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Staff Report STAFF REPORT Project Manager: Molly Hitchcock Date: June 17, 2004 Email: mhitchcock @cstx.gov Item: Consideration, discussion, and possible action on a Preliminary Plat for the Willams Gate Subdivision consisting of 82 single - family residential lots on 15.81 acres generally located on the north side of Rock Prairie Road West at the City Limits line. Applicant: Greg Taggart of MDG as agent for Robbie Robinson, Ltd. Staff Recommendations: Staff recommends approval of the Preliminary Plat with the condition that the plat be revised to address the attached Staff Review Comments #2. Comprehensive Plan Considerations: The Land Use Plan shows the area as Single Family Medium Density (3-6 dwelling units /acre). The density of the proposed development is 5.2 dwelling units /acre. The tract has access from Rock Prairie Road West, which is a Minor Arterial on the Thoroughfare Plan. Staff Comments #2 address utility issues. The design and construction of the water system, even though it is served by another water utility company, must meet City standards. The plat shows public sewer service to be provided by way of a lift station. The area has been approved by the City Council to be a Sewer Impact Fee Area. The Capitol Improvement Project (CIP) will provide a gravity sewer system to the area and should be completed in the next 2 years. Item Background: This property was annexed in 2002 and rezoned to R -1 Single Family Residential by City Council on June 10, 2004. Related Advisory Board Recommendations: The Parks Board agreed to a fee in lieu of land dedication at their June 11, 2004 meeting. Supporting Materials: 1. Location Map 2. Aerial 3. Application 4. Infrastructure and Facilities 5. Copy of Preliminary Plat 6. Staff Review Comments No. 2 INFRASTRUCTURE AND FACILITIES Many of these comments are not required at the Preliminary Plat stage but will need to be addressed at Final Plat. Water required for plat: Water to be provided for domestic service and fire flow capacity to the residential area. Provide an extension of the system to the north for future use. Wellborn SUD will provide water to the development. The water supply must be designed and constructed to City standards. The Applicant provided some information in order not to design to City standards. The information provided was inadequate to allow deviation from the minimum criteria outlined in the BCS Unified Design Manual. Therefore the plat must reflect compliance with City standards. Water Service: Required to provide domestic service to each platted lot. Sewer required for plat: The project must prove a public sewer system to the area. At the time of preparing this report, the final decision to construct the lift station as private or public had not been officially made. The lift station is proposed to discharge into the existing system along Rock Prairie Road and Wellborn. This will require crossing the railroad tracks and Wellborn Road. If the system is to be owned and maintain by the City, the design must reviewed and approved by City staff. Sewer design information was provided. The information provided was inadequate to show that the existing public sewer system has capacity for this development. A revised sewer report will be required with sewer construction plans. Sewer Service: Required to provide domestic service to each platted lot. Street(s) required for plat: The street layout shown is required to provide access to each platted lot. The City is also requiring the extension of the street system to the adjacent tract to the north. Streets /Access: The street access to Rock Prairie Road has been coordinated with platted access points across the road on the Rock Prairie West Business Park. Off -site Easements required for plat: If it is decided that the lift station is to be privately owned and maintained, the owner is required to obtain easements from the lift station to the public sewer system. Easements must be provided with the design documents required for a Final Plat. Drainage: Drainage flow is generally to the north. A detention pond is planned for the HOA lot. There appears to be a small drainage swale on the adjacent tract that will be the point of discharge. The development must comply with the City's drainage policy. Flood Plain: No FEMA floodplain onsite. Oversize request: None requested. Impact Fees: The sewer impact fee approved for the Steeplechase Impact Fee Sewer Line is $300.00 per Living Unit Equivalent. Parkland Dedication Fees: Fee in Lieu of Land: $198 per dwelling unit.