A Planned Gated Residential and Commercial Development In Manvel, Texas With Unmatched Amenities Developed by Joe Watson A XIS P OINT D EVELOPERS, LLC Investment Builders and Developers 281 ‐ 932 ‐ 4143 JWatson@APDllc.net www.ADDllc.net Note: this is a hyperlinked PDF; for more information and printable documents, in your browser, click on the underlined links.
With Unmatched Amenities B LUE W ATER L AKES of Manvel is planned to be the premier residential and commercial community in the Hwy 288 corridor. Three gated neighborhoods, each with blue water lakes, provide true lakefront living with backyard boating. Piers, boathouses, fountains, streams, arbors, parks and parklets, and community centers are connected with 2 miles of jogging trails. B LUE W ATER lifestyle amenities are unmatched anywhere in the southern region. Just 1.2 miles east from Hwy 288, B LUE W ATER has 2,000 feet of commercial reserve frontage on Hwy 6 with 27 acres to separate the residential neighborhoods from highway traffic. BlueWater Lakes page on the Axis Point website, click here
For an 11’ x 17” PDF, click here NEIGHBORHOODS AND SHOPPING RESIDENTIAL : Three residential lakefront neighborhoods will each have monumental entrance structures common with access gate systems allowing residents to enjoy the amenities in all neighborhoods including the Phase I 12 ‐ acre deep water lake and community center. When complete, B LUE W ATER will have over 300 homes on lots from 60’ x 120’ to 80’ x 160’. The neighborhoods will have 73 lakefront lots. On these true lakefront living home sites, the rear lot property lines are adjacent to the edge of the lake, with no intervening public corridor.
RESIDENTIAL PHASE I : This first development phase is planned to define the unmatched lifestyle of the entire BlueWater community. Blue Water Lake : This first phase will be anchored by a 12 ‐ acre deep water lake approximately (900’ long and 700’ wide), just right for a dinghy regatta for the kids or a leisurely canoe ride for mom and dad. All lakefront homeowners will be allowed to have (pre ‐ designed) piers and decks from their backyards onto the water. The lake is heavily stocked with large eatable fish. But, it will be catch and release all year except for the annual 4 th of July kids fishing contest. “On the 4 th , ya can cook what ya catch and serve it to ya neighbors.” Community Center : The central community center for all neighborhoods will be set beside the lake in Phase I. It will be called the BlueWater Boat Club and will include: BlueWater Boat Club Pavilion with outdoor kitchen Swimming Pool and Splash Pad Dinghy Boat House and Launching Pad Fishing Pier and Arbor Trail connection to all three neighborhoods Waterside Park and Trail Side Parklets For a PDF, click here Lots : The 33 lakefront lots will be 80’ wide and range from 150’ to 170’ deep while the 56 off ‐ lake lots will be 70’ x 130’.
RESIDENTIAL PHASES II and III : Phases II and III are similar in design and character. Both will be premium gated communities continuing the high development standard of the initial phase. Blue Water Lakes : The lakes in these phases will be about half the length and width of the 12 acre lake in Phase I. These lakes will be similar in length but much wider than the lake at White Oak Lake Estates recently built by Axis Point. Click here to see images of the White Oak lake. Like Phase I, all lakefront lots will be allowed to have (pre ‐ designed) piers and decks from their backyards on the lake for true lakefront living. Neighborhood Centers : The neighborhood centers will be set in parks on the lake with exceptional water vistas. They will include: Gazebos with outdoor kitchen Splash Pad Dinghy Boat House and Launching Pad Fishing Pier and Arbor Trail connection to all three neighborhoods Waterside Park and Trail Side Parklets Lots : Both Phase II and III have 20 lakefront lots each. Phase II has 66 off ‐ lake lots and Phase III has 112. The lakefront lots will typically be 70’ x 140’ and the off ‐ lake lots will be 60’ x 120’. Based on builder preferences, lot sizes and phase configuration can change.
