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HomeMy WebLinkAboutStaff Report DESIGN REVIEW BOARD PDD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Prochazka, AICP, Sr. Planner Report Date: September 4, 2007 E-mail:jprochazka@cstx.gov Meeting Date: September 14, 2007 For SUMMIT CROSSING (CPDD) (07-00500167) 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 Concept Plan for a 106-acre residential subdivision zoned PDD Planned Development District. The purpose of the PDD is to create a high-density residential community with amenities that provide for an enhanced quality of life. 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 states that "natural sources such as stream channels, dense vegetation or wooded areas will be protected where possible," however, these areas have not yet been identified. 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 5 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. 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. Parks and Recreation Board Recommendations: The Parks and Recreation Advisory Board accepted a land dedication of 8.8-acres of property located along Harvey Road and the planned extension of Pamela Lane. Greenways Program Manager Comments / Recommendations: Thi p oposed "open space / detention areas" lacks detail showing how they will be treated in 'creativ 'way and how they will be used to preserve natural features. Will they be cleared as' 1e n areas? Will they be a feature for the area or will homes back up to them? Will they be accessible to residents? Administrator Comments / Recommendations: The Unified Development Ordinance states that "the purpose of the Planned Development District is to promote and encourage innovative development that is sensitive to surrounding land uses and to the natural environment." Several small drainage ways lined with dense vegetation exist on site and may provide for the opportunity for natural amenities within the development. The Concept Plan does not show how these areas will be preserved or enhanced. In addition, there are several areas of dense vegetation and unusual topography that are shown for future duplex development. Staff recommends that these areas be identified for preservation or enhancement. In addition, staff has not identified any amenities for this development beyond minimum City requirements. The approved land uses include private parks and open spaces, yet very little have been included on the Concept Plan. 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)