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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Case No.: 96-209 Applicant: Lacour Investments ITEM Consideration of a Final Plat for the LaCour Subdivision -Phase I. ITEM SUNIlVIARY AND STAFF RECOI\~NDATION This final plat contains 9.533 acres and is locat oxm tely 1050 feet east of the Texa s the south side of SH 30 (Harvey Rd.). It is app: Y Ave./SH 30 intersection, adjacent an neludes 1562 acres of futueeKyle Streit right fes a 4.339 acre lot along SH 30, which way.and the 20'' Wolfpen Creek dedStreet ht-of-way adjacent to the Reserve Tract. Dedication, and .094 acres of Ky g ro dedication is Wolf Pen Creek runs through the property and by ordinance, p Pert3' required if the developer chooses anorts t~dhv~s Plat pThe first be gs tt a ded canon as dedication is being made m two p shown of the 5.1 acres, and the ..second will come by separate instrument f the P licant buyer of Lot 1. Due to pnn the 20g minimum reser<'e azea from the owner of Lot 1 has. requested that we obtai with the site development of that lot. During the CIP Advisory Committee process the extension ammend thislextensgon as property was discussed :and recommended. Staff would recd well.. Since the Kyle extension_is Latour thatCaccosmmodates the C ty's nfeed fo the ~ on a development agreement with Kyle extension. The development agreement will woll be available at the Planning & March 14, 1996 meeting. Details of that meeting Zoning Commission meeting. Staff recommends approval of the final plat with the presubmission Conference comments. COUNCIL. POLICY ENDS STATEMENTS - in bold are relevant to this particular case. Transportation/Mobility Parks & Recreation Health & Public Safety Education/Information. Quality Service Cultural. Arts Employment/Prosperity Civic Pride The following Ends Statements, that aze COMPREHENSIVE PLAN -The following are Goals and Objectives from the City's adopted Comprehensive Plan. Applicable ones aze in bold. Complies with Fl-ture Land Use Plan Map`': YES Development Goals and Objectives: LAND USE Protection of residential uses: Encourage use of vacant land w/services: Avoid strip commercial: Size and depth of property meets policies regarding strip commercial and Kyle extension will provide frontage on two streets TRANSPORTATION Provide major arterials to prevent congestion:. Adequate pedestrian/bike movement: Ensure safety and ease of maintenance: Location of streets based on function: Includes. a portion of the -Kyle ROW dedication and...reserves a portion for future dedication. Driveway access: Easement will be provided for Taco Bell so that driveway access can be relocated ECONOMIC DEVELOPMENT Compatible with environment: Encourage retirees: Encourage: tourism: PARKS AND RECREATION Link parks by pathways and natural features: Thisproperty has WPC dedication area Combine parks with schools: HOUSING . 'Maintain integrity of existing supply: ...Encourage diversified housing: CONIlVIIJNITY APPEARANCE ~~ minimize drainage Promote good site design: Good appearan impacts, and increase pedestrian. safety Prevent and eliminate unsightly conditions: ENGINEERING- COMMENTS AND IMPACT STUDIES - Water -Water is available to Lot 1 through an existing line in SH 30. Water is not currently available to the reserve tract. The applicant has submitted impact studies with this final plat to address the reserve tract. In that impact study there is not enough detail to assess any sizing requirements for future waterlines to serve the reserve tract, nor to assess any oversize participation. Sewer -Available and adequate to Lot L Streets -Access. to Lot 1 is to SIi 30 which is adequate to handle anticipated traffic. Although the Kyle right-of-way is not being dedicated with this plat, the buyer of Lot 1 has expressed. a desire to construct Kyle street within this nght- of-way and essentially use it as a part of his site development until the right-of- way. is purchased by the City, per. the development agreement. This will avoid any disturbance of this part of then access when Kyle street. is ultimately constructed, as this section will .already meet our street standards. Drainage - .Drainage is currently overland toward the creek. Improvements made on Lot 1 will have to .comply with the Drainage Ordinance and the Wolf Pen Creek portion of the zoning ordinance at the time of site development. 