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HomeMy WebLinkAbout00070434STAFF REPORT Prepared by: Spencer Thompson Date: January 11, 2001 Item: Public hearing and consideration of a Final Plat for the Sun "Park" Meadows Subdivision located on Graham Road west of Victoria Avenue and across from the College Station Middle School. (0-229) Applicant: Mr. Hartell Elkins for E&F Development Staff Recommendations: Staff recommends approval of the Final Plat with the condition that the attached Staff Review Comments are addressed. Item Summary: This site currently contains the North Fork of Lick Creek as it flows out of the Edelweiss Detention Pond on Victoria Avenue toward the new bridge structure at Graham Road. The developer intends to reconfigure the streambed and incorporate detention in a green space. Phase I, fronting Graham, is zoned R-2 for the construction of Duplex units and Phases II and I I I 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. The landscape buffer will include a continuation of the bike path from Arnold Street. 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 agreed upon by Staff and the developer to implement the 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 into Phases II and III from Hasslet Loop. The Thoroughfare Plan shows Arnold continuing through to Birmingham, which will connect Graham and Rock Prairie Road in the future Comprehensive Plan Considerations: Land Use Plan: The City Land Use Plan depicts this area as Single Family Residential- Medium density. The layout of this plat accommodates the approved future land uses. Thoroughfare Plan: This subdivision is providing Arnold Road as a Collector as depicted on the Thoroughfare Plan. Schaffer is also being included as a collector. Parkland Dedication: Parkland dedication has been provided as a "fee-in-lieu-of' Sidewalks: Sidewalks are being provided as specified in the Subdivision Regulations. Compliance with Master plan/Preliminary Plat: This Final Plat conforms to the approved Master Plan and Preliminary Plat. Compliance with rezoning conditions: Phase II of this subdivision has rezoning conditions, however, Phase I does not. Greenways: At the time this Staff Report was written, the Applicant planned to retain the Detention Pond/ Green Belt Area as a privately maintained facility. J: I PZTEXT I PZ04168. DOC However, according to conversations with Mr. Elkins, he is open to dedicating the area to the City's Greenways Program. Judy Downs, Director of the Greenways Program, has been contacted concerning this matter. If the applicant decides to dedicate, this dedication should be reflected on the plat. City staff encourages dedication of such areas to the Greenways Program. Dedication of the area will ensure it remains "green", control development in the floodplain, provide walking or biking space for area residents and be maintained by the City. The applicant may further elaborate on his decision to dedicate if present at the meeting. Bikeways: A bikeway is being constructed for this Subdivision in Phase II along Arnold and in the Landscape Buffer. Compliance w/Subdivision Regulations: This plat conforms to the City's Subdivision Regulations. Zoned: Phase I of Sun Meadows is zoned R-2, Phases 2 and 3 are zoned R-1. Development activity in vicinity: Other development projects in the area include Westfield Subdivision to the west. Recent actions: The Preliminary Plat was approved by the Commission 11/16/2000. Item Background: The majority of the subject property was rezoned in 1996 to reflect 33 acres of future duplex development along the Graham Road frontage with 27 acres of single family to the north adjacent to the existing Edelweiss neighborhood. 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 for the R-1 portion therefore includes several conditions that assure mitigation of those issues. However the R-2 portion of the subdivision involved in this request does not include any rezoning conditions needing to be met at this time. Budgetary & Financial Summary: N/A Related Advisory Board Recommendations: N/A Commission Action Options: The Commission has final authority over the final plat. The options regarding the final plat 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 Final Plat 4. Staff Comments INFRASTRUCTURE AND FACILITIES J: I PZTEX nPZ04168. DOC Water: There is an existing 12" stub-out from the waterline 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 Road. Sewer: There is an existing 18" sewer impact fee line running through the proposed green space area. All local lines will branch off from this main line. This is an Impact Fee line (see Impact Fees below). 