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Home My WebLink About01-00500271- 00075689STAFF REPORT Prepared by: Jessica Jimmerson, Planning Date: 1/9/02 Spencer Thompson, Engineering Email: jjimmers @ci.college - station.tx.us sthompson @ci.college - station.tx. us Item: Discussion, and possible action on a Master Preliminary Plat for the Westfield Village Subdivision consisting of 75.651 acres located at the intersection of Barron Rd. and Victoria Ave. (1- 500271) Applicant: McClure Engineering Staff Recommendations: Staff recommends approval of the master preliminary plat with the conditions stated in Staff Comments #2. Item Summary: The purpose of this design is to develop a neighborhood for entry-level family housing. Comprehensive Plan Considerations: The property was recently rezoned to a PD District in compliance with Comprehensive Plan for the area. When Council approved the rezoning they did so with two conditions. The first condition is that at the time of platting the proposed phasing meets access requirements such that areas with more than 50 lots provide 2 access points to the existing street system and that once there are more than 250 lots there is a third access point. The second condition is that prior to the beginning of site work, the recommendations of the Greenways Program Manager for protection of the open space are followed. This is among one of the first preliminary plats to come before the Commission for a property rezoned to PD under the revised PD District requirements. As such, through the rezoning, Council also approved a list of possible modifications from our standards that the applicant may request. Under the new PD District regulations, staff has the authority to work with the applicant to determine the limits of the proposed modifications. If staff and the applicant do not agree, then either party can request for the Commission to make the determination. In this case, staff and the applicant have agreed on the proposed modifications. Summary of the modifications requested: ➢ Street pavement widths - no modification requested ➢ Sidewalks/Trail standards - in lieu of internal sidewalks, public access trails (to be maintained by the HOA) will be built throughout the project. The trails will be a minimum of 8 feet in width. ➢ Minimum lot areas and dimensions, with special consideration for those lots that are located adjacent to the floodplain or greenway areas.- lots will be a minimum of the typicals, either by dimensions or area as shown on the plat. ➢ Building setbacks - will vary depending on the typical lot. Some of the benefits of this plan include preservation of open space in prominent locations, preservation of natural resources, connectivity of natural J:IPZTEX71PZ05740.DOC Page 1 of 4 areas within the development and to those in surrounding areas, traffic calming, and avoidance of cul -de -sacs. In addition to reviewing this plat for compliance with the rezoning, it was also evaluated based on standard platting and zoning requirements, where no modification was requested. This plan was found to be in compliance, once the items listed in Staff Comments #2 are addressed. One of the items is a note regarding access and utilities to the 6 lots in Block 13. Off site improvements and or easements will need to occur before approval of a final plat. Another is that, because this is a PD zoned area, it has been determined that it is extremely helpful to include additional information on the plat referencing those things that are modified from normal City standards, i.e. setbacks. Staff is still working with the applicant to determine the best way to note these items. In addition, the existing General Note #5 needs to be reworded to mean that access can not be taken from 60 foot or greater ROW's peripheral to the site, otherwise some lots would not have access. Item Background: This area was annexed in June of 1995. The subject property is surrounded to the northeast by the Alexandria Subdivision, which is currently developing, to the northwest by the future school site, the developing Westfield Subdivision and the developing Edelweiss Subdivision, formerly Bella Vista. To the southwest of the subject property is the existing Bald Prairie Subdivision and to the southeast across Barron Rd. is undeveloped property. The rezoning request for this property was approved by Council in December of 2001. Budgetary & Financial Summary: The Developer for Westfield Village may request Oversize Participation (OP) on the construction of Victoria. Victoria is classified as a Major Collector. OP may also be requested on the construction of the sewer line extending to Victoria. This sewer line was designed to provide gravity sewer to areas west of Victoria. Any other OP requests will be reviewed based on engineering reports. Related Advisory Board Recommendations: The majority of the parkland dedication requirement for this property has been met by the developer with dedications in the Westfield Subdivision. Those areas shown on the plan as parks, trails, open space and greenways are planned to be owned and maintained by the Homeowners Association. Nonetheless the developer did discuss the plan with greenway and parks staff, as well as, submit the plan to the Parks Board for comment. The primary comment by the Parks Board was to emphasize the necessity of the trails connecting through the development to adjacent properties. The Greenways Program Manager responded by letter and her recommendations for protection of the greenway /natural area through fencing and signage were incorporated into the rezoning conditions. Commission Action Options: The Commission has final authority over the preliminary plat. The options regarding the preliminary plat are: ■ Approval with conditions; ■ Approval as submitted; ■ Denial; ■ Defer action only at applicant's request; or, ■ Table only at applicant's request. J:IPZTEX71PZ05740.DOC Page 2 of 4 Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Preliminary Plat 5. Staff Review Comments #2 J:IPZTEX71PZ05740.DOC Page 3 of 4 INFRASTRUCTURE AND FACILITIES Water: According to the Pre -plat, the Developer is proposing to to continue the 16 -in waterline along Barron Road and the 12" water along Victoria. The two lines will tie -in at the intersection of the two streets with tie -ins inbetween. Some tie -in should also be made to the Alexandria water line system as well. A Water Analysis will show what line sizes are needed and what line sizes will be over -sized for the City's purpose. Sewer: Sewer will be provided by the extension of two existing sewer lines. One line comes from Alexandria and the other from Westfield Phase I. The later will be extended to the west side of Victoria for future development in that area. Also, this line will provide sewer to the Bald Prairie Subdivision. Numerous Bald Prairie residents have inquired as to when sewer would be made available to their area. Streets: The Developer is providing access to all lots with conventional - width streets. The streets are some -what more curvy and speed limits will need to reflect sight distances. Off -site Easements: The Preliminary Plat shows Block 13 of Phase 5 as needing of -site easements for access, water and sewer. This Preliminary Plat can be approved on the basis that these platting requirements will be met at the Final Plat stage. The six lots in this area adjoin CSISD property. The street extension is shown to be built on CSISD property as well as a waterline and a sewer tap. Drainage: This project will need to meet the Drainage Ordinance. The Pre -Plat shows a detention pond on the north end of the subdivision. The construction of Victoria cannot cut -off upstream drainage from Bald Prairie. Flood Plain: Due to the fact that there is a stream in this subdivision and that the drainage characteristics are being changed due to development, there is and will be 100 -year floodplain on this project. The Final Plat for each section should show the analyzed 100 -year, post - development floodplain if any. Oversize request: See Budgetary and Financial Summary Section. Impact Fees: N/A NOTIFICATION: None required. J:IPZTEX71PZ05740.DOC Page 4 of 4