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<br />Bayforest Ranch <br />SCU04-007 <br />July 15, 2004 <br />Page 3 of5 <br /> <br />e <br /> <br />e <br /> <br />Golf Community and it is not in compliance with the earlier permit <br />conditions. <br /> <br />. Streets, Access, & Layout - The layout shows private streets with <br />50'rights-of-way with 2S' paved streets and 20' paved alleys to allow <br />rear access to the home sites. One point of access is shown along <br />frontage road of SH 146 and another along McCabe Road. In addition, <br />the Development Ordinance requires that the design and construction of <br />private streets be identical to the public streets. The homes sites are laid <br />out on a zero lot line concept. <br /> <br />. Utilities - There are sufficient water distribution facilities along frontage <br />road of SH. 146 and McCabe Road to supply potable water and fIre <br />protection to this proposed project. Currently, sanitary sewer service is <br />not available to this site. However, the City's master sewer plan for the <br />area has been provided to the developer's consultant. Per the SCUP and <br />Development Agreement, future approvals of the plats and construction <br />drawings will need to be in accordance with this plan or agreed <br />modifications. This may affect the general layout shown. <br /> <br />. Drainage - The proposed development lies within the Taylor Bayou <br />Watershed and TIRZ #1. The channel improvements cannot directly <br />receive stormwater runoff from this development. The City of La Porte <br />has a master drainage plan for the Taylor Bayou watershed that was <br />performed by Civil Tech last year and has been accepted by the City. <br />This master plan calls for regional detention for this area north of <br />McCabe Road. The proposed layout should show detention within the <br />site. If approved, this project and the entire General Plan will need to <br />conform to the principles and findings of the Taylor Bayou Watershed <br />Plan. <br /> <br />. Parks and Open Space - The plan shows several pocket parks and <br />open spaces in and around the proposed development. If approved, the <br />City's Parkland dedications will apply. Since the parks are small and <br />spread out, consideration of partial credit may apply. In addition to the <br />passive park/detention areas, the development proposal should include <br />in its deed restrictions that these areas are private and maintenance <br />would be the responsibility of the Homeowner Association. <br /> <br />. Safety & Maintenance Issues - Staff analyzed the nature of this new <br />development, evaluated pros and cons associated with this kind of <br />development, and impact to the community. Overall density may not be <br />an issue, but the main concern is safety and welfare of the public. This <br />kind of development with single-family leased dwellings in a vacant <br />status invites vandalism and other crimes due to the relative far <br />