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HomeMy WebLinkAboutMinutesAGENDA ITEM NO. 8: Discussion of a revised Master Development Plan for the Crowley tract, approximately 500 acres located on the northwest corner of Greens Prairie Road (which is also the future Highway 40) and Highway 6. (98-329) Senior Planner McCully. presented the staff report. She explained .that. in the Spring of 1997, the applicant was. given general approval of the land uses, densities, and roadway alignmentsthat were needed in order to finalize the location of a mitigation area needed to begin right-of-way acquisition for Highway. 40. The Land. Use .Plan and Thoroughfare Plan were essentially amended with the adoption of the Master Development Plan. The plan includes a mix of low and medium density single family with duplex, townhouse, neighborhood commercial,. and' office .uses: The plan reflects both the City's adopted and proposed development policies as well as sound planning principles. She explained that the applicant revised the plan to show the following: • a reduction in the proposed density on the apartment tracts in the northeast corner • patio homes instead of apartments (and a reduction in density) in' the area east of Highwary 40, .north of the minorcollector a different location for -the .elementary school site in the southwest area elimination of a neighborhood commercial lot at the elementary school • aluplex development rather than single family on the western-most edge.. arll medium density single family rather than a mix of medium and low density single f amily in the area west of Highway 40 • ardditonal commercial acreage in the area west of Highway 40 • townhouse development rather than medium density single family east of Highway 40 arnd south of the' minor collector • ar shy in the minor collector to .the south to eventually tie into Greens Prairie Road • upgrade of the minor collector to a major collector • a proposal to continue Victoria, a major collector, through the northern edge of the ~-roperty to connect across Highway' 40 rather than a minor collector that did not continue north of Highway 40 • two major collectors crossing Highway 40 rather than one minor collector road crossing The overall change to the land uses is a decrease in residential acreage (from 403 acres to 370), a .decrease in residential density (from 6.3 DU/acre to 5.4 DU/acre), a slight decrease in parkland .(from 111 acres to 92), and an increase in right-of-way/utility acreage (from 97 to 145 acres), Staff recommended approval of the Master Development Plan with the exact location of Victoria and the park linkage across Highway 40 to be determined at a later date. Commissioner Kaiser expressed his concern with the cross-over. He said that he did not understand the logic that demands across.-over every 1 1/2 miles. o:\group~deve_ser~stfipt~98-329 { Transportation Planner Hard explained that this. additional cross-over would be necessary and would connect with Greens Prairie Road. He believed that there would have to be a signalized crossing. Commissioner Parker felt the overpass would be better but agrees that a second access is wise. Mr. 'Tim Crowley pointed out the following four items which caused the changes in the plan: • TxDOT changed the State Highway 40 plans. • Z'he mitigation area was increased. • C;ollege Station Transportation staff requested the change. ~~n age restricted community was added to the plan, which changes the location and amounts of uses. Commissioner Kaiser said that it would be nice for the kids to ride their bikes to school through the greenway. Mr. Tim Wendt, Land Planner for Mr. Crowley, said there might be a way to put a pedestrian crossing under SH6 but the area has a lot of water in the area during heavy rains. He explained that he is using. the same concept to develop the. greenbelt at this location as used in The Woodlands. Commissioner Kaiser expressed his concern with how people would get across Highway 6 and also concern with the area where the greenbelt stops. Commissioner Parker moved to approve the conceptual plan. as presented with any staff recommendations. Commissioner Maloney asked to amend the. motion to incllude exploring the possibility of an underpass under Highway 6 for pedestrian and bicycle traffic. Commissioner Parker explained that. he did not want to tie up this plan contingent on items which may or may not get State approval. Commissioner Kaiser thought the City should dictate to TxDOT and not follow their lead. Commissioner Parker said that he agreed but did not feel it was fair to hold the. developer "hostage" with this issue. Chairman .Massey said that the Commission could vote to support this plan and direct Stan' to explore and vigorously pursue developing pedestrian access under Highways 6 and ~0. Commissioner Maloney. amended the motion to reflect the Commission's desire to have Staff' explore and pursue the pedestrian access under the two highways. Commissioner Garner seconded the motion with the