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Home My WebLink AboutStaff Report STAFF REPORT Case.No.: Request: Applicant: 92..305 Considerationofa ..Master ..Development.Plan for Williams ..Parks.. and Rock Prairie .Estates Steve Ardan..representing the owner Mike . McClure, Engineer PHYSICAL FEATURES Location: G.enerallyon the north and south sides of the future extension of Rock Prairie, between Welsh and Wellborn. Area: 292 acres: 49.2. acres of commercial land . uses, 8. 3 acres of planned industrial uses, 15.6 of multi- family and 218.9 remaining acres for rights-of-way and single family residential.uses.. No. Lots: 576 single family lots and approXimately 312 multi- family units. for an overall . density of approXimately 3 D.ll.per acre. Projected population of approximately 2,200. persons. ZONING AND LAND USE Subject Tract: ... Recently annexed With interim A-O zoning North: R-l ~ections of SOllthwo()dValley 24 East: The Brandol1 Heights development,. R()ckPrairie Elem. School, the Westchester ParkI)ev~lopment, College StationJ-unior High, and a large r~latively vacant area with. scattered. residences. South: Graham Road Industrial area West: Across Wellborn Road Proposed Use: Residentialsllbci1vision with.commercia1,Il1ulti- famiIyand industrial zoning on the perimeter. 1 COMPREHENSIVE PLAN Land Use Plan: Not shown as was only recently annexed. Thoroughfare Plan: Shows Welsh extendings,outhward as a minor arterial and RockPrairte extending westward as a major arterial... 'Proposed plan shows residential collectors. providing east-west and north-south movement. DeveloplX1e~t Policies: Policies relating to land uSe relationships suggest avoiging placing general commercial and industrial land uses adjacent to low density residential land uses. This plan pla.ces comItle;rcial uses adjacent to single family residential uses but is prqpos,ing landscape easements as a way to help buffer any negativeinlpacts. Theplan also is proposing to place district boundari~s.~~:)flg back lot lines so. that residential and commercial9-ctivities face away from each other as is encouraged by.our.development policies. The proposed depths for the . commercial districts along Wellbom and along the ,south side of Rock Prairie are generally maintained at 400. feet. . The depths of the proposed commercial districts along the north side of Rock Prairie are less than policies state (are gene~ally :300 feet). This may not provide for adequate on- site circulatioIa which is particularly important conSidering the City Access Management Policy {soon to be ordinance 1 which will limit the humber of access points to Rock Pr.airie .Road. The park site is located so as to buffer the residential areas from the industrial uses along Graham Road as are the locations chosen for the multi-family land uses. The M- I district may be compatible with all adjacent land uses depending on the particular project and its design. . Development in M-.lrequires additional review of architecture and other aesthetics that are not required in other zoning districts. Parkland.. Dedication:. Developer is proposing a park location in the southern J)ortion of the subdivision.. The Parks Board has approved this, dedication. The proposed abandonment of Arnold Road is agoo~locationfor green space combined with. pedestrian and bicycle ways and the staff is working with the developer on the. particulars. 2 ENGINEERING Water: . Water is provided to the area through a 30" water line along Wellborn Road and an existing 30" water line along Rock PrairteRoad. Sewer: Sewer is provided to the north side of the site through several existing lines in the adjacent Southwood Valley sections. The central portion of the tract.will be seweredthrough the existing lines . constructed with the old Family Tree subdivision (now known as WilliamsCourtl.The southern portion of the developmentwillbeseweredthrough the new "Graham Road Interceptor" clll!ently under . design. Streets: There are two streets designed such that double frontage lots are the result. The SubdivisIon Regs. state that these are generally avoided. If these are to rernain there should be a note on the plat.at the time of platting that limits access from.these lots. Drainage: The majority of the site drains to the east into the North Fork of Lick Creek. A small portion of the site drains to the west, into the Hopes Creek basin. Still another portion of the site drains to the North into Bee Creek . Trtbutary A. FloodPlain: N/A Oversize Request: . Oversize participation may be requested on Rock Prairie Road if this development constructs it before the City does. Easement Dedications: Proposed landscape and buffer easements. . Other easements for utilities maybe dedicated at the time..ofpreliminary andfinal.plats. Sidewalks: Will be required on one side of all collectors.P&Z has the discretion to require sidewalks on the residential streets. Bikeways: . Applicant wasencouraged.to provide movement for bicycles along Victoria for access to the elementary school. Discussion concerning the abandonment of Arnold Road asa right-of-way for cars led to the. id~aof also . using . this area for pedestrian and bicycle traffic to gain access to the Jr. High and as away to link the . proposed park. with . the two.. schools. and Westchester Park. 3 IMPACT STUDIES Water &:Sewer: Impact studies for the water show that the existing water distribution system in the area is adequate to serve this development. The existing 30 "lines along Wellborn and Rock PJ.'"airie Road provide adequate flow and pressure for the proposed development.. Sewer.is provided to the site. through 3.different trunk systems. This is. due to tl1e topography of the site. The northwestpottion of the site seW"ers toward .the adjacent Southwood Valley area which is shown to have adequate capacity for the additi()nal acre~ge.. Thecentral.pottion is shown to.have sewer service to iheexistingfirtesin North Grahanl Road and Arnold Road, whichis ~hoWI1l..t(). have adequate.sewercapacity. The southern portiop. of the proposed devel()Prnellt is shown to sewer into the . Pl?op()sed"(}r~arnRoad Interceptor" currently being designedCUi9 to.. be. cOl1stru~tyd by the City. . This interceptor. is. .currentlyb~ingde~iglled.toservetheGraham Road industrial area and this southern portion of Williams Park. Drainage: The impactstudies.showthat.themajorityof the site drains. to the east. . A small pottion of the site drains to the. west and still another tOWard the north. Detelltion will be provided for the increasedrul1off.There is a n~ed for multiple . detention areas due to thetopographM: of the site. The~pactstudiesdo show a large detention area provided in the proposed public park area which . will be nearly >5 acres in size. Traffic: Impact studies show that a s-ubstantialamountof traffic will be. generated by these two. developments. However, the planned internal street systems for the developments . will.. provide internal circulation . and accessibllitytosurrounding thoroughfares. The TIA suggest the abandonment of a section of North Graham Road to. prohibit the movement afnon-residential traffic through the. neighborhood. Staff agrees that this through movement shouldnotnecessarllY be encouragedb-ut there should beprovislon for it to occur.. This provision is made with the street system as it is design~dandpresented at this tinJe. Through movementsare..possibletobothWellbornand...RockPrairie although notdirecf routes. S~arly. the T~alsosuggests the abandonmentofasectionofAtlipld Road fOr the SaIne reasons. With this abandonment stafirecommends a connection between Schaffer and Victoria in Phase ,A-l to provide for east-west movement. 4 STAFF. COMMENTS....I..RECOMMENDATIONS Staffrevtewed this master plan and .the report is included in your packet. Generally the plan cOInplies .with the City's Thoroughfare Plan. The plan is generally coIllpatiblewith surrounding land uses and zoning districts. The following are concerns on the part of staff relative to the City's Development Policies: 1. Less than xninimllm depth of 400 feet for the proposed commercial districts located on north side Rock Prairie. 2. Adjacency.ofcommerGial and single family land uses and buffering provisions . Staff reco:rnmends. al?proval of the. overall general plan concept. As the planprogresses.totltemaster.prelinlinary plat stage and zoning stage all presubmission cOll1.Il:lents should.beaddressed as well as the depth of the commercial. q.istrictsand the buffering concept. 5