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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Project Manager: Spencer Thompson Date: June 8, 2004 Email: sthompson@cstx.gov Item: Public hearing, discussion, and possible action on a Preliminary Plat for Edelweiss Gartens Phases 6-11 consisting of 322 lots on 87 acres generally located at Victoria Avenue and Night Rain Drive. This item includes a Replat of Lots 1, 6, 7, and 8 of the Bald Prairie Subdivision. Applicant: Edelweiss Gartens Venture, owner Staff Recommendations: Staff recommends approval of the Preliminary Plat with the condition that the Plat be amended to comply with Staff Review Comments No. 2. Item Summary: This item is for consideration of a Preliminary Plat for Edelweiss Gartens Phases 6-11 and a Replat of Lots 1, 6, 7, and 8 of Bald Prairie Subdivision. The subdivision is proposed south of the existing Edelweiss Gartens Phases 1- 5, east of Victoria Avenue and along the Future State Highway 40. The plat includes areas zoned R-1, R-2 and R-3. A portion of Phase 6 is zoned R-3. R-1 development is permitted in R-3 if done to R-1 standards. The plat notes that the intention of the plat is to develop this area as R-1. All lots in this area meet minimum R- 1 standards. Phase 10 is zoned R-3. All lots in Phase 10 meet minimum R-2 standards. Each lot is 70-ft wide or greater. Therefore no additional requirements for access and/or parking are placed on these lots. There is a buffer requirement when R- 2 develops adjacent to R-1. Buffer requirements are implemented with a building permit. The development is providing several alleys. When a lot has approved rear access the front setback can be reduced to 15-ft. If City alley standards change before construction, the Developer may wish to provide a revised plat. A portion of the subject area is being replatted. The replat requires that a public hearing be held. The public hearing only applies to the areas being replatted as noted on the Preliminary Plat and not to the surrounding property. The plat does not show connection of Mountain Breeze Way and Santour Drive to SH 40. See Staff Review Comments No. 2. Comprehensive Plan Considerations: Land Use Plan: Shown as single-family residential. Thoroughfare Plan: Mountain Breeze Way is shown as a Minor Collector. Parkland Dedication: The Parks Board has approved this development to dedicate parkland as shown on the plat. The Commission is the final approving authority. Open Space Dedication: There is a Drainage ROW to be dedicated to the City separating this subdivision from Phases 4 and 5. Preliminary discussions alluded to this drainage way consisting of grassy side slopes with a concrete flow channel. Sidewalks: Required on both sides of Brandenburg and Mountain Breeze Way, on one side of all residential streets, and not required on cul-de-sacs. Related Advisory Board Recommendations: Parks Board: Approved Parkland to be dedicated as shown. Commission Action Options: The Commission has final authority over the final plat. The options regarding the final plat are: ■ Approval with conditions; ■ Approval as submitted; ■ Denial; ■ Defer action only at applicant's request; or, ■ Table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Preliminary Plat 5. Staff Review Comments No. 2 INFRASTRUCTURE AND FACILITIES Water required for plat: Public water system to provide fire flow and domestic use. Sizes to be established by water analysis and compliance with BCS Unified Manual. Water will be available for extension into Bald Prairie once line is constructed. Water Service: Domestic service to be provided to all platted lots. Sewer required for plat: Sewer area to be established by sewer report. Portions of the Bald Prairie Subdivision are in the sewer shed of this development. The City will look for extension of the public system so as to provide continuity of development. Sewer Service: Domestic service to be provided to all platted lots Street(s) required for plat: Mountain Breeze Way is shown on the T-fare Plan as a Minor Collector. Provide access to all platted lots. Streets/Access: Per the UDO, residential drives are restricted from connecting to a collector street and above. This plat complies with this restriction. Off-site Easements required for plat: None known to be needed at this time. Drainage: This subdivision is required to meet the City's drainage regulations. The general flow pattern of the subject site is to the north. It appears the proposed detention pond will flow into the existing detention pond in the City park at Hartford and Victoria. Flood Plain: There is no FEMA floodplain on the site. It is imperative that floodplain is not created by development; i.e. the drainage way along the north side of the subdivision should not impact residential lots with floodwaters. Oversize request: None at this time. Impact Fees: None Parkland Dedication Fees: Land dedication requirements are being met with land dedication. The