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HomeMy WebLinkAboutStaff Reports10/31/00 10:38 $979 764 3496 DEVELOPMENT SVCS 1aj001 STAFF REVIEW COMMENTS No. 1 Project: SUN MEADOWS SUBDIVISION - Master Preliminary Plat (0-196) ENGINEERING 1. 1 am assuming that Sheet 1 will be the Master Preliminary Plat (MPP) on file in this office. All comments will be made on this assumption. As the MPP is not filed for record, however, it is filed for reference. 2. On Sheet 1 "EXTEND OF PVMT." should read "EXTENT OF PVMT."? 3. Please indicate on Sheet 1 as required whether neighboring properties are platted or not.. 4. Show limit of zoning on Sheet 1. 5. Please include a curve table and curv;radius, chord, di ncorrect c. Check curves to ensure accurate data is on plat. Some curve data appear 6. There should be a connection of the on-site water system with the City system through Edelweiss to the west. 7. Please extend the 12" water line down Arnold to the east and stub out for future use. 8. There appears to be only 1 fire hydrant in Phase 2. Could you please explain this? 9. Sanitary sewer lines need to be in an easement. If Drainage and Utility easement. the 40' Drainage Easement, this should be noted as a 10. Why are the sanitary sewer lines super-sized? appear to connec 11. The storm drain from Sun Meadow ~t. to Willow t Pmnsewer systemtintended to be p bl ct or to anything. Could you explain this? Is the s private? 12. Are some of the water and sewer lines to be in an easement or in street ROW? How will this work with the street, curb sidewalk, etc? 13. According to city data, there is a 12" water line already across Graham Rd. at Shaeffer Rd. Is this stub-out not preferred? 14. Please note cul-de-sac pavement diameters to ensure 80' compliance. 15. Please show Post Development 100-year Flood plain information on Sheet 1. the emeo mis ion may ask for more detailed 16. Please be aware that the Pianning and Zoning information than what has been provided or gency access. k Date: 10/30/00 Reviewed by: Spencer Thompson Page 1 of 2 Staff Review Comments J:\PZTEX-RPZ03784.DOC MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS November 16, 2000 2.6 Approved the Preliminary Plat for Sun Meadows Subdivision consisting of 214 lots on 60.55 acres located north of Arnold Road. (00-196) STAFF REVIEW COMMENTS No. 1 Project: SUN MEADOWS SUBDIVISION - Master Preliminary Plat (0-196) ENGINEERING 1. 1 am assuming that Sheet 1 will be the Master Preliminary Plat (MPP) on file in this office. All comments will be made on this assumption. As the MPP is not filed for record, however, it is filed for reference. Kati ~2. On Sheet 1 "EXTEND OF PVMT." should read "EXTENT OF PVMT."? -"3. Please indicate on Sheet 1 as required whether neighboring properties are platted or not. 4. Show limit of zoning on Sheet 1. 5. Please include a curve table and curve data; radius, chord, direction, etc. Check curves to ensure accurate data is on plat. Some curve data appear to be incorrect. .i6. There should be a connection of the on-site water system with the City system through Edelweiss to the west. -/7. Please extend the 12" water line down Arnold to the east and stub out for future use. v 8. There appears to be only 1 fire hydrant in Phase 2. Could you please explain this? -9. Sanitary sewer lines need to be in an easement. If there is to be overland flow through the 40' Drainage Easement, this should be noted as a Drainage and Utility easement. ✓10. Why are the sanitary sewer lines super-sized? ✓11.The storm drain from Sun Meadow Ct. to Willow Pond Ct. does not appear to be connected to anything. Could you explain this? Is the storm sewer system intended to be public or private? 12. Are some of the water and sewer lines to be in an easement or in street ROW? How will this work with the street, curb sidewalk, etc? 13. According to city data, there is a 12" water line already across Graham Rd. at Shaeffer Rd. Is this stub-out not preferred? ✓14. Please note cul-de-sac pavement diameters to ensure 80' compliance. ✓15. Please show Post Development 100-year Flood plain information on Sheet 1. ,/16. Please be aware that the Planning and Zoning Commission may ask for more detailed information than what has been provided on the emergency access. Reviewed by: Spencer Thompson Date: 10/30/00 Staff Review Comments Page 1 of 2 J APZTEXT\PZ03784. DOC ELECTRICAL 1. Developer responsible for installing conduit per city spec and design. 2. Developer responsible for providing and installing Street Lights per city spec and design. 3. Developer responsible for any existing utility relocations. 