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STAFF REPORT
Case No,: 96-312
Request: Preliminary plat of 56.06 acres divided into 117 single family lots generally
located along the north side of Greens Prairie Road, approximately 1400'
east of the State Highway 6 intersection.
Applicant: Don Garrett for Jerry Windham and Frank Thurmond
ITEM SUMMARY AND RECOMMENDATION
The proposed subdivision is a part of a larger Master Plan that was approved last month.
The plat conforms with the City's current policies as well as the Master Plan for Pebble
Hills.' The Staff recommendations as discussed in the Presubmission Conference have
been. included in the revised plat that will come before the Commission.. Staff recommends
approval<of the revised plat..
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
COMPREHENSIVE PLAN
Land Use Plan: The plat shows densities that have been reclassified as "medium
density" by the .City's .planning consultants.. in the recent past. 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 b, the draft plan shows rural
residential at a minimum 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.
According to recent discussions regarding the existing policy of sewer line
extensions and regarding the future policy of floodplain preservation, it is more
feasible to allow higher densities in this particular location than is indicated by the
draft HOK plan. Staff therefore recommended approval of the rezoning and
y
Council approved R-1 in July of this year. The plat shows compliance with R-1
densities.
Thoroughfare Plan: The property will takes access through a boulevard section
off of Green's Prairie Road. The T-fare plan shows future collector and minor
arterial extensions running .adjacent. to the subject property. The coordination of
the street systems in this area were shown on the Master Plan, which was
approved in August of this year.
Development Policies: The current development policies are in flux as well as the
Land Use and T-fare plans.
The Council has begun discussions regarding greenbelts and preservation of
floodplain areas, and the proposed plat. is dedicating most of the floodplain to the
City to meet these new goals.
Parkland Dedication: Parkland was discussed at a recent Parks Baard 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 is adequate 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 is shown on the
Master Plan and will be accomplished with a later phase.
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. MasterPlan, 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 the responsibility of he 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:
None required