2 Flood Plain - Floodplain is located on Lot 1. Sidewalks -Sidewalks will be required along SH 30 and along the Kyle extension, at the time of platting or sitedevelopment. Parkland Dedication -Not applicable to commercial. SUBDIVISION ORDINANCE COMPLIANCE Oversize Request -Unknown Easement Dedications. - As shown on the plat. ZONING ORDINANCE COMPLIANCE Proposed Use - Commercial'development. NOTIFICATION: Legal Notice Publication(s): Advertised Commission .Hearing Date(s):: 3-21-96 Advertised CouncilHearing Dates: 4-11-96 Number of Notices Mailed to Property Owners Within 200' N/A 3 WOLF PEN CREEK DESIGN REVIEW BOARD REPORT February 10, 1997 TO: Fred Heyne, SCC Development, Inc. 2121 Sage,. Suite 380, Houston, TX 77056 Karen Patterson, The Barker Sign Company 2906 Greenhouse Road, Houston, T~77084-4414 FROM: Design Review Board `` Jane Kee, City Pl Steve Homeyer, Grad to ivil Engineer David Brochu, DRB C an Kay Henryson, DRB Member Robert Mooney, DRB Member. George McLean, DRB Member Others Attending Natalie Ruiz, Planning Technician SUBJECT: Sign Changes - 4~ce Max Development; proposed change to the background color of the previously approved freestanding sign for the Office Max building currently being built on lot one of the Lacour Subdivision, 410 Harvey Road. (96-419) Februa 4 1997 to discuss the above A Design Review Board meeting was held Tuesday, ry mentioned freestanding. sign changes. Ms. Patterson of The Barker Sign Company explained that the corporate specifications. for all Office .Max signs call for a yellow background. The sign approved for the College. Station Office Max was mistakenly shown to have a white. background. Office. Max has requested that the standard yellow background be allowed at this location. Several members of the Board agreed that the proposed yellow color. is not "harmonious" or "restrained" as required in the Wolf Pen Creek zoning. district. There were concessions made granting the pylon sign because of the property' orientation to Harvey Road and the surrounding commercial development.. Ms. Henryson moved to .deny the proposed change to the Office Max sign and recommend that white or the "Pueblo" color. shown be used as the background for all three tenants on the pylon sign: The lettering colors and styles may change as long as 'the background is kept the same. Mr. Brochu seconded the motion which passed (5 - 1 - 0); Mr. McLean abstained from voting. COORDINATE THE FUTURE SCHEDULING OF THIS REQUEST BEFORE THE PLANNING AND ZONING COMMISSION WITH PLANNING TECIINICIAN NATALIE RUIZ AT (409) 764-3570. ..~~ STAFF DRB REPORT. LaCour Site Plan Case # 96-419 Over the past few weeks the developer of this property has worked with staff and 2 DRB members regarding his desire to fill within the minimum reservation area (MRA). The developer presented the idea of removing all trees within the MRA, filling with a maximum slope of4:1 and replanting new trees. The DRB must approve all fill. The master plan calls for 4:1 slopes.. DRB has discretion to allow a greater slope where appropriate or necessary. Staff recommends that DRB require the developer to hydomulch or sod to reestablish grass and'to be responsible for a minimum one year maintenance of all MRA vegetation. if DRB approves this plan. The other option is for the developer to provide a retaining wall and leave the MRA in its natural condition. The developer is also requesting to-use the incentives for property dedication. The developer has yet to dedicate the property but is required to do so as part of a development agreement. Incentives being. requested are the reduced rear setback and the allowance for counting landscaping, in the dedication area. The master plan shows a lake at some point in this area. He is also requesting. to use the compact car space incentive that maybe given for creek orientation. The DRB must decide whether the site plan and buildings, as proposed, are oriented to the creek and thus should receive the incentives associated with that. Copy of the WPC district requirements is attached. Requirements: Future Kyle St. extension -sidewalks maybe required on both sides. Sidewalk is required along Harvey frontage. Need top of curb elevations along Taco Bell site and along Sneakers site. Side setback drawn incorrectly. Per Development Agreement staffneedsgrade study on the Kyle street extension. Vehicular access to creek must be designed with future street and bridge in mind. Vehicular access