4. Developer responsible for providing Public Utility Easements to cover all primary electrical lines and equipment. 5. Developer responsible for providing 5' easements to cover Street Light services where they are needed. Reviewed by: Jennifer Reeves Date: 10/26/00 Staff Review Comments Page 2 of 2 J :\PZTEXT\PZ03784. DOC STAFF REPORT Item: Consideration of a Master Preliminary Plat (MPP) for Sun Meadows Subdivision, being approximately 60 acres located on Graham Road west of Victoria and across from the College Station Middle School. (0-196) Applicant: Mr. Hartzel Elkins for E&F Development Staff Recommendations: Seeing that this plat conforms to the approved Master Development Plan and all City requirements have been met for this Master Preliminary Plat, staff recommends to the Commission; "approval as submitted". Item Summary: (See also attachment below) This site currently contains the North Fork of Lick Creek as it flows out of the Edelweiss Detention Pond on Victoria to the new bridge structure at Graham. The developer intends to reroute the creek and incorporate detention in the green space. Phase I, fronting Graham, is zoned R-2 for the construction of Duplex units and Phases II and III are zoned R-1 for single-family units. The old Schaffer Road will be upgraded, renamed to Hibiscus, and dead end into a landscape buffer. Hibiscus will provide access to those properties abutting the street and the landscape buffer will continue the bike path from Arnold. The new Schaffer Road and Arnold Road will serve as minor collectors. A portion of Arnold Road will serve as an alley. This arrangement was worked out by staff and the developer to implement the City's Thoroughfare Plan. As can be seen from the plat, the main entrance to the subdivision is offset from the school entrance. An emergency entrance has been provided for Phases II and III off Hasslet Loop. The Thoroughfare Plan shows Arnold continuing through to Birmingham, which will connect Graham and Rock Prairie Road in the future. Commission Action Options: The Commission has final authority over the plat. The Commission's options regarding the plat are as follows: • Approval as submitted • Approval with conditions • Denial • Defer action • Table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Final Plat Created on 11108100 5:39 PM J: I PZTEXPPZ03897. DOC INFRASTRUCTURE AND FACILITIES Water: There is an existing 12" waterline stub-out off the line along Graham Road suitable for this subdivision. The applicant will loop the water system with Edelweiss and continue the water line through the subdivision along Arnold. Sewer: There is an existing 18" sewer impact fee line running through the proposed green spacearea. All local lines will branch off from this main line. Streets: The subdivision has approximately 1,400 feet of frontage along Graham Road, which has a 70' right-of-way and is classified on the Thoroughfare Plan as a major collector. Schaffer will be a minor collector, Arnold a minor collector and all other streets residential. Off-site Easements: None Parkland Dedication: Parkland contribution will be by fee in lieu of land (see attachment). Drainage: This development will be required to meet the Drainage Ordinance at the site plan/ development permit stage. A storm sewer system is being reviewed at this time. Most drainage will be routed to the creek or detention pond. Flood Plain: The current 100-year flood plain has been determined. The applicant has done a preliminary analysis to determine the boundaries of the post-development 100- year floodplain. This appears on the plat as shaded area and noted. Oversize request: Oversize participation has not been requested. Impact Fees: The 18" sewer is an impact fee line (92-01). The current fee is $232.04 per living unit equivalent (LUE). Duplexes are considered 2 LUEs. Phase I impact fee will be approximately $46,408, Phase II $23,900 and Phase III $2,320 for a total $72,628. This impact fee line was just recently analyzed by Ted Mayo and the new fee structure reconfigured. NOTIFICATION: Legal Notice Publication(s): None Required. STAFF MEMBER: Spencer Thompson, Development Services, Engineering Created on 11108100 5:39 PM J: I PZTEXT I PZ03897. DOC Attachment Master Development Plan Staff 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 Created on 11108100 5:39 PM J: I PZTEXTI PZ03897. DOC 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. 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 subdivsion 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 Created on 11108100 5:39 PM J: I PZTEXT 1 PZ03897. DOC 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. Created an 11108100 5:39 PM J: IPZTEXTIPZ03897. DOC