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HomeMy WebLinkAboutMiscellaneous96-107 96-107 Marsh-Reeves Trust Don Garrett Louise M. Reeves Trustee Garrett Engineering 6186 E. Briarwood Cr. 4444 Carter Creek Pkwy Suite 108 Englewood, CO 80112 Bryan, Texas .77802 96-107 ~~. 96-107 Thurmond-Windham Jerry W ham & Frank Thurmond P.O. Box 10195 P.O. Box 991 College Station, Texas 77842 Bryan, Texas 77801 96-107 J.C. Creagor Family Trust 96-107 c/o Marion V. Creagor CIC Agency, Inc. 300 Creagor Lane 200 Greens Prairie Rd. College Station, Texas 77845 College. Station, Texas 77845 -. ~= . ~! F! E I S N ~ F {~' { ' ! [[ ~~ ~{ t'. ~ _ f _.,. ' . F' h': ~ z. ~~~~ ! , ~~ ~', F-_ ,> l ~,__. , ~ ~ `~ r:_ . G 1' ~~ ~ 1 ~. 'S`AO` V ^-' v, f`, l^v \n\ ~.Y ~'`~o -~, ~ ~`" r r•t ~ ~ ~; .+. @@ ~ ~ ~ ~ Asir, CA ~ , ~ ~ 1 A t0 fD 5 ~ ~ ~~~ _ ~ ~~~ S~ ~'.' 1 [ ~ `~.. ;Ja ~ ~ ~ r~ ~ ~, ~ ~ {~, ~ l ~~ ~ -'~ {~~ `tea' ' v 41 k E' TITLE SLIDE ~ ~ ~' For subdivision -PEBBLE HILLS ,~ SAM SLIDE Subject Tract: A-O AgriculturaUOpen; vacant Surrounded by A-0 on north east and west. South: C-1 General Commercial; vacant Proposed Use: Single family subdivision CURRENT/DRAFT LAND USE PLAN SLIDE This case 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. (Compare curremt and future plan densities and policies) LAND USE PLAN MAP This. rezoning shows densities typical of those shown on the. current plan and like those found along the East Bypass subdivisions (ex: Raintree, Emerald Forest, 2-4 DU/ac) and not the lower densities as shown on the draft HOK plan {1/2 - 3 ac. lots). ,: r ~\ According to some in the 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 (by current policy you can reclaim floddplain -whereas proposed comp plan ....recs. preserving these areas),. and where city sewer infrastructure must be extended {which is current policy). If this.. is indeed the case (quote Mikes #s), the City must decide, in considering the draft (HOK) .plan later. this.. year, .whether. to adopt proposed policy that would prohibit floodplam development and continue current policy that requires connection to infrastructure OR to reflect the very low densities proposed on the draft plan. The action on this rezoning may set the stage. for that decision. 1 ~~.,~ ' "O" STFFRPT"96107aNT.doc ~'" '-~` TOPO OF PROPERTY `'~ J~. This particular development will extend the sewer from Pebble Creek into this area and will be dedicating greenbelt along the creek. as was discussed with .Parks Board in .June. 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 jZood plain on the preliminary plat. The sewer extension and. greenbelt dedication complies with the current policy to require .developer. extension of City infrastructure when it is nearby and the proposed policy to prohibit building in floodplains. In August, you'll see a master plane and more rezonings for development of the remainder of this property showing the same densities `as this request. Thoroughfare Plan: The. property under rezoning consideration would take access from Green's Prairie Road. _ _ The T fare plan shows future .collector and minor arterial extensions running '` adjacent to this subject property. The coordination of the street systems.. in this ~'~~,; ~ ' area will need to be reflected on the Master Plan, .which you'll see in Aug. and which includes more area than just this property under rezoning .consideration. Parkland. Dedication:. Parkland will be met through a 3.5 acre land dedication which will be tied to part of thegreenbelt dedication. There will be adequate street frontage. and access: to the area for creation of a neighborhood park that will be an asset to the area, as well as for maintenance of the. greenbelt.... This dedication will. come with the master plan in the near future. RECOMMENDATION SLIDE The current land use plan supports this rezoning.. Although the proposed draft plan would not support it in terms of density, staff recommends approval. 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 items. Staff will be looking in more detail at this entire triangle as the City goes through the .comprehensive plan. process. We will: detail the impacts of thee.. different' densities on the city's utility and thoroughfare systems and on existing ,_-~ and proposed development policies. i `:_ ~' "O" S TFFRP T"96107aNT. doc j ~, No comments received. from notification (6 sent) Flood Plain: 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, and 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 plan is to allow no building in the floodplain at all, and to preserve these. areas to greenbelts. If such a policy is adopted by Council, , floodplain property will no longer be reclaimed for building development. The requested development shows compliance with the existing, .but not proposed, policy regarding floodplain development. `~~ -~ _,,\ 1 ~~~ "O" STFFRPT"96107aNT.doc r'"""'~~ From a Jane Kee C ~ To: KLAZA ~i Subject: Craeger Tract (or.however you spell it) -Reply »> Kent Laza 07/10/96 11:26am »> I spoke to Mike McClure this morning regarding typical .development costs for residential lots. -During the conversation he indicated that Steve Arden told him the Craeger development was a dead issue and they would not be pursuing it anymore. Nevertheless, the problem is still the same from our standpoint with the. proposed rezoning of Pebble Hills. The figures Mike gave me for typical development of single fammily residential lots are: .Sewer $4,0.00- 5,000 per ac. .Water 5.,000- 6,000 .Drainage 4,000- 8,000. Streets 18,OOD-19,000 Total $31,000-38,300 per ac Mike was quick to point out that these figures were for standard single family subdivisions generally found in R-1 zonings.. .Lower density subdivisions like we are discussing would .probably not have as high a cost for streets since fewer would be necesssary, but the other costs should be about the same if they are installed. ,- `,E i~ ~:- .- ~~ _..~ ~~ i ~ ENGINEERING Water: This area has adequate service due to the size of water lines along the perimeter of this development. .Water will be extended internally by the developer. Camp Dresser and McKee (CDM), the City's consultant for the Water Distribution Master Plan,: is currently working on a study of the internal water system in this area. The applicant must design the water distribution system for ultimate build out conditions and will need to comply with the approved master plan. Sewer: Will be extended by developer. 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 where .this. reduction shall occur using .ultimate build 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 ~~ I ~~ 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 6. Drainage: The developer will be required to comply with the drainage ordinance upon submission of the. final plat for review. Number of Notices Mailed to Property Owners Within 200' 6 Response Received: None as of date of staff report Advertised Council Hearing Dates: 7-11-96 \i \~ I ~~, ~- ' 1 (~ _~ 1 a ~,,= -~ plan and more rezonings for development of the remainder of this property showing the same .densities as this request. ,___l Financial Summary: NA Staff Recommendation: The .current land use plan supports this. rezoning. Although the proposed draft plan would not support it in terms of density, staff recommends approval. Staff feels that the.. higher single family densities with the preservation of open space and connection to city sewer are preferable to ower densities without these items. Staff will be looking in more 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. City Attorney Comments: NA Council Action Desired: Approve or deny rezoning request. Supporting Materials: L Location Map 2. Application 3. Staff report --~~~, 4. P&Z Minutes 5. Rezoning Ordinance . _-_~ <_ `O;Wev serv~covs6tV6-107a2.doc"