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HomeMy WebLinkAbout00072674MEMORANDUM April 11, 2002 TO: Planning and Zoning Commission FROM: Spencer Thompson, Development Services, Engineering Email: sthompson @ci.college- station.tx.us SUBJECT: MASTER PRELIMINARY PLAT for INDIAN LAKES (PP) Item: Discussion and possible action on a MASTER PRELIMINARY PLAT for INDIAN LAKES (PP), consisting of 134 Lots on 540 acres. (02- 00500059) Applicant: Mr. Paul Clarke for Smiling Mallard Development, Ltd. Staff Recommendations: Staff recommends that the Commission review the Master Development Plan, first. If the Commission approves the MDP, then this Preliminary Plat can be considered for approval. • If the MDP is not approved, Staff recommends denial of the Preliminary Plat on the following basis: • The Preliminary Plat does not comply with the approved Master Development Plan. • If the MDP is approved as submitted, Staff recommends approval of the Preliminary Plat with Staff Comments #2 on the following basis: • The Developer has not shown the floodplain as required on plats and requested in Comments #1. • Access to Lots 15 and 16, Block 5 should not be provided as shown on the Preliminary Plat, as requested by Staff in Comments #1. • The Developer has not shown Drainage Easements on Plat as needed and requested in Comments #1. Item Summary: This item is for the consideration of a Master Preliminary Plat for Indian Lakes Subdivision. Indian Lakes is located at the southern end of Arrington Road. It spans eastward to the southern end of Cherokee Drive and southward to the Peach Creek floodplain. Arrington Road is an existing gravel road. Cherokee Drive is very similar. The subdivision will need a collector, at minimum, to provide adequate access. The Developer is providing Indian Lakes Drive as a collector within the bounds of the subdivision. However, it will connect to substandard roads such as Cherokee and Arrington. Discussions have taken place between the County, local property owners, the Developers and the City in regards to access. No agreement has been reached. Concerning the basis for Staff Comments #2: • Comments were returned to the Applicant to show the 100 -year floodplain on the plat as required by ordinance. This site has FEMA floodplain on the south end. It has been relayed to me that the developer could be required to extend a FEMA flood study from the Peach Creek Zone A floodplain up through the property. Such a study has not been requested. The Applicant was asked to approximate the floodplain for the Preliminary Plat. An analysis will be required and the results shown on the Final Plat. This request was made to give the Applicant time for the study to be done properly and not delay the Preliminary Plat. The study will establish the 100 -year floodplain on drainage ways, "base flood elevations" and minimum floor elevations for all affected lots. This is a FEMA requirement. However, no 100 -year floodplain has been shown and labeled anywhere on the Preliminary Plat. The County regulates most floodplain matters. However, they have no regulations in place to regulate non -FEMA floodplain activity. If a FEMA study is required, then the 100 -year floodplain can be regulated by the county. Short of such a study, the only applicable regulation is the City Drainage Ordinance. The ordinance was adopted to protect citizens from flooding problems, especially where development occurs and changes natural drainage patterns. • The access to Lots 15 and 16, Block 5 should be provided by one or more of the adjacent cul -de -sacs. • Drainage easements are an item the Commission, local citizens, Texas Floodplain Managers Association, the County and others have asked us to include in our review. Chapter 9 Subdivision Regulations, Section 1241 states: 12 -J.1 Drainape Easements Where a subdivision is traversed by a watercourse, drainage way, natural channel or stream, there may be required a drainage easement or right -of -way conforming substantially to the limits of such watercourse, plus additional width to accommodate future needs as determined by the City Engineer. The City of College Station Drainage Policy and Design Standards shall be used as a guideline for easement sizing. No construction, including fences, shall impede, constrict, or block the flow of water in any easement or natural watercourse. Such easement shall not be considered a part of the lot area for purposes of minimum lot size requirements of the zoning ordinance. Drainage Easements preclude the placing of structures in and /or blockage of the drainage way. Structures