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. Drainage: This development will be required to meet the Drainage Ordinance at the Development Permit stage. A storm sewer system is being reviewed at this time. Most drainage will be routed to the creek or the 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 as such. Oversize request: See Budgetary and Financial Summary Section. (9 Impact Fees: The 18" onsite sewerline is an impact fee liff.s The current fee is $232.04 per living unit equivalent (LUE). D considered 2 LUEs. The fee for Phase I will be approxi ePhase II $23,900 and Phase III $2,320 for a total of impact fee line was recently analyzed by Assistant City Engineer Ted Mayo, P.E. and the new fee structure configured. The Impact Fee is due at the time the Final Plat is filed. NOTIFICATION: Legal Notice Publication(s): N/A Advertised Commission Hearing Dates(s): 01/11/2001 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 J: I PZTEXT I PZ04168. DOC STAFF REVIEW COMMENTS No. 2 Project: SUN "PARK" MEADOWS SUBDIVISION (FP)-FINAL PLAT (0-229) PLANNING/ ENGINEERING 1. Please correct the information referring to Edelweiss Estates on Sheets 1 and 2. 2. Lines for the 12.1 acre triangular tract did not appear on Sheet 2. 3. Please correct the survey line directions on the north and east boundaries. 4. If the Applicant wishes to dedicate the floodplain to the City's Greenways Program, please reflect this on the revised plat Reviewed by: SPENCER THOMPSON Date: 01/11/2001 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City, will constitute a completely new review. Staff Review Comments Page 1 of 1 J:\PZTEXT\PZ04171. DOC TOTAL ACRES OF SUBDIVISION 3 4.6 0 R-0 W ACREAGE 6. 6 4 TOTAL # OF LOTS 10 0 AMBER OF LOTS BY ZONING DISTRICT R2 / 100 AVERAGE ACREAGE OF EACH RESIDENTIAL LOT BY ZONING DISTRICT: R2 / 0.197 / FLOODPLAIN ACREAGE 8.13 PARKLAND DEDICATION ACREAGE OR FEE AMOUNT A STATEMENT ADDRESSING ANY DIFFERENCES BETWEEN THE FINAL PLAT AND APPROVED MASTER DEVELOPMENT PLAN AND/OR PRELIMINARY PLAT (IF APPLICABLE): Three lots located on the north side of Willow Pond Court were eliminated due to conflict with sanitary sewer easement. REQUESTED VARIANCES TO SUBDIVISION REGULATIONS & REASON FOR SAME REQUESTED OVERSIZE PARTICIPATION None TOTAL LINEAR FOOTAGE OF PROPOSED: 7,650 STREETS 5 , 6 9 2 SIDEWALKS 5 , 7 61 SANITARY SEWER LINES 5 , 7 0 0 WATER LINES CHANNELS 1 , 0 2 4 STORM SEWERS 1 , 13 6 BIKE LANES / PATHS NOTE: DIGITAL COPY OF PLAT (IF APPLICABLE) MUST BE SUBMITTED PRIOR TO FILING. The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true, correct and complete. The undersigned hereby requests approval by the City of College Station of the above identified final plat. r ,1 le P Z coo REAER signature an Title Date VC& 503 0" ~ Z C ~t, None STAFF REPORT Prepared by: Spencer Thompson Date: January 11, 2001 Item: Public hearing and consideration of a Final Plat for the Sun "Park" Meadows Subdivision located on Graham Road west of Victoria Avenue and across from the College Station Middle School. (0-229) Applicant: Mr. Hartell Elkins for E&F Development Staff Recommendations: Staff recommends approval of the Final Plat with the condition that the attached Staff Review Comments are addressed. Item Summary: This site currently contains the North Fork of Lick Creek as it flows out of the Edelweiss Detention Pond on Victoria Avenue toward the new bridge structure at Graham Road. The developer intends to reconfigure the streambed and incorporate detention in a green space. Phase I, fronting Graham, is zoned R-2 for the construction of Duplex units and Phases II and I I I 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. The landscape buffer will include a continuation of the bike path from Arnold Street. 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 agreed upon by Staff and the developer to implement the 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 into Phases II and III from Hasslet Loop. The Thoroughfare Plan shows Arnold continuing through to Birmingham, which will connect Graham and Rock Prairie Road in the future Comprehensive Plan Considerations: Land Use Plan: The City Land Use Plan depicts this area as Single Family Residential- Medium density. The layout of this plat accommodates the approved future land uses. Thoroughfare Plan: This subdivision is providing Arnold Road as a Collector as depicted on the Thoroughfare Plan. Schaffer is also being included as a collector. Parkland Dedication: Parkland dedication has been provided as a "fee-in-lieu-of' Sidewalks: Sidewalks are being provided as specified in the Subdivision Regulations. Compliance with Master plan/Preliminary Plat: This Final Plat conforms to the approved Master Plan and Preliminary Plat. Compliance with rezoning conditions: Phase II of this subdivision has rezoning conditions, however, Phase I does not. Greenways: At the time this Staff Report was written, the Applicant planned to retain the Detention Pond/ Green Belt Area as a privately maintained facility. J. IPZTEX71PZ04168. DOC However, according to conversations with Mr. Elkins, he is open to dedicating the area to the City's Greenways Program. Judy Downs, Director of the Greenways Program, has been contacted concerning this matter. If the applicant decides to dedicate, this dedication should be reflected on the plat. City staff encourages dedication of such areas to the Greenways Program. Dedication of the area will ensure it remains "green", control development in the floodplain, provide walking or biking space for area residents and be maintained by the City. The applicant may further elaborate on his decision to dedicate if present at the meeting. Bikeways: A bikeway is being constructed for this Subdivision in Phase II along Arnold and in the Landscape Buffer. Compliance w/Subdivision Regulations: This plat conforms to the City's Subdivision Regulations. Zoned: Phase I of Sun Meadows is zoned R-2, Phases 2 and 3 are zoned R-1. Development activity in vicinity: Other development projects in the area include Westfield Subdivision to the west. Recent actions: The Preliminary Plat was approved by the Commission 11/16/2000. Item Background: The majority of the subject property was rezoned in 1996 to reflect 33 acres of future duplex development along the Graham Road frontage with 27 acres of single family to the north adjacent to the existing Edelweiss neighborhood. 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 for the R-1 portion therefore includes several conditions that assure mitigation of those issues. However the R-2 portion of the subdivision involved in this request does not include any rezoning conditions needing to be met at this time. Budgetary & Financial Summary: N/A Related Advisory Board Recommendations: N/A Commission Action Options: The Commission has final authority over the final plat. The options regarding the final plat 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 Final Plat 4. Staff Comments INFRASTRUCTURE AND FACILITIES J: I PZ TEX T I PZ04168. D O C Water: There is an existing 12" stub-out from the waterline 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 Road. Sewer: There is an existing 18" sewer impact fee line running through the proposed green space area. All local lines will branch off from this main line. This is an Impact Fee line (see Impact Fees below). 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. Drainage: This development will be required to meet the Drainage Ordinance at the Development Permit stage. A storm sewer system is being reviewed at this time. Most drainage will be routed to the creek or the 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 as such. Oversize request: See Budgetary and Financial Summary Section. Impact Fees: The 18" onsite sewerline is an impact fee line (927 The current fee is $232.04 per living unit equivalent (LUE). D considered 2 LUEs. The fee for Phase I will be approxi ely $46,408, Phase II $23,900 and Phase III $2,320 for a total of s impact fee line was recently analyzed by Assistant City Engineer Ted Mayo, P.E. and the new fee structure configured. The Impact Fee is due at the time the Final Plat is filed. NOTIFICATION: Legal Notice Publication(s): N/A Advertised Commission Hearing Dates(s): 01/11/2001 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 J: I PZTEXT I PZ04168. DOC STAFF REVIEW COMMENTS No. 2 Project: SUN "PARK" MEADOWS SUBDIVISION (FP)-FINAL PLAT (0-229) PLANNING/ ENGINEERING 1. Please correct the information referring to Edelweiss Estates on Sheets 1 and 2. 2. Lines for the 12.1 acre triangular tract did not appear on Sheet 2. 3. Please correct the survey line directions on the north and east boundaries. 