drive. must meet all weather or alley standard. Removable bollards must meet WPC standards. Pedestrian/vehicular access must be in easements. This should be noted on site plan. Pedestrian access must meet ADA. HikeBike trail must be 10' wide and meet ADA. Future hike/bike trail on site plan does not match location on grading plan (must be within minimum reservation area). Show water meter locations. Need water and sewer use/size table (min./max. demands). Site lighting details must be shown {parking lot as well as exterior building/security lighting). Show type of building .materials for durability/maintainability. Floodplain elevation shown does not appear to match 1992 FEMA. Developer needs to complete MT2 forms for FEMA. Sewer services (6") must enter the sanitary sewer line at a manhole. All utility service will be underground. No outside storage of merchandise is allowed in the WPC district. Dumpsters and service areas are not allowed within 20' of the minimum reservation area. Most easterly dumpster does not meet this criteria. Look at combining it with the other dumpster location. DRB must decide whether the loading dock is acceptable in its location on the minimum reservation line.. Screening is provided for these areas with shrub plantings in the minimum reservation area: Screening for the dumpster, service areas shall be effective year-round. How will water enter creek from parking lot? The location of the proposed headwall and 36" storm drain is poor. On site grading plan show a cross section of the 20' MRA fill. Where will mechancaUutility hardware be located? Is it effectively screened? Pylon sign details must be approved by DRB. Sign setback/location must be shown. _ ~~ fl_ ~ ~~~. V~ o ~ ` `~-- > , ~" ~~ ~.... ~ ~ r STAFF DRB REPORT ~~~~~ LaCour Site Plan _a __1._. Case.# 96-419 Over the past few weeks the developer. of this property has worked with staff and 2 DRB members regarding .his desire to fill within the minimum reservation area (MRA). The developer presented the. idea of removing all trees within the MRA, filling with a maximum slope of 4:1 and replanting new trees. The DRB must approve all fill. The master plan calls for 4:1 slopes. DRB has discretion to allow a greater slope where appropriate or necessary. Staff recommends that DRB require the developer to hydomuleh or sod to reestablish grass .and to be responsible for a minimum one year maintenance of all MRA vegetation if DRB approves this plan. The other option is for the developer to provide a retaining wall and leave the NIRA in its natural. condition. The developer is also requesting to use the incentives for property dedication. The developer has yet. to dedicate the property but is required, to do so as part of a development agreement. Incentives being requested are the reduced rear setback and the allowance for counting landscaping in the dedication area. The master plan shows a lake ~~® at some point in this area. He is also requesting to use the compact car space incentive that maybe given for creek orientation. The DRB must decide whether the site plan and buildings, as proposed, are oriented to the creek and thus should receive the incentives associated with that. Copy of the WPC district requirements is attached. Requirements: ~ ~~-~~N~' ~ ~~~~~' ~~~:~ UX~~'`~r~: ~uture Kyle St. extension -sidewalks required on besides. Sidewalk is required along Harvey frontage. Teed to~ o ~ bons along Taco Bell site and along Sneakers site. V 1V Side setback drawn incorrectly. `~ c.~~ '; ~/1'er Development Agreement staff needs grade study on the Kyle street extension I ~ ~g ~/~Vehicular access to creek must be designed with future street and bridge in mind. _`-~'la~"~'~c( t~Vehicular access drive must meet all weather or alley standard. Removable bollards must meet WPC standards. Pedestrian/vehicular access must be in easements. This should be noted on site plan.. Pedestrian access must meet ADA. 2--~, ~ ~~L~~ ~. ~ .