built in the drainage way can flood and create blockage. Any blockage can cause upstream flooding problems or rerouting of stream waters to areas not in the normal drainage path. The Applicant was asked how construction of homesites would be regulated around the lake. The plat notes a 20' Building Setback and an expected minimum floor elevation. Staff would like to reserve judgement on this item until a drainage study has been reviewed. It may be that 20' is sufficient. On the other hand, under certain conditions, 20' may not be adequate. Note 8 on the plat is incorrect. Only the first sentence is applicable to this project. It is expected at this time that all lots will have OSSF's. Comprehensive Plan Considerations: Land Use Plan: N/A Thoroughfare Plan: Arrington Road is shown as a major collector. Mesa Verde is the required minor arterial being provided by the Developer. 100 -ft ROW is being dedicated. Parkland Dedication: N/A Open Space Dedication: N/A Special Area Plans: N/A Budgetary & Financial Summary: N/A Attachments: 1. Area map 2. Application 3. Copy of Plat 4. Staff Comments #2 CITY OF COLLEGE STATION DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979) 764 -3570 / Fax (979) 764 -3496 [u I_?I_►`i Eel 7 ` I I I1JJ April 1, 2002 TO: Paul Clarke c/o Smiling Mallard Development, Ltd., via e-mail: carke @tca.net FROM: Bridgette George, Assistant Development Manager SUBJECT: INDIAN LAKES (MPP) -Master Preliminary Plat Staff reviewed the above - mentioned master preliminary plat as requested. The following page is a list of staff review comments detailing items that need to be addressed. Please address the comments and submit the following information by Monday, April 8, 2002, 10:00 a.m. to be reviewed before the Planning and Zoning Commission meeting scheduled for April 18, 2002, 7:00 p.m. in the City Hall Council Chambers, 1101 Texas Avenue. Ten (10) copies of the revised preliminary plat; and, One (1) Mylar original of the revised preliminary plat. One (1) copy of the digital file of the preliminary plat on diskette or e-mail to nmanhart@ci.college - station.tx.us If you have any questions or need additional information, please call Spencer Thompson at 764 -3570. Attachments: Staff review comments cc: Kling Engineering & Surveying, via email: stewart@klingeng.com Case file #02- 00500059 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. 1 of 2 MEMORANDUM April 11, 2002 TO: Planning and Zoning Commission FROM: Spencer Thompson, Development Services, Engineering Email: sthompson @ci.college - station.tx.us SUBJECT: MASTER PRELIMINARY PLAT for INDIAN LAKES (PP) Item: Discussion and possible action on a MASTER PRELIMINARY PLAT for INDIAN LAKES (PP), consisting of 134 Lots on 540 acres. (02- 00500059) Applicant: Mr. Paul Clarke for Smiling Mallard Development, Ltd. Staff Recommendations: Staff recommends that the Commission review the Master Development Plan, first. If the Commission approves the MDP, then this Preliminary Plat can be considered for approval. • If the MDP is not approved, Staff recommends denial of the Preliminary Plat on the following basis: • The Preliminary Plat does not comply with the approved Master Development Plan. • If the MDP is approved as submitted, Staff recommends approval of the Preliminary Plat with Staff Comments #2 on the following basis: • The Developer has not shown the floodplain as required on plats and requested in Comments #1. • Access to Lots 15 and 16, Block 5 should not be provided as shown on the Preliminary Plat, as requested by Staff in Comments #1. • The Developer has not shown Drainage Easements on Plat as needed and requested in Comments #1. Item Summary: This item is for the consideration of a Master Preliminary Plat for Indian Lakes Subdivision. Indian Lakes is located at the southern end of Arrington Road. It spans eastward to the southern end of Cherokee Drive and southward to the Peach Creek floodplain. Arrington Road is an existing gravel road. Cherokee Drive is very similar. The subdivision will need a collector, at minimum, to provide adequate access. The Developer is providing Indian Lakes Drive as a collector within the bounds of the subdivision. However, it will connect to substandard roads such as Cherokee and Arrington. Discussions have taken place between the County, local property owners, the Developers and the City in regards to access. No agreement has been reached. Concerning the basis for Staff Comments #2: • Comments were returned to the Applicant to show the 100 -year floodplain on the plat as required by ordinance. This site has FEMA floodplain