COMMERCIAL / RETAIL: B LUE W ATER will be anchored with significant entry structures, signage, and landscaping. It has 2,000’ of prime commercial area on Hwy 6. This 27 acres is suitable for a variety of uses, including: shopping, drug store, bank, medical office, fast food, and low rise senior living. For a PDF, click here BlueWater Lakes Blvd. will have a traffic signal to ease commercial and residential vehicles. The thoroughfare will be four lanes with a landscaped median in a 120’ ROW plus 20’ additional on each side for trails and tree ‐ lined landscaping.
LOCATION B LUE W ATER is located on Hwy 6 in Manvel, 1.2 miles east of the Hwy 288 corridor (scheduled for improvement) with no access or connection issues. Said to be in the inevitable immediate path of growth, it: is central and accessible to job base: Pearland commercial and shopping ‐ 7 miles Texas Medical Center – 15 miles Houston CBD – 19 miles Angleton / Freeport industrial and recreational – 24 miles strategically precedes the entry to the 3,000 acre Seven Oaks development in the final planning stage and, the internal thoroughfare to be called BlueWater Lakes Blvd. will start at Hwy 6 (with traffic signal) and connect north to 2,500 acres of future development. For a PDF, click here
SCHOOLS B LUE W ATER L AKES is in the preferred Alvin ISD. Importantly, it is just a 2,100’ walk to the new Manvel High School. Note that the large majority of students attending the new high school drive (or are bussed) 5 to 10 miles from as far away as Shadow Creek. A new elementary site has been purchased just a few hundred feet north of BlueWater, again making it a short walk with parent and child. For a PDF, click here FULLY ENTITLED DEVELOPMENT The pre ‐ development process for B LUE W ATER L AKES has been ongoing with critical milestones achieved and is ready for engineering and construction. Development milestones include: Clearing and Tree Removal : The entire 146 ‐ acre tract was cleared, eliminating future clearing expense; a development savings of over $480,000.
Flood Plain : No areas remain in the flood plain. The small flood plain areas near Hwy 6 have been elevated above the flood plain and a CLOMR is being processed. Fill and Leveling: The entire site was raised 1.5’ to 2’ in 2007 (well above the flood plain) by adding 343,000 cu/yds of dirt. This is a substantial savings for future development and reduces the possibility of future flood plain adjustment becoming a problem. Drainage: Because the C ‐ 12 Drainage Ditch is adjacent to BlueWater and adequate, there will be no off ‐ site drainage costs. Water and Sewer Provided by Manvel : Sewer and water services are being supplied by the City of Manvel eliminating the need to construct a sanitary treatment plant or water well and plant. Manvel will shortly commence construction to enlarge sanitary and water lines along Hwy 6 to accommodate BlueWater (and other future growth) eliminating off ‐ site cost to the development. Brazoria MUD 66, 100% Reimbursement : This district was approved in 2011 by the City of Manvel exclusively for BlueWater. It will be available for 100% WSD reimbursement. The district also has Road and Parks powers. Based on analysis by Craig Rathmann and Joe Watson, it is anticipated that the MUD tax rate will be $.90, and that will be sufficient for a 100% reimbursement. The tax rate is low primarily because of the reduced development cost and the design of the lake detention system, which will have no overhead to the district. The district will be obligated to fund a 125,000 gallon city sanitary treatment expansion before the start of residential phase three and pay $50,000. Detention: 75% of the detention for the 146 acre tract will be provided by the existing 12 acre lake, materially reducing detention excavation cost. The remaining detention will be accomplished in two 3 acre amenity lakes to be created in phases II and III. Most of this detention land and construction cost will be reimbursed by MUD 66 through WSD and Parks powers. Thoroughfare Realignment : Realignment was accomplished by ordinance in November, 2012, allowing BlueWater to control both sides of the entry. Re ‐ Zoning Complete : The necessary re ‐ zoning was completed to comply with the Master Plan in January, 2012. Master Site Plan and Development Agreement : The Master Plan has been reviewed numerous times by Manvel city officials and is expected to be approved shortly along with a Development Agreement. The Development Agreement will manage such issues as timing of the construction of the thoroughfare and traffic signal, as well as development signage. Fully Entitled: Beyond Master Site Plan and Development Agreement, the development will be fully entitled and ready for engineering and construction with no further pre ‐ development activity required.
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