HomeMy WebLinkAboutStaff Report DESIGN REVIEW BOARD
WOLF PEN CREEK DESIGN DISTRICT
STAFF REPORT
Project Manager: Lindsay Boyer, Staff Planner Report Date: March 1, 2007
E-mail: Iboyer@cstx.gov Meeting Date: March 9, 2007
For
WOLF CREEK CONDOS
Location: 1811 George Bush Drive East
Applicant: Jane Kee, IPS Group
Item Summary: The applicant is proposing a 27 unit multi-family development located along the
Wolf Pen Creek corridor directly behind The Arbors apartments and across Wolf Pen Creek
from Fazzoli's. The property is approximately 160 feet wide at its widest point and 800 feet long.
Administrator Recommendations: Staff recommends approval of the site plan, signs, and
elevation.
Issues/Items for Review:
1. Treatment of the minimum reservation area: The minimum reservation area was met
through the platting of the Fazzoli/Office Max property in 1997. No further dedication is
required
2. Exterior lighting: The applicant is proposing to use light fixtures that are currently in use by
Parks and Recreation in the WPC District.
3. Solid waste: The applicant is proposing 3 locations for 300 gallon containers located in
parking islands adjacent to the Arbors. These are screened with wooden fencing and
landscaped.
4. Relationship of buildings to site: The buildings are located on the northwest side of the site
oriented towards the creek.
5. Relationship of buildings and site to adjoining area: The site is designed to orient towards
the creek with two pedestrian access ways to the trail system —one to the north and one to
the east. There is no trail connection provided between The Arbors complex and Wolf Creek
Condos.
6. Building design: The buildings are primarily brick, with porches provided on the creek side.
Buildings have either 3 or 4 units per building.
7. Miscellaneous structures and street hardware: Benches have been chosen that are also
used by the Parks and Recreation Department on the trails.
8. Landscaping: Landscaping is provided in accordance with the Unified Development
Ordinance, with an emphasis on preserving existing trees.
9. Signage: The proposed sign is brick with bronze finish lettering. The sign meets the
requirements of the Unified Development Ordinance for sign location and size.
Item Background: The proposed project received a Conditional Use Permit from the City
Council on March 8th for the use of multi-family without first floor retail. During the public
hearing, representatives from the neighboring property, The Arbors at Wolf Pen Creek, brought
up issues of security, privacy, and trespassing. The City Council did not require the provision of
a fence with the conditional use permit, nor is one required with the Unified Development
Ordinance, however, the Council did ask the two parties to work on resolving the issues. No
fence has been proposed with this site. Currently there is landscaping shown on the site
between the parking lot and the property line.
This site plan is in compliance with the Concept Plan that was approved with the Conditional
Use Permit at Council.
Attachments:
1. Application
2. Site plan
3. Elevations of all building sides
4. Material samples (provided at meeting)
DESIGN REVIEW BOARD
PDD OR P-MUD CONCEPT PLAN
STAFF REPORT
Project Manager: Crissy Hartl, Staff Planner Report Date: March 9, 2007
E-mail: chartl@cstx.gov Meeting Date: March 19, 1007
For
PEBBLE CREEK PH 9C (CPDD) (07-00500053)
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: Garden style single-family residential and common areas
Location: Generally located at the southwest corner of Pebble Creek Parkway and Royal
Adelade Drive
Applicant: Davis Young, Pebble Creek Development
Item Summary: The adopted purpose and intent of this PDD is "to provide an additional single-
family housing option that is sensitive to surrounding land uses and to the natural environment."
The applicant has proposed 50 residential lots on 13.037 acres (3.84 dwelling units/acre) with
4.58 acres of common areas that will be used for internal access, landscaping, open space, and
buffering along Royal Adelade Drive. The emergency accessway will also contain a concrete
pedestrian access to the bikelanes along the future Pebble Creek Parkway. Homes will not
exceed 35 feet in height. The subdivision will utilize existing drainage facilities provided in
Phase 9E.
The applicant has also requested that a variation to the front setback be considered with this
concept plan. The applicant has proposed a variation from 25' to 20'.
Parks and Recreation Board Recommendations: Land has already been dedicated through
the Pebble Creek subdivision.
Greenways Coordinator Recommendations: None.
Administrator Recommendations: Staff recommends approval with the condition that staff
comments are approved.
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 Plar, the
minimum requirements for this development shall be those stated in the Unified Development
Ordinance for R-1 Single Family Residential and Cluster Development.
Attachments:
1. Small Area Map
2. Application
3. Letter from the applicant
4. Staff review comments
5. Concept Plan
•
PLANNING & ENGINEERING COMMENTS
1. Extend width of PUEs to allow for utilities to be placed out from under pavement as with
public streets. As shown, only the pavement width is designated a PUE.
2. Remove all references to public access - ie depiction as well as note #9. Notation of public
street denotes access.
3. Remove notation regarding public drainage easement. Place a general note that private
streets including drainage and sidewalk shall be privately maintained by the HOA.
4. Place a general note that only water, sewer and electric shall be publicly maintained.
Reviewed by: Carol Cotter&Crissy Hard Date: March 11, 2007
DESIGN REVIEW BOARD
PDD OR P-MUD CONCEPT PLAN
STAFF REPORT
Project Manager: Crissy Hartl, Staff Planner Report Date: March 9, 2007
E-mail: chartl@cstx.gov Meeting Date: March 19, 1007
For
PEBBLE CREEK PH 9C (CPDD) (07-00500053)
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: Garden style single-family residential and common areas
Location: Generally located at the southwest corner of Pebble Creek Parkway and Royal
Adelade Drive
Applicant: Davis Young, Pebble Creek Development
Item Summary: The adopted purpose and intent of this PDD is "to provide an additional single-
family housing option that is sensitive to surrounding land uses and to the natural environment."
The applicant has proposed 50 residential lots on 13.037 acres (3.84 dwelling units/acre) with
4.58 acres of common areas that will be used for internal access, landscaping, open space, and
buffering along Royal Adelade Drive. The emergency accessway will also contain a concrete
pedestrian access to the bikelanes along the future Pebble Creek Parkway. Homes will not
exceed 35 feet in height. The subdivision will utilize existing drainage facilities provided in
Phase 9E.
The applicant has also requested that a variation to the front setback be considered with this
concept plan. The applicant has proposed a variation from 25' to 20'.
Parks and Recreation Board Recommendations: Land has already been dedicated through
the Pebble Creek subdivision.
Greenways Coordinator Recommendations: None.
Administrator Recommendations: Staff recommends approval with the condition that staff
comments are approved.
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 R-1 Single Family Residential and Cluster Development.
Attachments:
1. Small Area Map
2. Application
3. Letter from the applicant
4. Staff review comments
5. Concept Plan
PLANNING & ENGINEERING COMMENTS
1. Extend width of PUEs to allow for utilities to be placed out from under pavement as with
public streets. As shown, only the pavement width is designated a PUE.
2. Remove all references to public access - ie depiction as well as note #9. Notation of public
street denotes access.
3. Remove notation regarding public drainage easement. Place a general note that private
streets including drainage and sidewalk shall be privately maintained by the HOA.
4. Place a general note that only water, sewer and electric shall be publicly maintained.
Reviewed by: Carol Cotter& Crissy Hard Date: March 11, 2007