4. If the Applicant wishes to dedicate the floodplain to the City's Greenways Program, please reflect this on the revised plat Reviewed by: SPENCER THOMPSON Date: 01/11/2001 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City, will constitute a completely new review. Staff Review Comments Page 1 of 1 JAPZTEXnPZ04171.D0C TOTAL ACRES OF SUBDIVISION 3 4.6 0 R-0 W ACREAGE 6.6 4 TOTAL # OF LOTS / ~JMBER OF LOTS BY ZONING DISTRICT R2 / 100 AVERAGE ACREAGE OF EACH RESIDENTIAL LOT BY ZONING DISTRICT: R2 / 0.197 FLOODPLAIN ACREAGE 8.13 PARKLAND DEDICATION ACREAGE OR FEE AMOUNT 100 A STATEMENT ADDRESSING ANY DIFFERENCES BETWEEN THE FINAL PLAT AND APPROVED MASTER DEVELOPMENT PLAN AND/OR PRELIMINARY PLAT (IF APPLICABLE): Three lots located on the north side of Willow Pond Court were eliminated due to conflict with sanitary sewer easement. REQUESTED VARIANCES TO SUBDIVISION REGULATIONS & REASON FOR SAME None REQUESTED OVERSIZE PARTICIPATION None TOTAL LINEAR FOOTAGE OF PROPOSED: 7,650 STREETS 5,692 SIDEWALKS 5 , 7 61 SANITARY SEWER LINES 5 , 7 0 0 WATER LINES CHANNELS 1 , 0 2 4 STORM SEWERS 1 , 13 6 BIKE LANES / PATHS NOTE: DIGITAL COPY OF PLAT (IF APPLICABLE) MUST BE SUBMITTED PRIOR TO FILING. The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true, correct and complete. The undersigned hereby requests approval by the City of College Station of the above identified final plat.` ` aignature an Tile Date . mss! hSAL s~ . . STAFF REPORT Item: Cacress located o a (MPP) for Sun Meadows Subdivision, being approximately 60 am 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 11 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:\PZTEX71PZ03897. 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 11$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 The structure reconfigured. NOTIFICATION: Legal Notice Publication(s): None Required. STAFF MEMBER: Spencer Thompson, Development Services, Engineering Created on 11108100 5:39 PM J: IPZTEXT1PZ03897. DOC U 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 Created on 11108100 5:39 PM J: IPZTEXT1PZ03897. DOC 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. 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. Created on 11/08/00 5:39 PM J: IPZTEXTIPZ03897. DOC 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. Created on 11108100 5:39 PM J: IPZTEXTIPZ03897. DOC STAFF REPORT Item: Public hearing and consideration of om A-O, Agricultural Open to R- 1, Single Family Residential, for a remaining portion of th " ail consisting of 11.4524 acres located at 901 Graham Road. Applicant: Hartzell Elkins Item Summary: This property is part of the recently approved 60 acre Master Development Plan for Sun Meadows Subdivision that is located east of Schaffer Road and north of Graham. This 11 acre piece is the only portion of the development plan that is still zoned A-O. The proposed property is shown on the land use plan as Single Family Residential - Medium Density, which is associated with a density of 3-6 dwelling units per acre. This property comprises parts of Blocks 9, 10, and 11 as shown on the master development plan. The plan indicates that 39 dwelling units will be built on this section of the subdivision for a density of 3.4 dwelling units per acre. This proposed build-out complies with the land use plan. The Edelweiss Subdivision, a single family development, is located to the west of the entire master development tract including the property in question. The portion of the master development plan that abuts Edelweiss is part of a previous rezoning. Southwood Athletic Park is located across Arnold Road, to the north of the subject property. An undeveloped Agricultural-Open tract is located to the east of the property. The future land use plan envisions the surrounding area as Single-Family Residential - Medium Density. The City currently has one CIP project near this site, the Graham Road upgrade. The Public Works Department has completed the engineering and design phase. Pending the completion of right-of-way acquisition, Public Works anticipates beginning construction of the roadway early next year. Comprehensive Plan Considerations: The proposed property is shown on the land use plan as Single Family Residential - Medium Density, which is associated with a density of 3-6 dwelling units per acre. The future land use plan envisions the surrounding area as Single-Family Residential - Medium Density. On the Thoroughfare Plan, Arnold Road is reflected as a minor collector, however in its existing condition the road would not have the capacity to serve the proposed subdivision unless upgraded as reflected in the recently approved Master Development Plan. We are recommending that the upgrade of Arnold Road to collector status be a condition of rezoning. Item Background: Sun Meadows was part of the annexation that took place in the early 1990s. The proposed property currently has the A-O, Agricultural-Open, holding zoning classification that is given to all property acquired during annexation. The property is not currently platted. If the rezoning is approved, the piece will be platted as part of a proposed Sun Meadows Subdivision. As stated earlier, a Master Development Plan for the Sun Meadows Subdivision was approved by the Planning and Zoning Commission on July 6, 2000. In April 1996, the abutting 17.28 acres to the west was rezoned to R-1, Single Family, while the 33 acres to the south was rezoned to R-2, Duplex Residential in June of 1996. The three combined pieces make up the proposed Sun Meadows Subdivision. Staff Recommendations: Staff recommends approval of the rezoning with the condition that Arnold Road be constructed to minor collector standards. 