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STAFF REPORT
Item: Discussion of a conceptual land use plan for the Crowley tract, approximately 500. acres
located on thenorthwest corner of Greens Prairie Road (which is also the future Highway 40) and
Highway 6. (Planning Case No. 97-307)
.Item Summary: The applicant is seeking general approval of the eland uses, densities, and
roadway alignments in order to finalize the location of a mitigation area needed to begin ROW
acquisition for Highway 40. The Land Use Plan that is pending adoption does not lay out new
development areas to the .level of detail shown by .this development proposal. The draft plan
reflects the general planning concept of regional commercial at major intersections with medium
density detached residential on the interior. The proposed development plan likewise reflects this
concept, however, it..includes more of a mix of these two land uses. with duplex, townhome,
neighborhood commercial, and office uses. The plan reflects both the City's adopted and proposed
development policies as well as sound,planning principles.
Policy Issue Statement:
Transportation/iVlobility -Citizens benefit from the ability to move into, out of and
within College Station in a safe and efficient manner.
Parks and Recreation -Citizens benefit from parks and recreational activities
which are geographically and demographically accessible and serve a diversity of
interests.
Quality .Service -Citizens benefit from value and .quality of service delivered at a
reasonable tax rate.
Civic Pride -Citizens benefit from well-planned, attractive residential and
commercial areas, and from preserving historic areas.
The Land Use Plan that is currently under consideration will act as the policy statement for future
development proposals. The applicant is proposing an amendment to that plan with this conceptual
plan. If the City agrees to approve the conceptual plan, the Land Use Plan. will be amended to
..incorporate the proposed development. The proposed development plan shows a mix of residential
types at approximately 6.4 dwelling units per residential acre, whereas the pending plan shows
single family only at between 3 to 6 units.
Item Background: The applicant recently approached the City Staff to discuss the feasibility of
the proposed development plan. .The .applicant is currently negotiating with TXDOT for the
acquisition of the property that will be required to construct the future Highway 40. As apart of
these discussions,.: the applicant wishes to determine the future potential land uses and road
alignments that will be required with development. of the property. A development agreement that
specifically ties down the alignment of Decatur (the Longmire extension) is forthcoming.
Staff Recommendations: Approval of the general concept with the understanding that more
specific information relating to the physical characteristics of the property may change some of the
layout.
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Related Advisory Board Recommendations; .See Parks discussion below
Commission Action Options: Approval of the general concept or approval with changes
Supporting Materials:
1. Location Map
2. Engineering Information and Notification Information
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ENGINEERING
Water: Water is available at the southeast corner of the tract through an 18" water line.
Water will -have to be extended along Greens Prairie Road, Decatur and internal to the
property as it is platted. Supply is adequate.
Sewer: Sewer is not available to the tract. The closest sewer line is at Greens Prairie.
Road and Pebble Creek Boulevard. .This sewer line will have to be extended along.
Spring Creek to .and through this tract. The City is currently developing an impact fee
area, which includes this property, the Pebble Hills area and others, to extend the
sewerline.
Streets: The Thoroughfare Plan shows Highway 40 extending through the middle of the
property from north to south, a major collector extending parallel to Highway 6 from
north to south {Langmire/Decatur extension), and two minor collectors. Of the minor
collectors, one should extend through the center of the area and eventually connect
Highway 6 traffic to the west, and the second would extend from the first collector back
to Green's Prairie Road. The development plan is in conformance with the T-fare Plan.
Off-site Easements: Unknown at this time.
Sidewalks: Sidewalks will be required as per the subdivision ordinance.
Drainage: This area has a major creek, Spring Creek, that runs through the property.
The applicant is proposing regional drainage facilities for the property, which should be
encouraged throughout the development process.
Flood Plain: On the. current FEMA maps, this. area is designated as "above the limit of
detailed study" and therefore will need to 'be modeled to define the 100-year floodplain as
per the drainage ordinance. The applicant has provided a preliminary layout with
approximate floodplains, which shows a significant portion of the property within the
100-year floodplain.
Oversize request: Oversize may be requested on water, streets and drainage. If the
sewer is extended by the City through the use of impact fees, there will be no oversize
request on that infrastructure item.
Parkland Dedication: A preliminary discussion of the parkland. issues will occur on
Tuesday. evening before the Commission meeting. Staff will update the Commission
regarding the Parks Board meeting at the meeting on Thursday. At this time, Staff has
determined that the full build-out scenario. would need to include 20 acres of
neighborhood parks. Much of the property is located in park zone 10, which would need
a future community park according to the Parks Plan. The Parks Department intends to
pursue negotiations with the applicant.
The applicant also intends to dedicate the 100 year floodplain as a greenbelt area. The
Parks Department may. agree to this option. The bridges for the streets should include
hike/bike access underneath them so that .such traffic will not be forced through busy
intersections.
At this time, it appears that. parkland will be adequate to cover the dedication.
The park site adjacent to the proposed school meets development policies.
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The City may consider. maintenance. of any improvements that may be proposed in the
mitigation area (walkways, etc.)
Impact Fees: Maybe applicable for sewer.
NOTIFICATION:
None required
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