~.. ~ G ; ~~ ~~~~~~~~v`~ ~ ll HikeBike trail must be 10' wide and meet ADA. Future hi~~k ~ ke trail on site la ~ ~ ~ n match location on , rading plan (m( ~~ be w ~hin m um reservation area) ~-(~ ~ - ~~,~~-~- how water meter locations. Need water and sewer use/size table (min./max. demands). f ~ j ite lighting details must be shown (parking lot as well as exterior building/security ~`'`~~~~- ~/, 1` lighting). irS~how type of building materials for durability/maintainability. ~odplain elevation shown does not appear to match 1992 FEMA. Developer needs to complete MTZ forms for FEMA. Sewer services (6") must enter t e samtary sewer line at a manhole. y YAII utility service will be underground. / ~-~-~ c ,~ ra a of merchandise. is allowed in the WPC district:- ~vW~E,r~(~= "~ J ~o outside sto g Dumpsters and service areas are not allowed within 20' of the minimum reservation area. Most easterly. dumpster does. not meet this criteria. Look at combining it with the other (!~~ dumpster location. DRB must decide whether the loading dock is acceptable in its hrub ~~ location on the mimmum reservation line. Screening is provided for these areas with s ~~ plantings in the minimum reservation area. Screening for the dumpster, service areas shall be effective year-round. ~Iow will water enter creek from parking lot? '1~he location of the proposed headwall and 36" storm drain is poor. ~On site grading plan show a cross section of the 20' MRA fill. Where will mechanicaUutility hardware be located? Is it effectively screened? 1~P lon si n details•must be approved by DRB Sign setback/loc iodust be sho> ` ~ ° Y U~ Leo- C,x~: ~--, ~,,e~ti~~.~-~ tie,~~~~~----c.r,~--- ~ ~ C.-~-~ ~ . ~~ > >~ ~~ ~~ ., ~~ ~~~ ~ s~ ~ ~ ~ ~~ STAFF REPORT Case No.: 96-419 -.Parking Lot Plan Applicant: LaCour Investments ~'~ ITEM SUMMARY This property is located in the Wolf Pen Creek District along the south side of SH 30 (Harvey Rd.). It is approximately 1050 feet'east of the Texas Ave./SH 30 intersection, adjacent and east of the existing Taco Bell. A preliminary plat dividing the property into two lots, a 4.339 acre lot along SH 30 and the remainder as a reserve lot to the .south, has been previously approved by the City. Wolf Pen Creek runs through the property and the floodway and minimum reservation area are to be dedicated to the City as part of a development agreement approved by Council. A final plat of Lot 1 that fronts om SH 30 and of the area to be dedicated for the Wolf Pen Creek project was approved earlier this year. The site plan under consideration is for this lot L RECOMMENDATION As of the writing of this report, .the applicant has not submitted all the information necessary to determine whether tha site plan is workabh The drainage information has not yet. been submitted The staff recommends tabling this item unless the information is submitted with sufficient time for staff to adequately review and present the information to the Commission. The Design Review Board met on 9-5-96. The report recommendations. are attached. With those recommendations, the DRB recommends approval of the site plan. The issue of whether to allow compact car parking spaces will be heard before the Zoning Board of :Adjustment on September 17th. as a variance request. If the ZBA does not grant a variance to allow compact car parking, the Commission will be asked to determine whether this particular site plan satisfies the ordinance section in the WPC district that allows for compact car spaces where. a project is oriented to the creek, Note the applicable Zomng Ordinance .section in the attached ZBA staff report that allows the incentivefor creek orientation. Nate the: discussion in the DRB report concerning the requirement for creek orientation. Staff will inform the Commission at the meeting whether this item needs to be discussed. ENGINEERING COMMENTS: Water -Water is available to Lot l through an existing line in SH 30. Demands generated from the anticipated .use- on Lot 1 can be handled by the waterline along SH 30. Water will need to be extended along the Kyle extension to loop the water aystem between. SH 30 and Holleman, thus providing an adequate connection for park .development and the reserve. tract. Sewer -Available and adequate to Lot 1.. Streets -Access to Lot 1 is to SH 30 which is adequate to handle anticipated traffic. Drainage -Drainage is currently overland toward the creek. Improvements made on Lot 1 will have to comply vv~th.the Drainage Ordinance and .the Wolf Pen Creek .portion of the zoning ordinance at the time of site development. Flood Plain -Flood plain is located on Lot 1 Sidewalks - Sidewalks will be required as per the DRB if approved by the Commission. Parkland Dedication -Not applicable: to commercial NOTIFICATIONS Legal Notice Publication(s): Advertised Commission Hearing Date(s): 9-19-96 Number ofNotices Mailed to Property Owners Within 200' N/A 2