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 area to Southwood Athletic Park. Commission Action Options: The Commission acts as a recommending body on the question of rezoning, which will be ultimately decided by City Council. The Commission options are: 1. Recommend approval of rezoning as submitted; 2. Recommend approval with physical conditions that will mitigate negative impacts; 3. Recommend a less intense zoning classification; 4. Recommend denial; 5. Table indefinitely; or, 6. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 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: Arnold road is currently a substandard roadway, however we have recommended upgrading to a collector status be a condition of the rezoning. Arnold Road will connect to a new relocated Schaffer Road in the proposed subdivision. Shaffer Road is classified as a minor collector, while Graham Road is classified as a major collector. 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 approved 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: Legal Notice Publication(s): The Eagle; 8-23-00 and 8-30-00 Advertised Commission Hearing Dates(s): 9-07-00 Advertised Council Hearing Dates: 9-14-00 Number of Notices Mailed to Property Owners Within 200': 9 Response Received: None as of date of staff report Benito Flores-Meath, 901 Val Verde Drive said that he believed that this was the way we should be planning our neighborhoods and city. He stated that he was reminded of some recommendations made for the southside area that was made approximately 3 years ago that have never come to fruition. He encouraged the staff and the commission to follow through on the implementation of the recommendations through ordinance. Amy Tremblay, 2715 Wilderness North, encouraged the commission to recommend the adoption of this plan to the City Council. Burt Hermann, 2401 East Bypass, stated that his main objection to the plan was the terminology "prohibited uses" in the plan and suggested that there be a more specific explanation of what developments are going to be allowed in the area. He said that he believes this would eliminate repetitive public hearings of the same development issues. Chairman Mooney closed the public hearing. Commissioner Warren motioned to recommend the plan to Council. Commissioner Happ said that he wanted more time to review the information. The remaining commissioners indicated the same concern. Commissioner Warren motioned to place this item on the next Planning and Zoning Commission Workshop and Regular Meeting Agendas, September 21, 2000, which was seconded by Commissioner Happ. Chairman Mooney called the question. The motioned passed unopposed, 7-0. Agenda Item No. 4: Public hearing and consideration of a rezoning from A-O Agricultural Open to R-1 Single Family residential for a remaining portion of the Sun "Park" Meadows Subdivision, consisting of 11.4524 acres located at 901 Graham Road. (00-132) This item was moved and heard as Agenda Item No. 3. Staff Planner Laauwe presented the staff report. Ms. Laauwe reported that this property is part of the recently approved 60 acre Master Development Plan for Sun Meadows Subdivision that is located east of Schaffer Road and north of Graham. She pointed out that this 11-acre piece is the only portion of the development plan that is still zoned A-O. She pointed out that in April 1996, the abutting 17.28 acres to the west was rezoned to R-1, Single Family, while the 33 acres to the south was rezoned to R-2, Duplex Residential in June of 1996. She explained that the three combined pieces now make up the proposed Sun Meadows Subdivision. Ms. Laauwe said that the proposed property is shown on the land use plan as Single Family Residential - Medium Density, which is associated with a density of 3-6 dwelling units per acre and explained that this property comprises parts of Blocks 9, 10, and 11 as shown on the master development plan. She also pointed out that the