HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Jason Schubert, Staff Planner Report Date: November 29, 2007
Email:jschubert@cstx.gov Meeting Date: December 6, 2007
Project Number: 07-00500266
Item: Presentation, possible action, and discussion on a Master Plan for the Peach Creek
Development consisting of 2,273.93 acres located south of Indian Lakes Subdivision along
Peach Creek in the southern portion of the City's Extra-Territorital Jurisdiction (ETJ) and
extending from SH 6 to FM 2154.
Applicant: J. Dale Brown, P.E., McClure & Browne Engineering/Surveying, Inc.
Staff Recommendations: It appears the Master Plan as submitted will require a number of
variances during the platting of the property and if granted the facilities may be inadequate for
the development. The Master Plan, however, depicts the required items in Section 6-B (Master
Development Plan) of the Subdivision Regulations and as such Staff recommends approval of
the Master Plan with the condition that the attached Staff Review Comments are addressed.
ETJ Plats - Brazos County's comments and recommendations: None.
Item Summary: This item is for consideration of a Master Plan for residential, commercial, and
institutional uses on 2,273.93 acres. The plan includes two phases of development, Phase 1
consisting of approximately 176 acres and the remainder proposed as Phase 2 with multiple
future sub-phases. The Master Plan is approximately 4 miles in length from east to west and in
general is approximately 1 mile in width north to south and is in the southern portion of the City's
ETJ.
Master Plans are intended to be conceptual in nature and are required for developments where
planning issues including but not limited to street locations and sizes, public facility locations, lot
layout, park and greenbelt locations, etc are to be considered. Master Plans are to show
proposed land uses, including but not limited to street rights-of-way, proposed zoning changes,
proposed drainage development, and proposed public improvements, including to but not
limited to parks, schools, and other public facilities. Since this Master Plan is located in the ETJ,
the City does not have the authority to regulate land use or zoning and therefore the proposed
land uses are considered to be shown only for illustration purposes.
The Master Plan proposes three street connections into SH 6 on the east, though no direct
thoroughfare connection is provided. Three street connections also intersect into FM 2154 on
the west, one is the extension of Arrington Road, a minor collector on the Thoroughfare Plan,
and another is a proposed minor arterial that bisects the property east-west. A proposed minor
collector extends north-south through the property and projects toward the extension of
Arrington Road to the north. Peach Creek with its associated floodplain of approximately 14-mile
in width flows through the northern portion of the property. A few local streets are shown
projecting to the north of the portion of the property isolated by the large floodplain. The Village
of Indian Lakes is to the north of these projections and has submitted a Master Plan application
that has not yet been considered by the Planning & Zoning Commission. The proposed north-
south minor collector also projects to the south. The proposed east-west minor arterial projects
to the south toward FM 159 and three other projections to the south are also provided. As
noted above, the Master Plan is conceptual in nature and the applicant has stated in General
Note 7c, the "proposed right-of-way locations depicted are tentative and may change to comply
with the Comprehensive Plan."
Residential is the largest proposed land use on the Master Plan. Significant amounts of
commercial are also proposed along SH 6 and FM 2154 and at each end of the proposed east-
west minor arterial. Commercial and institutional uses are also proposed at two different
intersections within Phase 2.
In reviewing the Master Plan and the proposed street network, it appears that inadequate
transportation facilities may be provided, given the potential density shown through the spacing
of streets. There are also concerns regarding no park areas being shown and the unknown
provision of adequate utility services. In addition, it is noted that if the proposed street network
is provided in future preliminary plats, several variances to the subdivision regulations that are
significant in extent will need to be sought. These include but may not be limited to block length
and the projection of streets into adjacent unplatted property.
Comprehensive Plan Considerations: The Land Use Plan identifies Rural Density Residential
and Floodplain & Streams for the majority of this area. The southern and western portions of
the property have not received Comprehensive Plan consideration and have no Land Use
designation.
The property is bounded by SH 6, a Highway, to the east, FM 2154, a Major Arterial, to the
southwest, and the extension of Arrington Road, a Minor Collector, to the west. The remaining
property is surrounded by vacant, agricultural, or large lot residential development.
This plan is in compliance with all elements of the Comprehensive Plan that are enforced in the
City's ETJ.
Item Background: The subject property is in the City's ETJ and as such has no associated
zoning. The property has not previously been platted.
Budgetary & Financial Summary: NA
Related Advisory Board Recommendations: This Master Plan is in the ETJ and the Parks
and Recreation Board does not yet review ETJ Master Plans for parks considerations.
Commission Action Options: The Commission has final authority over the Master Plan. The
options regarding the Master Plan are:
• Approval
• Denial
Supporting Materials:
1. Small Area Map (SAM) and Aerial Map
2. Application
3. Staff Review Comments
4. Copy of Master Plan (provided in packet)