HomeMy WebLinkAboutStaff Report DESIGN REVIEW BOARD
PDD CONCEPT PLAN
STAFF REPORT
Project Manager: Lindsay Boyer, AICP, Senior Planner Report Date: November 30, 2007
E-mail: Iboyer@cstx.gov Meeting Date: December 14, 2007
For
SUMMIT CROSSING (CPDD) (07-00500300)
A Concept Plan shall be required prior to any development of property zoned Planned Development
District (PDD) or Planned Mixed-Use District (P-MUD).
Zoning District: PDD Planned Development District
Approved Land Uses:
• Townhomes (for the west 25 acres only)
• Duplexes on individually platted lots with garages
• Public and private parks
• Open space
Location: 4001 Harvey Road, generally located along the north side of Harvey Road, west of FM 158
and east of the Crecent Pointe Subdivision
Applicant: Jim Easterly, agent for The Summit Crossing, LLC, property owner
Item Summary: This item is for review of a revised Concept Plan for a 106-acre residential subdivision
zoned PDD Planned Development District amending Phases 1 and 2 to show townhome use only
instead of a mix of duplexes and townhomes.
Item Background: The development is planned in seven phases and approximately 600 dwelling units
are proposed. The development includes two minor collector roadways, the extension of Pamela Lane
and the extension of Hicks Road. The plan also proposes four access points to Harvey Road along the
approximately 3000-feet of frontage.
Parking is proposed to be provided in the rear for lots which have access to a rear alley. Lots without
rear alley parking will generally have parking in the front. The PDD zoning requires that any duplex unit
have a garage.
Amenities proposed by the applicant include open space and landscaped areas, and a decorative
street entrance to the subdivision with a water feature along the entrance, as well as landscaping to
help create a screen along Harvey Road.
The Concept Plan also states that "sidewalks will be provided in accordance with City of College
Station requirements." This will include sidewalks on one side of residential streets, and on both sides
of collector roadways. Cul-de-sac streets do not require sidewalks. Additional bicycle and pedestrian
easements have been proposed in three locations within the first phase. No additional pedestrian or
bicycle facilities have been identified on the Concept Plan.
While the Concept Plan is intended to be more conceptual in nature, staff has identified several
elements of the plan that may necessitate variances in the future, including excessive block lengths,
location and design of street intersections, and street off-sets.
6
Comprehensive Plan Considerations: This property was included as sub-area 6 in the 30/60 Study
that updated the Comprehensive Plan in 2002. Sub-area 6 was described as having "rolling terrain,
rising generally to the north and east. Parts of the area are wooded, with heavier concentrations of
trees along drainage ways."
As a result of this study, this area was reflected as High Density Single-Family residential on the Land
Use Plan to allow for clustered development and smaller lots. The wooded areas along drainage ways
were intended to remain as natural amenities within the future development. The study also
recommended that residential development not be oriented to Harvey Road. Instead, development in
this area was recommended to be oriented inwards towards central focal points such as parks, Home
Owner Associations common properties and similar facilities.
Administrator Comments / Recommendations: Staff recommends approval.
Review Criteria:
1. The proposal will constitute an environment of sustained stability and will be in harmony with the
character of the surrounding area;
2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan,
and any subsequently adopted Plans, and will be consistent with the intent and purpose of this
Section;
3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely
affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public street directly
or via a court, walkway, public area, or area owned by a homeowners association;
5. The development includes provision of adequate public improvements, including, but not limited to,
parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or materially injurious
to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or
pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the
proposed use and other uses reasonably anticipated in the area considering existing zoning and
land uses in the area.
Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum
requirements for this development shall be those stated in the Unified Development Ordinance for
duplex (R-2) and townhome (R-3) development.
Attachments:
1. Small Area Map and Aerial
2. Application
3. Concept Plan (included in packet)