning therefore includes 6 conditions that would assure mitigation of those issues: 1) A north-south collector along or through the property 2) An east-west collector along or through the property extending to the east 3) A loop connection between Hasselt and Aster, located immediately to the west of the subdivision 4) A landscape buffer located between the existing and proposed single family areas 5) An emergency access connection between the existing and proposed single family areas 6) Access to the industrial site across Schaffer All of the conditions apply at the time the property is platted. A Master Development Plan is typically required so that the applicant may show conceptually how he intends to comply with the City's development regulations and the Comprehensive Plan, especially the Thoroughfare Plan. The Thoroughfare Plan shows Graham Road as a major collector with a minor collector to run along or through the subject property from Graham to the north, and then extending to the east also along or through the subject property. Graham Road is existing and has recently been upgraded to major collector standards. The developer will be responsible for meeting the remaining Thoroughfare Plan minor collectors. He has chosen to route the collectors through his property, rather than upgrade them in the existing rights-of--way. The relocation is preferable to the developer, to the existing residents to the west, and to Staff. However, the rezoning applicant was also requested to incorporate the existing Arnold and Schaffer roads into his subdivision and modify them so that the City would not have a dual system of collectors -one meeting current street standards and one remaining substandard. The applicant intends to use the existing Arnold and Schaffer roadways to meet some of the rezoning conditions. These areas will be used for the required Hasselt/Aster loop, to extend the required collector, to provide the required buffering, and provide a bike path connecting the existing bike path that currently ends near the northeast corner of the property down to Graham Road with bike access through to the duplex area. The relocated Schaffer Road will be immediately across from Cypress Grove Intermediate School, offset from the entrance drives. The details of some of the requirements will be required to be submitted at the time of preliminary or final plat. At this time, Staff has reviewed the Master Development Plan to be reasonably certain that all requirements can be met. Budgetary & Financial Summary: The applicant may request City participation in the form of Oversize Participation for a future waterline. Staff Recommendations: Staff recommends approval of the Master Plan. Related Advisory Board Recommendations: The Parks Board considered the parkland dedication for this property on May 9, 2000 and recommends a parkland fee in lieu of land dedication for the subject property. The Board also recommended that pedestrian bike access not be restricted along the north side of the subdivision from the residential areas to Southwood Athletic. Commission Action Options: The Commission has final authority over the Master Development Plan. The options regarding the final plat are approval as submitted or denial. Defer action or table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Master Development Plan INFRASTRUCTURE AND FACILITIES Water: Water is available in Graham Road and from the west and will be required to be looped and extended through the proposed subdivision. Sewer: Sewer is available in Schaffer and along the creek that traverses the property. Sewer will be required to be extended through the proposed subdivision. Streets: At the time the property was annexed, Graham Road, Schaffer, and Arnold existed as substandard roadways. Graham is reflected as a major collector that has recently been upgraded to meet those standards. Schaffer and Arnold, in their existing condition, would not have the capacity to serve the proposed subdivision unless upgraded as reflected in the proposed Master Development Plan. Off-site Easements: None contemplated at this time. The adjoining rights-of- way of existing Schaffer and Arnold will be modified to allow for their relocation and for the existing surfaces to be reconfigured to meet the needs for buffering, bike paths, etc. Drainage: The subdivision will be required to mitigate the increased rate that water will leave the subject property. The Master Development Plan proposes to use the existing creek to be modified to account for detention as well as a greenbelt area. The City currently has a policy to encourage such greenways to be treated as amenities and for them to become focal points in a subdivision. Flood Plain: The subject property is located in an area that is not mapped yet on the official FEMA maps. In cases such as these, the City typically requires the applicant to submit an engineering analysis to determine whether 100 year floodplain exists on the property. The study would be required prior to final plat approval. Impact Fees: The proposed subdivision is located within Sanitary Sewer area 92-01 and will be required to pay sewer impact fees. NOTIFICATION: None required. However, Staff had recommended to the applicant that he contact the Edelweis homeowners association and to our knowledge he has had a meeting with some of the area residents. Two residents visited with Staff and had some questions regarding some of the details that are to follow with the preliminary and/or final platting information.