Park Development Fee is currently $358 per lot. STAFF REPORT Project Manager: Spencer Thompson Date: June 8, 2004 Email: sthompson@cstx.gov Item: Public hearing, discussion, and possible action on a Preliminary Plat for Edelweiss Gartens Phases 6-11 consisting of 322 lots on 87 acres generally located at Victoria Avenue and Night Rain Drive. This item includes a Replat of Lots 1, 6, 7, and 8 of the Bald Prairie Subdivision. Applicant: Edelweiss Gartens Venture, owner Staff Recommendations: Staff recommends approval of the Preliminary Plat with the condition that the Plat be amended to comply with Staff Review Comments No. 2. Item Summary: This item is for consideration of a Preliminary Plat for Edelweiss Gartens Phases 6-11 and a Replat of Lots 1, 6, 7, and 8 of Bald Prairie Subdivision. The subdivision is proposed south of the existing Edelweiss Gartens Phases 1- 5, east of Victoria Avenue and along the Future State Highway 40. The plat includes areas zoned R-1, R-2 and R-3. A portion of Phase 6 is zoned R-3. R-1 development is permitted in R-3 if done to R-1 standards. The plat notes that the intention of the plat is to develop this area as R-1. All lots in this area meet minimum R- 1 standards. Phase 10 is zoned R-3. All lots in Phase 10 meet minimum R-2 standards. Each lot is 70-ft wide or greater. Therefore no additional requirements for access and/or parking are placed on these lots. There is a buffer requirement when R- 2 develops adjacent to R-1. Buffer requirements are implemented with a building permit. The development is providing several alleys. When a lot has approved rear access the front setback can be reduced to 15-ft. If City alley standards change before construction, the Developer may wish to provide a revised plat. A portion of the subject area is being replatted. The replat requires that a public hearing be held. The public hearing only applies to the areas being replatted as noted on the Preliminary Plat and not to the surrounding property. The plat does not show connection of Mountain Breeze Way and Santour Drive to SH 40. See Staff Review Comments No. 2. Comprehensive Plan Considerations: Land Use Plan: Shown as single-family residential. Thoroughfare Plan: Mountain Breeze Way is shown as a Minor Collector. Parkland Dedication: The Parks Board has approved this development to dedicate parkland as shown on the plat. The Commission is the final approving authority. Open Space Dedication: There is a Drainage ROW to be dedicated to the City separating this subdivision from Phases 4 and 5. Preliminary discussions alluded to this drainage way consisting of grassy side slopes with a concrete flow channel. Sidewalks: Required on both sides of Brandenburg and Mountain Breeze Way, on one side of all residential streets, and not required on cul-de-sacs. Related Advisory Board Recommendations: Parks Board: Approved Parkland to be dedicated as shown. Commission Action Options: The Commission has final authority over the final plat. The options regarding the final plat are: ■ Approval with conditions; ■ Approval as submitted; ■ Denial; ■ Defer action only at applicant's request; or, ■ Table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Preliminary Plat 5. Staff Review Comments No. 2 INFRASTRUCTURE AND FACILITIES Water required for plat: Public water system to provide fire flow and domestic use. Sizes to be established by water analysis and compliance with BCS Unified Manual. Water will be available for extension into Bald Prairie once line is constructed. Water Service: Domestic service to be provided to all platted lots. Sewer required for plat: Sewer area to be established by sewer report. Portions of the Bald Prairie Subdivision are in the sewer shed of this development. The City will look for extension of the public system so as to provide continuity of development. Sewer Service: Domestic service to be provided to all platted lots Street(s) required for plat: Mountain Breeze Way is shown on the T-fare Plan as a Minor Collector. Provide access to all platted lots. Streets/Access: Per the LIDO, residential drives are restricted from connecting to a collector street and above. This plat complies with this restriction. Off-site Easements required for plat: None known to be needed at this time. Drainage: This subdivision is required to meet the City's drainage regulations. The general flow pattern of the subject site is to the north. It appears the proposed detention pond will flow into the existing detention pond in the City park at Hartford and Victoria. Flood Plain: There is no FEMA floodplain on the site. It is imperative that floodplain is not created by development; i.e. the drainage way along the north side of the subdivision should not impact residential lots with floodwaters. Oversize request: None at this time. Impact Fees: None Parkland Dedication Fees: Land dedication requirements are being met with land dedication. The Park Development Fee is currently $358 per lot.