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HomeMy WebLinkAboutStaff Report.STAFF REPORT Case No.: 96349 (Master Plan) and 96-149 (Rezoning) Request:. Consideration of a Master Plan of 1.74 acres located. approximately 140Q' east of the Green's Prairie and Highway 6 intersection, along the north side of Green's Prairie Road, AND Public hearing and consideration of rezoning 126 of the 174 acres from A-O Agricultural Opento R-1 (10:1.9 ac.), to C-1 (16.9 ac.) and R-5 (7.2 ac_). Applicant: Don Garrett for Jerry Windham and Frank Thurmond ITEM SUMMARY AND .RECOMMENDATION The plan is for approximately 262 single family lots on 150 acres, 172 multi-family units on 7 acres, 17 acres. of commercial development, the extension of three collectors through the area,. and the dedication of a sizable greenbelt and parkland area to the City. A rezoning request was submitted with this master plan. The consideration of this plan and the associated rezoning has important implications for the future land use. plan, some of the City's development policies and for the way the .remainder of this area of town will develop.. The existing land use plan shows single family an the north side of Green's Prairie Road and multi-family as a buffer use, between the more intense commercial uses fronting on the Bypass.. The draft land use .plan that is being prepared by H4K would change the existing. plan. significantly,. to show rural density residential for the .entire triangle bounded by Rock Prairie, Greens Prairie; and the Bypass, with regional retail at the three main intersections. The proposal is in compliance with the existing land use plan but is in conflict with the draft plan. Current development policies would allow reclamation of floodplain areas for development. HOK proposes that he City change this policy as well and prohibit floodplain development in favor of the creation of greenbelts that would lessen. drainage and flooding. problems and provide recreational amenities. The proposed. development would be in compliance with the draft greenbelt policy. R-1 portion. of .the request A previous rezoning to R-1 single family was approved by Council on 7-11-96 for 48 of the 174 acres. This. 48 acres fronts on Greens Prairie Road. The applicant is now requesting an additional 101 acres of R-zoning, for a total of 150 acres of single family at full build-out of the area. This rezoning shows. densities typical of those found along the East Bypass subdivisions but hat the. lower densities as shown on the draft HOK plan. According to some in the City's development community, it is not. economically feasible to build large lot, more rural densities in an area where there are floodplains that cannot be built upon,: and where city sewer infrastructure must be extended. We therefore .need to evaluate the draft plan in light of the additional costs associated with development in the City's most recently annexed areas. In considering the draft;(HE?K) plan. later this year, the City must decide whether to .adopt policies that prohibit floodplain development to preserve open space and. policies that require connection to infrastructure OR to require the very low densities proposed on the draft plan. The action on this master plan and rezoning may set the stage for that decision. R-5 portion of the request Much like the R-1 portion; the 7 acres of R-5 would also be in compliance with the existing plan but. not with the draft HOK plan.. The draft plan shows almost exclusively. rural residential with large box.. retail at intersections. Here again,. the implications for such a change .are highlighted: by the submittal of this. rezoning case. C-1 portion of the request The l7 acres of C-l would be supported by the. current plan, but the draft HOK plan shows rural residential for the tract. Qther development policies.. This particular development will extend the sewer from Pebble Creek into this. area in compliance with the City's utility extension policy. This policy has been in place for quite some time and it ensures that all subdivisions will have adequate infrastructure. We do not foresee. a change to this policy in the near future. The applicant will be dedicating greenbelt along the creek. Recently, the City Staff as well as HOK have discussed the problems associated with floodplain development. Such problems. include inadequate drainage capacity as well as .increased flooding. The. areas left over are quite often.. not aesthetically .pleasing -and are.. difficult to maintain.. Prohibiting or limiting the amount of .floodplain that can be reclaimed is one .solution, and it is one of HOK's recommendations for change. The applicant is willing to dedicate the "greenbelt" in an attempt to lessen the potential flooding in the larger area and to create a recreational amenity for the