amendment. o:~group~deve_ser`stfrpt198-329 ., p, Commissioner Kaiser did not .feel the request of the pedestrian access would hold the developer hostage but wanted to put the developer and the City in the best position to go to TxDOT . Commissioner Parker said that he did not disagree with Mr. Kaiser but did not want it included in the motion as he did not feel this would be fair to the developer. Commissioner Kaiser also expressed his concern with the safety issue of a cross-over. He felt eliminating this type of cross-over would create a small inconvenience. Chairman Massey called for the vote on the stated motion which passed (4~-1). Commissioner Kaiser voted against the motion. Commissioner Parker suggested making a strong. statement to TxDOT to make connections of greenbelts. Commissioner Kaiser said that he would like to link up some of the groups working on this and have them work with the developer. Mr. Crowley said that he is already working with TxDOT to develop something, but TxDOT said that this would not be timely. Chairman Massey said that if there are other sites similar to this, the Commissioners should make a statement and take a strong stand that these: issues must be addressed with the necessary agents. Commissioner Kaiser moved that. the Commission recommend to Staff and the City Council that they. find ways to incorporate into the process the greenways interest and bond funds to make this possible. Commissioner Maloney seconded the motion which passed unopposed. Commissioner Maloney asked if there was any way to force overpasses. Mr. Hard said that he could not estimate the cost but TxDOT would not do it until volumes reach a certain level. Commissioner Kaiser moved to ask Staff and the City Council to report back to the Commission with the cost of overpasses and grade separations at a future time. Commissioner Maloney seconded the motion which passed unopposed (5-0). o:~group~deve_serGstfipt~98-329 '' a i Regular Item ® Consent Item Workshop Item Item Submitted By: For Council Meeting Of: Director Approval: Sabine McCully. Senior Planner December 10, 1998 __ Item Summary: In the Spring of 1997, the applicant was given general approval of the land uses, densities, and roadway alignments that were needed in order to finalize the location of a mitigation area needed to begin ROW acquisition. for Highway 40. The Land Use Plan and Thoroughfare Plan were essentially .amended with the adoption of the Master Development Plan. The plan reflects a mix of low and medium density single family with duplex, townhome, neighborhood commercial, and office uses.. Theplan reflects both the City's adopted and proposed development policies as well as sound planning principles. The applicant has revised the plan to show the following: - a reduction in .the proposed density on the apartment tracts in the northeast corner -patio homes instead of apartments (and a reduction in density) in the area east ofHighway 40, north of the minor collector a different location for the elementary school site in the southwest area - elimination of a neighborhood commercial lot at the elementary school - duplex development rather than single family on the western-most edge - all medium density single family: rather than a miz of medium .and low density single family in the area west ofHighway 40 -additional commercial acreage in the area west ofHighway 40 o:\group\deve_sec\sffipt\98-329 v townhome development rather than medium density single family east of Highway 40 and south of the minor collector a shift in the minor collector to the south to eventually tie into Greens Prairie Road upgrade of the. minor collector to a major collector The overall change to the. land uses is a decrease in residential acreage (from 403 acres to 370), a decrease in residentialdensity (from 6.3 DU/acre to 5.4 DU/acre), a slight decrease in parkland (from 111 acres. to 92), and an increase in right-of-way/utility acreage (from 97 to 145 acres). Staff has reviewed the plan and finds compliance with development policies as adopted with the Comprehensive Plan. Staff Recommendations: Approval of the Master Development Plan the park linkage across Highway 40 to be determined at a later date. Related Advisory Board Recommendations: See Parks Board discussion below. The Board recommends approval with the condition that there be a park linkage across Highway 40 The. Planning and Zoning Commission recommends approval by a unanimous vote with all Staff conditions as listed above, The PnZ also. had concerns regarding street crossings across firture Highway 40, and .requests that information regarding grade separations at these locations return to the Commission for consideration. Council Action Options: Approval as submitted, approval with conditions, denial with stated reasons for denial. Supporting Materials: 1. Location Map 2. Engineering Information and Notification Information 3. Copy of Master. Development Plan 4. Memo from Parks Director regarding Board recommendation 5. PnZ minutes o:~groupldeve_ser~st&ptU8-329 ENGINEERING This submittal did not include revised utility layouts. In general, the comments below from the prior approved master plan are still applicableo A revised utility layout will be provided at a future date. 