plan indicates that 39 dwelling units will be built on this section of the subdivision for a density of 3.4 dwelling units per acre and this proposed build-out complies with the land use plan she said. As indicated on the Thoroughfare Plan, Ms. Laauwe said that Arnold Road is reflected as a minor collector, but in its existing condition the road would not have the capacity to serve the proposed subdivision unless upgraded as reflected in the recently approved Master Development Plan. She stated that the staff is recommending that the upgrade of Arnold Road to collector status be a condition of the rezoning. Ms. Laauwe added that the City currently has one CIP project near this site, which is the Graham Road upgrade. Pending the completion of right-of-way acquisition, Ms. Laauwe said that Public P&Z Minutes September 7, 2000 Page 5 of 10 Works anticipates beginning construction of the roadway early next year. 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 she said. The Board also recommended that pedestrian/bike access not be restricted along the north side of the subdivision from the residential area to Southwood Athletic Park. In closing, Ms. Laauwe stated that the property is not currently platted and if the rezoning is approved, the piece will be platted as part of a proposed Sun Meadows Subdivision. Staff recommends approval of the rezoning with the condition that Arnold Road be constructed to minor collector standards. Commissioner Floyd asked Ms. Laauwe what was meant by the Parks Board recommendation that pedestrian/bike access not be restricted along the north side of the subdivision from the residential area to Southwood Athletic Park. Senior Planner Kuenzel explained that the concern involved future lot layouts. She said that the Parks Board wanted to ensure there would be access to Southwood Athletic Park along the northside of the subdivision as the development was being constructed. Chairman Mooney wanted to know if there was going to be adequate width on Arnold Road to support a bike lane, which would be a continuation of the bike trail. He expressed concern for the traffic. Transportation Planner Hard stated that the intent of the rezoning was not to allow the bike trail/lane to continue onto Arnold Road. The intent is to extend the bike path/trail onto College Station Independent School District (CSID) property and on to City property to easily and safely access both the school and the City Park. Chairman Mooney opened the public hearing. The developer, Mr. Hartzell Elkins, encouraged the commission to approve the rezoning. Commissioner Horlen asked Mr. Elkins if he was in agreement with the City's condition to upgrade Arnold Road to a minor collector. Mr. Elkins stated that he was in agreement with this condition. Chairman Mooney closed the public hearing. Commissioner Warren motioned for approval with the condition that Arnold Road be upgraded to a minor collector. Commissioner Harris seconded the motion. Commissioner Happ asked when the upgrade to Arnold Road would take place. Transportation Planner Hard explained that the upgrade would come when the final phase is platted. Commissioner Horlen asked for clarification regarding the rezoning for the subdivision with the condition of the upgrade to Arnold Road. Assistant City Attorney Nemcik explained that if the upgrade is not completed, the R-1 rezoning would revert back to the original A-O rezoning. Chairman Mooney called the question. The motion carried 7-0. Agenda Item No. 5: Consideration of a Master Preliminary Plat for Castlegate Subdivision consisting of 338.26 acres located north of Greens Prairie Road and west of the future State Highway 40. (00-136) P&Z Minutes September 7, 2000 Page 6 of 10 STAFF REPORT Prepared by: Spencer Thompson Date: January 11, 2001 Item: Public hearing and consideration of a Final Plat for the Sun "Park" Meadows Subdivision located on Graham Road west of Victoria Avenue and across from the College Station Middle School. (0-229) Applicant: Mr. Hartell Elkins for E&F Development Staff Recommendations: Staff recommends approval of the Final Plat with the condition that the attached Staff Review Comments are addressed. Item Summary: This site currently contains the North Fork of Lick Creek as it flows out of the Edelweiss Detention Pond on Victoria Avenue toward the new bridge structure at Graham Road. The developer intends to reconfigure the streambed and incorporate detention in a 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. The landscape buffer will include a continuation of the bike path from Arnold Street. 