on the south end. It has been relayed to me that the developer could be required to extend a FEMA flood study from the Peach Creek Zone A floodplain up through the property. Such a study has not been requested. The Applicant was asked to approximate the floodplain for the Preliminary Plat. An analysis will be required and the results shown on the Final Plat. This request was made to give the Applicant time for the study to be done properly and not delay the Preliminary Plat. The study will establish the 100 -year floodplain on drainage ways, "base flood elevations" and minimum floor elevations for all affected lots. This is a FEMA requirement. However, no 100 -year floodplain has been shown and labeled anywhere on the Preliminary Plat. The County regulates most floodplain matters. However, they have no regulations in place to regulate non -FEMA floodplain activity. If a FEMA study is required, then the 100 -year floodplain can be regulated by the county. Short of such a study, the only applicable regulation is the City Drainage Ordinance. The ordinance was adopted to protect citizens from flooding problems, especially where development occurs and changes natural drainage patterns. • The access to Lots 15 and 16, Block 5 should be provided by one or more of the adjacent cul -de -sacs. • Drainage easements are an item the Commission, local citizens, Texas Floodplain Managers Association, the County and others have asked us to include in our review. Chapter 9 Subdivision Regulations, Section 1241 states: 12 -J.1 Drainage Easements Where a subdivision is traversed by a watercourse, drainage way, natural channel or stream, there may be required a drainage easement or right -of -way conforming substantially to the limits of such watercourse, plus additional width to accommodate future needs as determined by the City Engineer. The City of College Station Drainage Policy and Design Standards shall be used as a guideline for easement sizing. No construction, including fences, shall impede, constrict, or block the flow of water in any easement or natural watercourse. Such easement shall not be considered a part of the lot area for purposes of minimum lot size requirements of the zoning ordinance. Drainage Easements preclude the placing of structures in and /or blockage of the drainage way. Structures built in the drainage way can flood and create blockage. Any blockage can cause upstream flooding problems or rerouting of stream waters to areas not in the normal drainage path. The Applicant was asked how construction of homesites would be regulated around the lake. The plat notes a 20' Building Setback and an expected minimum floor elevation. Staff would like to reserve judgement on this item until a drainage study has been reviewed. It may be that 20' is sufficient. On the other hand, under certain conditions, 20' may not be adequate. Note 8 on the plat is incorrect. Only the first sentence is applicable to this project. It is expected at this time that all lots will have OSSF's. Comprehensive Plan Considerations: Land Use Plan: N/A Thoroughfare Plan: Arrington Road is shown as a major collector. Mesa Verde is the required minor arterial being provided by the Developer. 100 -ft ROW is being dedicated. Parkland Dedication: N/A Open Space Dedication: N/A Special Area Plans: N/A Budgetary & Financial Summary: N/A Attachments: 1. Area map 2. Application 3. Copy of Plat 4. Staff Comments #2 9 ?, AfA CITY OF COLLEGE STATION DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979) 764 -3570 / Fax (979) 764 -3496 MEMORANDUM April 1, 2002 TO: Paul Clarke c/o Smiling Mallard Development, Ltd., via e-mail: clarke @tca.net FROM: Bridgette George, Assistant Development Manager SUBJECT: INDIAN LAKES (MPP) -Master Preliminary Plat Staff reviewed the above - mentioned master preliminary plat as requested. The following page is a list of staff review comments detailing items that need to be addressed. Please address the comments and submit the following information by Monday, April 8, 2002, 10:00 a.m. to be reviewed before the Planning and Zoning Commission meeting scheduled for April 18, 2002, 7:00 p.m. in the City Hall Council Chambers, 1101 Texas Avenue. Ten (10) copies of the revised preliminary plat; and, ~ y One (1) Mylar original of the revised preliminary plat. One (1) copy of the digital file of the preliminary plat on diskette or e-mail to nmanhart@ci.college- station.tx.us If you have any questions or need additional information, please call Spencer Thompson at 764 -3570. Attachments: Staff review comments cc: Kling Engineering & Surveying, via email: stewart @klingeng.com Case file #02- 00500059 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. 