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HomeMy WebLinkAboutStaff Report(*0rq" Crry OF COLLEGE STATION PRELIMINARY PLAN for Pebble Creek Ph 7C & 7D 13-00900103 SCALE: 134 lots on 84.4 acres LOCATION: 1320 Royal Adelade Loop, generally located east of Pebble Creek Parkway and south of Pebble Creek Phases 7A & 7B ZONING: R-1 Single -Family Residential APPLICANT: Davis Young, Pebble Creek Development PROJECT MANAGER: Teresa Rogers,S taff Planner trogers@cstx.gov PROJECT OVERVIEW: This request is for a Preliminary Plan of 134 lots on 84.4 acres. A Master Preliminary Plan was approved for Pebble Creek Development in August 1996 and the Preliminary Platfo r Phase 7 was approved in 1998. At that time, the Planning & Zoning Commission allowed the delay of construction for Pebble Creek Parkway until Phase 7C was developed. That Preliminary Plat has since expired, requiring the applicant to resubmit a Preliminary Plan application. Phases 7C & 7D include all of the land that was previously proposed as Phase 7C. A portion of Pebble Creek Parkway will be constructed with Phase 7D. Phases 7A, 7-131, and 7-132 were final platted in August 1999 and January 2003, January 2005 respectively. RECOMMENDATION: Staff recommends approval of the Preliminary Plan. Planning & Zoning Commission Pagel of 4 September5, 2013 Planning & Zoning Commission _ Page 2 of 4 September 5, 2013 DEVELOPMENT HISTORY Annexation: Zoning: Site development: COMMENTS October 1983 and December 1994 A-O Agricultural Open (upon annexation) R-1 Single -Family Residential (2004) vacant Water: The subject property will be served by City of College Station. There are existing 8 inch water mains located adjacent to the site. Public waterlines will be required to be extended through the site in accordance with the B/CS Unified Design Guidelines with platting. Sewer: The subject property will be served by City of College Station. There is an existing 16 inch sanitary sewer line adjacent to the site which will provide service to the site. Public sanitary sewer lines will be required to be extended through the site in accordance with the B/CS Unified Design Guidelines with platting. Off -site Easements: No off -site easements are being proposed at this time. Drainage: The site is located within the Alum Creek watershed. The property is bordered to the north by Alum Creek Tributary 3 and to the south by Alum Creek. Development of the subject tract will be required to meet the City's Storm Water Design Guidelines. Flood Plain: A portion of this property is located in FEMA designated floodplain per panel 48041 C0350E. Greenways: No greenway dedication is required or proposed. Pedestrian Connectivity: A 10-foot multi -use path is being proposed adjacent to Pebble Creek Parkway. The multi -use path will be located within dedicated city parkland. In addition, sidewalks will be constructed along both sides of all proposed local streets. Bicycle Connectivity: See comment for pedestrian connectivity. Streets: Phases 7C & 7D will have access to the future extension of Pebble Creek Parkway, a major collector. In addition, there will be access to Royal Adelade Drive, a local street, which will be extended from Phase 7B and conned to St. Andrews Drive. Oversize Request: A 12 inch water main will be required to be extended through the property as shown in the City's Master Utility Plan. Parkland Dedication Fees: Parkland dedication fees have already been dedicated with previous development of the Pebble Creek Subdivision. Planning & Zoning Commission Page 3 of 4 September 5, 2013 Impact Fees: N/A REVIEW CRITERIA 1. Compliance with Comprehensive Plan and Unified Development Ordinance: The subject property is designated Restricted Suburban on the Comprehensive Plan Future Land Use and Character Map. The proposed subdivision lots average approximately 14,000 square feet, which is consistent with this designation.) n addition, the applicant is proposing a multi -use path adjacent to Pebble Creek Parkway, consistent with the Bicycle, Pedestrian, and Greenways Master Plan. 2. Compliance with Subdivision Regulations: The proposed Preliminary Plan is in compliance with the Subdivision Regulations contained in the Unified Development Ordinance. STAFF RECOMMENDATION Staff recommends approval of the Preliminary Plan. SUPPORTING MATERIALS 1. Application 2. Copy of Preliminary Plan Planning & Zoning Commission Page 4 of 4 September 5, 2013 STAFF REPORT Item: Consideration of a Preliminary Plat of Pebble Creek Phase 7 containing 174 acres and 305 single family lots, south of the existing subdivision and including the extension of Pebble Creek Parkway. (98-333) Applicant: The Wallace Group, Inc for Pebble Creek Development, Co. Item Summary: The Land Use Plan shows the area as medium density single family with a density range of 3 to 6 dwelling units per acre. The plan is for 305 single family lots to be developed over 3 phases. The gross density will be 1.7 dwelling units per acre and the net density (excluding rights -of -way) will be 2.7 dwelling units per acre. The development will extend Pebble Creek Parkway as a major residential collector to the south and is consistent with the Thoroughfare Plan. Royal Adelade Drive, a residential collector street, will be looped through the subdivision providing two access points to the subdivision from Pebble Creek Parkway. Phase 7A and 7B will be constructed as a 160 lot