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 agreed upon by Staff and the developer to implement the 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 into Phases II and III from Hasslet Loop. The Thoroughfare Plan shows Arnold continuing through to Birmingham, which will connect Graham and Rock Prairie Road in the future Comprehensive Plan Considerations: Land Use Plan: The City Land Use Plan depicts this area as Single Family Residential- Medium density. The layout of this plat accommodates the approved future land uses. Thoroughfare Plan: This subdivision is providing Arnold Road as a Collector as depicted on the Thoroughfare Plan. Schaffer is also being included as a collector. Parkland Dedication: Parkland dedication has been provided as a "fee-in-lieu-of'. Sidewalks: Sidewalks are being provided as specified in the Subdivision Regulations. Compliance with Master plan/Preliminary Plat: This Final Plat conforms to the approved Master Plan and Preliminary Plat. Compliance with rezoning conditions: Phase II of this subdivision has rezoning conditions, however, Phase I does not. J:IPZTEXTIPZ04168. DOC Greenways: At the time this Staff Report was written, the Applicant planned to retain the Detention Pond/ Green Belt Area as a privately maintained facility. However, according to conversations with Mr. Elkins, he is open to dedicating the area to the City's Greenways Program. Judy Downs, Director of the Greenways Program, has been contacted concerning this matter. If the applicant decides to dedicate, this dedication should be reflected on the plat. City staff encourages dedication of such areas to the Greenways Program. Dedication of the area will ensure it remains "green", control development in the floodplain, provide walking or biking space for area residents and be maintained by the City. The applicant may further elaborate on his decision to dedicate if present at the meeting. Bikeways: A bikeway is being constructed for this Subdivision in Phase II along Arnold and in the Landscape Buffer. Compliance w/Subdivision Regulations: This plat conforms to the City's Subdivision Regulations. Zoned: Phase I of Sun Meadows is zoned R-2, Phases 2 and 3 are zoned R-1. Development activity in vicinity: Other development projects in the area include Westfield Subdivision to the west. Recent actions: The Preliminary Plat was approved by the Commission 11/16/2000. Item Background: The majority of the subject property was rezoned in 1996 to reflect 33 acres of future duplex development along the Graham Road frontage with 27 acres of single family to the north adjacent to the existing Edelweiss neighborhood. 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 for the R-1 portion therefore includes several conditions that assure mitigation of those issues. However the R-2 portion of the subdivision involved in this request does not include any rezoning conditions needing to be met at this time. Budgetary & Financial Summary: N/A Related Advisory Board Recommendations: N/A Commission Action Options: The Commission has final authority over the final plat. The options regarding the final plat 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 Final Plat J: IPZTEX71PZ04168. DOC 4. Staff Comments INFRASTRUCTURE AND FACILITIES Water: There is an existing 12" stub-out from the waterline 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 Road. Sewer: There is an existing 18" sewer impact fee line running through the proposed green space area. All local lines will branch off from this main line. This is an Impact Fee line (see Impact Fees below). 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. Drainage: This development will be required to meet the Drainage Ordinance at the Development Permit stage. A storm sewer system is being reviewed at this time. Most drainage will be routed to the creek or the 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 as such. Oversize request: See Budgetary and Financial Summary Section. Impact Fees: The 18" onsite sewerline is an impact fee line (92-01). The current fee is $232.04 per living unit equivalent (LUE). Duplexes are considered 2 LUEs. The fee for Phase I will be approximately $46,408, Phase II $23,900 and Phase III $2,320 for a total of $72,628. This impact fee line was recently analyzed by Assistant City Engineer Ted Mayo, P.E. and the new fee structure configured. The Impact Fee is due at the time the Final Plat is filed. NOTIFICATION: Legal Notice Publication(s): N/A Advertised Commission Hearing Dates(s): 01/11/2001 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 J: IPZTEXTIPZ04168. DOC