1 of 2 STAFF REVIEW COMMENTS NO. 1 Project: INDIAN LAKES (PP)- PRELIMINARY PLAT (02 -059) ENGINEERING 1. This Preliminary Plat does not meet the approved Master Development Plan. You will have to present your Master Development Plan back to the Commission at the next meeting. Approval of this Plat will be contingent of approval of the Master Development Plan. It is Staffs opinion that the optimum location for the Arterial is the location that was proposed at the 3/11/02 meeting and in the submitted Right -of- Way Exhibits. 2. Please show Indian Lakes Drive as: (30' Pvmt.) 3. Please show the 100 -year floodplain for this subdivision, as required. Please include drainage to and through the subdivision, culverts, lakes, and dams in your analysis in order to establish BFE's and minimum floor elevations for all affected lots. You may opt to approximate the floodplain boundary for Preliminary Plat purposes and add a note to the effect. However, if you do so a complete drainage analysis and resulting floodplain delineation must be shown on the Final Plat. 4. Please show drainage easements on channels, etc as per Section 12 -J of the Subdivision Regulations. 5. Please provide access to Lots 15 and 16, Block 5 by way of Cheyenne Trail East or West; either by street or private access easement. 6. Please describe how private home construction will be precluded in the Lake areas, easement, plat note, FEMA designation, etc. 7. Is the "Riding Trail" to be a Private Access Easement? If so, please show on plat. 8. Please add descriptors to street names such as Street, Drive, Court, etc. as applicable. Directional descriptors such as East, West, etc. are not permitted. Reviewed by: Spencer Thompson Date: April 1, 2002 PLANNING 1. On the first page, please move the title information to the lower right hand corner of the plan. This is being asked of all MDPs, PPs, and FPs to facilitate handling of all plats and plans. 2. Please call out the frontage of each lot. 3. Please place all phase lines on the side of the road with which phase it will be constructed. 4. Please call out the acreage, number of lots, and ROW acreage of each phase. 5. Please ensure all lots have been identified with a lot and block number. For example, the linear lot along Indian Lakes Drive at the entrance. Reviewed by: Molly Hitchcock Date: April 1, 2002 ELECTRICAL 1. Outside city limits. No comments. Reviewed by: Ronnie Bolin Date:3 -27 -02 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. 2of2 STAFF REVIEW COMMENTS NO. 2 Project: INDIAN LAKES (PP)- PRELIMINARY PLAT (02- 00500059) ENGINEERING 1. Please show the 100 -year floodplain for this subdivision, as required. Please include drainage to and through the subdivision, culverts, lakes, and dams in your analysis in order to establish BFE's and minimum floor elevations for all affected lots. You may opt to approximate the floodplain boundary for Preliminary Plat purposes and add a note to the effect. However, if you do so a complete drainage analysis and resulting floodplain delineation must be shown on the Final Plat. 2. Please show drainage easements on channels, etc as per Section 12 -J of the Subdivision Regulations. 3. Please provide access to Lots 15 and 16, Block 5 by way of Cheyenne Trail or Sundance Drive. 4. Please change Note 8. 5. Staff reserves judgement on Note 10 until after review of a drainage study. Reviewed by: Spencer Thompson Date: April 11, 2002 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. 2 of 2 STAFF REVIEW COMMENTS NO. 2 Project: INDIAN LAKES (PP)- PRELIMINARY PLAT (02- 00500059) ENGINEERING 1. Please show the 100 -year floodplain for this subdivision, as required. Please include drainage to and through the subdivision, culverts, lakes, and dams in your analysis in order to establish BFE's and minimum floor elevations for all affected lots. You may opt to approximate the floodplain boundary for Preliminary Plat purposes and add a note to the effect. However, if you do so a complete drainage analysis and resulting floodplain delineation must be shown on the Final Plat. 2. Please show drainage easements on channels, etc as per Section 12 -J of the Subdivision Regulations. 3. Please provide access to Lots 15 and 16, Block 5 by way of Cheyenne Trail or Sundance Drive. 4. Please change Note 8. 5. Staff reserves judgement on Note 10 until after review of a drainage study. Reviewed by: Spencer Thompson Date: April 11, 2002 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. 2 of 2