neighborhood. Recommendation Staff feels that the higher single family: densities with the preservation of open space and connection. to city sewer are ,preferable: to lower densities without these standards. Staff will be looking in mare detail at this entire triangle as the City goes through the comprehensive plan process. We will detail the impacts of the different densities on the city's 'utility and thoroughfare systems and on existing and proposed development policies: The current land use plan supports this rezoning. Although the proposed draft plan would.. not support it in terms of density, staff recommends' approval ZONING AND LAND USE Subject Tract: A-O AgriculturallOpen; vacant North: A-O; vacant East: A-p; vacant South: C-1 General Commercial;. vacant West; A-O; vacant Proposed Use: Single family subdivision with commercial at Highway 6 and a multi-family tract between the commercial and single family Development. Policies: The current policies would. support the layout .and the future proposed R-1, R-5. and. C-1 zonings. The current policy allows building in the floodplains of the City. Many developments .that have. creeks running through. them have. been allowed to incorporate the flood-restricted areas into the lots, anal the City has even permitted entire lots. to be completely in the. 100-year floodplain, as long. as the finished floor elevations of the buildings are planned to be .above the floodplain elevation. The recommended policy regarding floodplains for the new (HOK) plan is to allow no building in the floodplain. at all, .and o convert these areas to greenbelts for :drainage control and for public use. If such a policy is adopted by Council, floodplain. property will no longer be reclaimed for use. This master plan shows compliance with this new policy. to some extent. A portion of the floodplain and some area. beyond will be dedicated to the City as greenbelt and for neighborhood parkland. The Parks. Board has reviewed this and recommends approval. Maintenance access. and street frontage for this area will be shown. as the. plats. are prepared.. Parkland Dedication: Parkland was. discussed at a recent Parks Board meeting. The dedication will be met through a 3.5 acre land dedication which will be tied to an additional. floodplain/floodway (greenbelt) dedication. .There will be adequate 'street frontage and access. to the park.. area for creation of a neighborhood park that will be an asset to the area. ENGINEERING Water:.. This area has. adequate service. due to the size of water lines in the immediate area, but Camp :Dresser and -McKee (CDM), the City's consultant for the Water Distribution: Master Plan,. has not. completed their study of this area. The engineer however, must design the water. distribution :system for ultimate build out conditions and would therefore be required to comply with the approved master plan. Sewer: Data collected. as a result of the CDM. Wastewater Collection System Master Plan indicates a 30 inch line being constructed from Greens Prairie north toward this proposed development to serve the area bounded by Rock Prairie, Crreens Prairie and State Highway 6. A 21 inch line will connect to the proposed 30 inch. line and. extend westward into .the. proposed development. This 21 inch line will become an 18 inch line at a point yet to be determined and will extend across State Highway 6 to connect with an existing sewer line within the Shenandoah Subdivision. It will. be the responsibility of the engineer to determine wherethis reduction shall occur using. ultimatebuild out as the criteria for design. As with the water, CDM is continuing to analyze the City's sewer needs and this development will be required to comply with the approved master plan. Streets:. The Thoroughfare Plan .indicates that an east-west collector will be constructed from State Highway 6 to Rock Prairie Road with intersections at the future extensions of Lakeway Drive and Pebble Creek Parkway. These two existing streets. will be extended to the proposed Barron Road located on the east side of State Highway b_ Drainage: The developer will be required to comply with the drainage ordinance upon submission of the final plat for review: Flood Plain:. There is a portion- of both the Lick Creek and Spring Creek 100 year. flood. plain located on this property. This. area has not been analyzed by FEMA, but the existing map. panels conceptually. indicate. the- flood plain boundaries. The developer will be required to model these tributaries in order to accurately delineate the flood plain: on the preliminary plat. NOTIFICATION: Legal Notice Publication(s):. 7-3-96 Advertised Commission Hearing Date(s): 7-18-96 Advertised Council Hearingbates: 8-8-96 Number of Notices Mailed to Property. Owners Within 200': 6 Response Received: None as of date of staff report