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HomeMy WebLinkAboutStaff Report.STAFF REPORT Case No.: 96-309 Request: Master plan of 119:5 acres located approximately 1000' east of the Green's Prairie and Highway 6 intersection, north of Green's Prairie Road. Applicant: Don Garrett for Terry Windham and Frank Thurmond Zoning AND LAND USE Subject Tract: A-O AgriculturaUOpen; vacant North: A-O; vacant East: A-O; 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 comprehensive plan Land Use Plan: The current Land Use Plan shows low density residential for the area with medium density adjacent to Highway 6. Except for the commercial portion of this request, the planned zoning would be in compliance with the current Land Use Plan.. However; the land use plan that is being proposed for this area with the comprehensive plan update (aka. HOK plan) would show much lower densities.. For the triangle bounded by Rock Priarie Road, Green's Prairie Road, and Highway 6, the draft plan shows rural residential at a maximum of 1/2 acre lots with. no other land uses except large retail commercial at the three corners of the triangle and a fourth commercial box at the Bird Pond/Green's Prairie intersection. The new plan for the area would not support the proposed development. Thoroughfare Plan: -Development Policies: The current development policies are in flux as well as the Land Use and T-fare plans. The current. policies would support the layout and the future proposed R-1, R-5. and C-1 zonings.. STAFF REPORT Case No.: 96-107 Request: Rezoning of 48.2 acres located approximately 1000' east of the Green's Prairie and Highway 6 intersection, north of Green's Prairie Road, from A-O AgriculturaUOpen to R-1 Single Family. Applicant:. Don Garrett for Jerry Windham and Frank Thurmond ITEM SUMMARY AND RECOMMENDATION The. current land use plan supports this rezoning. When the new comprehensive plan is adopted, if the densities are lower, as is currently proposed, future phases of this development and. adjacent properties may be required to develop at much lower densities. The'R-1 zone would not be in compliance with these lower densities. Staff recommends approval of this request with the comment regarding densities as notice to this property owner and others that R-1 may not be in compliance if lower densities are adopted in the new: plan. ZONING AND LAND USE Subject Tract: A-0 AgriculturaUOpen; vacant North: A-O; vacant East: A-O; vacant South:. C=1 General Commercial; vacant West: A-O; vacant Proposed Use; Single family subdivision COMPREHENSIVE PLAN Land Use Plan:..The current Land Use Plan shows low density residential for the area with medium density adjacent to Highway b. The requested R-1 zoning would be in compliance with the current Land Use Plan. However, the land use plan that is being proposed for this area with the comprehensive plan update (a.k.a. HOK plan) would show much lower densities. For the triangle bounded by Rock Prairie Road, Green's Prairie Road,.. and Highway 6, the draft plan shows rural residentiaYat a minimum of 1/2 acre lots with no other land uses except large retail commercial at he three corners of the triangle .and a fourth. commercial box at the Bird Pond/Green's Prairie intersection. The new plan for the area would not support the proposed development. 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 will be submitted at a later date and which includes more area than just this property under rezoning consideration. Development Policies: The current development policies are in flux as well as the Land Use and T-fare plans. The current policies would support the proposed R-1. .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. areplanned 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. 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, as well as for maintenance of the greenbelt. This dedication will come with the master plan in the near future. ENGINEERING Water: This area has .adequate service due to the size of water lines along the :perimeter of this. development. 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: 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, Greens 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 he 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 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. 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): 6-5-96 Advertised Commission Hearing Date(s): 6-20-96 Advertised Council Hearing Dates: 7-11-96 Number of Notices Mailed to Property Owners Within 200' : 6 Response Received; None as of date of staff report