single access subdivision. At the tin19 Phrase 7C is developed, Pebble Creek Parkway will be extended and provide another point of access. The subdivision is bounded to the north by Pebble Creek Golf Course, to the east and southeast by Lick Creek Park, and to the southwest by undeveloped future phases of Pebble Creek Subdivisions. The extension of Pebble Creek Parkway will provide another point of access to the existing Lick Creek Park. The Parks and Recreation Department is proposing to extend the bike trail in Pebble Creek Parkway (see item background) through the Lick Creek Park between this development and the creek south of this development. Item Background: The subdivision is in general conformance with the revised Master Preliminary Plan approved on August 6, 1996, by the Planning and Zoning Commission. Parldand dedication requirements for this and previous sections of the development was accomplished by dedicating an approximate 170 feet wide strip along Pebble Creek Parkway. As part of the development of early phases of Pebble Creek, the developer was required to construct a bike path within a portion of this area. This bike path is intended to connect Lick Creek Park with the linear greenbelt that runs north toward Carter Creek. The bike path north of this section and to the south of Murfield Court was built and subsequently removed by the applicant. Staff previously contacted the developer and informed them of the need to re -construct and extend the bike path at the time the next phase was proposed. A norther portion of this city owned park land has been closed off to public access by the Pebble Creek golf course development with signs stating "private property." Budgetary & Financial Summary: There is no oversize participation requested at this time. Staff Recommendations: Staff recommends approval with the conditions listed below as well as conditions underlined in this report. • The property is re -zoned to R-I • The Phasing Line separating Phase 7A and 7B be extended between Lot I and 2 of Block 41. o:\group\deve_ser\stfrpt\98-333.doc • The Phasing Line separating Phase 7B and 7C be extended to center on the lot lines -- • The inclusion of Pebble Creek Parkway and associated hike and bike trail in Phase 7C. Related Advisory Board Recommendations: N/A Commission Action Options: The Commission acts as a recommending body on the question of preliminary plats pending an ordinance change directed by Council giving sole authority for plat approval to the Commission. The options regarding the plat are approval as submitted, approval with conditions, or denial. Defer action or table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. htfrastructure and Facilities Information 4. Notification Information 5. Copy of Preliminary Plat o:\group\deve_ser\stfrpt\98-333.doc Water: A 12 inch trunk line will be extended through the subdivision within the Pebble Creek Parkway right-of-way as part of the development. 8 and 6 inch mains will be constructed within the subdivision to the service the individual lots. Sewer: 6 inch service lines will be constructed within the subdivision and will connect to the existing 16 and 18 inch trunk lines adjacent to the subdivision. Streets: plus plan shows the extension of Pebble Creek Parl quay as _ a north - south r _.. maj9rcollector and is consistent vyith the Thoroughfare Plan. The developer w7I also construct five"tbru and seventeen cul-de-sac streets. The streets located in phases Band C have not been named as required by the Subdivision Regulations. The applicant should name these streets at this time. The intersection of Royal Adelade and a cross street with a cul-de-sac is slightly off set, The re -alignment of this intersection should be investigated. The applicant has agree to this request at the time of final platting of Phase 7B. Off -site Easements: Not applicable Sidewalks: Will be provided on both sides of all collectors and one side of all residential streets. The Commission has the discretion to require sidewalks on cul-de-sacs if "needed to provide through pedestrian access." With several of these cul-de-sacs backing up to Lick Creek Park, the Commission may desire to exercise this discretion. Drainage: The applicant is proposing to use enclosed stone sewers systems to convey the stormwater runoff. As currently proposed there are 13 locations at which stormwater is discharged across the park property. To minimize impacts to the parks and comply with city Drainage Policies, these systems should be consolidated and piped to the center line of the creeks . A median with an open channel is proposed for one street. The channel should be enclosed to minimize maintenance. In discussions with the applicant , their only reason for having the median was to allow open channel drake. Given that they will have to enclose the channel, they would like to delete the median. Flood Plain: The subdivision is located in the fork of Lick Creek and Alum Creeks. A portion of 98 lots are located within the flood plains of these creeks and minor tributaries. The applicant is proposing to fill several lots to provide a buildable area on the lots. The fell must he in compliance with the Drainae Policies and permitting must be done prior to final n1at:aaproval. Drainage easements are proposed for all Oversize request: See Budgetary and Financial Summary Section. Parkland Dedication: Previously dedicated with earlier phases of Pebble Creek. o:\group\deve_serlsffrpt\98-333.doc The subdivision is located adjacent to Lick Creek Park. Because of this proximity to the park, it maybe desirable to have at least one internal access point between the park and subdivision. In discussions with the Parks Director, the has stated that he did not have a concern if we did not have access from 1 or 2 points since it is not a neighborhood park. This may be an item the Commission would desire to discuss. Impact Fees: Not applicable NOTIFICATION: Legal Notice Publication(s): Not applicable Advertised Commission Hearing Dates(s): Not applicable Advertised Council Hearing Dates: Not applicable Number of Notices Mailed to Property Owners Within 200': Not applicable Response Received: Not applicable o:\groupldeve_ser\st&pt\98-333.doc I The signs may vary from regulations. t yl lTJ\ J The Commissioners were satisfied with the overall plan and were in favor of the trail systems throughout the neighborhood. AGENDA ITEM NO. 5: Consideration of a Master Preliminary Plat of 47 acres in the Steeplechase Subdivision, Phases 1, 2, & 3, located along the east side of Wellborn Road and including the extension of Navarro and West Ridge; and consideration of a Final Plat of Phase 1. (98-332 & 98-243) Senior Planner McCully presented the staff report. She explained that the preliminary plat shows the portions of the Master Plan that have already been approved for rezoning to R-2 Duplex, C-1 General Commercial, and C-N Neighborhood Commercial. The plat shows the development to occur in three phases. The Final Plat of Phase I includes the eastern third of the duplexes, the park, and extensions of Navarro and West Ridge at each end of the duplex blocks. Staff recommended approval of both the Preliminary Plat and Final Plat as submitted. Mr. Karl Vargo, 2902 Cortez Court, asked if the owner had already sold the land to the developers and if an environmental report had been done. Mr. Mike McClure, Project Engineer, said that the report had been completed. Staff did not address Mr. Vargo's concerns due to the fad that they were not city requirements. Commissioner Rife moved to approve both the Preliminary Plat and Final Plat as submitted. Commissioner Parker seconded the motion, which passed (6-0). Commissioner Garner abstained from this item. AGENDA ITEM NO. 6: Consideration of a Preliminary Plat of Pebble Creek Phase 7 containing 174 acres and 305 single family lots, south of the existing subdivision and including the extension of Pebble Creek Parkway. (98-333) Assistant City Engineer Morgan presented the staff report. She explained that the Land Use Plan shows the area as medium density single family with a density range of 3 to 6 dwelling units per acre. The plan is for 305 single family lots to be developed over 3 phases. The extension of Pebble Creek Parkway as a major residential collector to the south is consistent with the Thoroughfare Plan. This extension will provide another point of access to the existing Lick Creek Park. The Parks and Recreation department is proposing to extend the bike trail in Pebble Creek Parkway through the Lick Creek Park between this development and the creek south of this development. Staff recommended approval with the following conditions: • Rezone the property to an appropriate residential classification. • Clarify the phase line between Phases 7A and 7B and between 7B and 7C. • Include Pebble Creek Parkway and associated bike and bike trail in Phase 7C. • Name streets. • Investigate realignment of the intersection of Royal Adelade and a cross street with the Final Plat for Phase 7B. • Drainage systems should be consolidated and piped to the center line of the creeks. P&Zmlnutes December 3, 1998 Page 4oj5 • The Channel should be enclosed to minimize maintenance. • Provide access to Lick Creek Park through Subdivision: (Discretionary) ,Mr. Jed Walker, Project Engineer, explained that he did not want the plat to be held up contingent upon providing access to Lick Creek Park, although he would be willing to discuss this at a time closer to the platting process. They have concern with how to develop this access and would like this discussed finther prior to cormnitment. Commissioner Kaiser expressed his concern for the lots along the floodplain. Development is not allowed within the floodplain, he felt that property owners would build fences along the property lines which would be a violation. Ms. Morgan explained that the property owners would be able to build fences along the floodplain line but not the property line. Mr. Walker said that they could add a restriction in the deed restrictions to address fences in the floodplain. Commissioner Kaiser moved to table this request until applicant can work with staff to resolve some of the issues and conditions expressed by staff. This item could not be tabled. Commissioner Rife moved to approve the Preliminary Plat with all staff comments and the condition to work wrt'7i staff to resolve problems with providing access to Lick Creek Park, Commissioner Mooney seconded the motion which passed unopposed (7-0). AGENDA ITEM NO. 6: Other Business. There was no other business. AGENDA ITEM NO.7: Adjourn. Commissioner Parker moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Maloney seconded the motion which passed unopposed (7-0) = TTFST 5taffAssistant; I ra Charanza P&ZMznates December 3, 1998 .: Page 5 Of