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 tc- 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: See Item Summary and Staff Recommendations in this Staff Report as well as 98-324 Staff Report. Off-site Easements: Unknown at this time. Sidewalks: Sidewalkswill 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 withna 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: The Parks Board discussed the revised Master Plan with respect to parks, greenbelts, and park linkages. The Board recommended approval with the condition that a future linkage across Highway 40 from the neighborhood park west of Highway 40 to the open space area east of Highway 40 be provided. The applicant proposes to accomplish this linkage along the Victoria crossing, but other types of linkages could accomplish the same goal. Impact Fees: May be applicable for sewer. NOTIFICATION: None required: o:\goup\deve_ser\skfrpt\98-329 Council Regular 12/10/98 Page 6 Councilman Silvia made a motion to approve the conceptual plan with staff recommendations. Motion seconded by Councilman Esmond which carried, 6-0. Councilman Anderson absent. 13.2 Discussion and possible action on a preliminary plat of The Gateway, approximately 75 acres, divided into six C-B`and R-S zoned lots located on corner of University.Drive and SH 6. (98-32~ Applicant is Municipal De Group, engineers for owner Delmar Baronhead I, Ltd. City Planner Jane Kee described he plat boundaries and existing zones.. The Land LTse Plan shows the azea as mixed use development. The Thoroughfaze Plan shows the northward extension of Glenhaven Drive through this tract. The extension of Glenhaven is included on the' Thoroughfare Plan in order to provide additional north-south movement between the two cities and also. to provide an alternative flow to the one way frontage road. This is a good .idea from a traffic mobility standpoint, it is not however, critical to College Station or Bryan. Staff rec®mmended approval with the following conditions: 1. That a commercial (private) drive be provided in lieu of extending Glenhaven through the tract. Approval of this condition would amend the Thoroughfaze Plan to not extend Glenhaven Drive north of University Drive; 2. That the ,final plat for Phase I include two :access points on University Drive and'one on the SH 6'' frontageroad in order to distribute traffic so that one access point, doesnot bear,the burden of all traffic from the site. The two access points on University Drive would be located at median openingsin accordance with TXDOT plans for widening of University Drive; and, 3. That imternal circulation for the site be addressed at the time of site plan review tc- ensure adequate distribution of traffic to all access points. Councilman Esmond made a motion to approve the preliminary plat with staff recommendations. Motion seconded by Mayor Pro Tem Hickson which carried, 6-0. Councihrnan Anderson absent. 13.3' Discussion and possible action of a revised. master development plan for the Crowley tract, approximately 500 acres located on the northwest corner of Greens Prairie Road `(which. is also the future Hi~hway 40) and I3ighway 6. (98-329) Council Regular 12/10/98 Page 7 Senior Planner Sabine McCully presented the staff report.. She. explained :the land uses, densities, and roadway alignments as it related to the future Highway- 40. The plan shows 370 residential acres, a slight decrease in parks and open spaces (111 acres to 92) and an increase in right-of--.way acreage (97 acres to 245). Staff recommended approval of the plan with the exact location of Victoria and the park linkage across Highway 40 to be determined at a later date. Planning and. Zoning Commission recommended approval by a vote of 4-1. Tim Crowley, the property owner and Jim. Wendt, the land planner for Mr. Crowley, presented a conceptual layout for this area. Councilman Mariott made-a motion to approve the. revised master development plan for the Crowley tract with staff recommendations. Motion seconded by Mayor Pro Tem Hickson which carried, 6-0. Councilman Anderson absent. 13.4 Discussion and possible action on a request. for oversize and additional participation, _in the amount of $208,322.00 for extension of an 18 inch water li. ~ sewer line alon -f SH 6 to be constructed with Harley-Davidson site; and a variance to the city subdivision regulations, Section 9~ D.1 for oversize narticioation in a sanitary sewer line of 8 inches. Also consider a _ variance"rennect to city cuhdivision regulations. Section 9-C.5 and 9-D.5 renardin~ the timing ofpayment of oversize participation. Assistant City Engineer Veronica Morgan presented this item. Council .previously approved a;preliminary plat for the Harley Davidson subdivision. Approximately 1000 ft. of water line will need to be extended through the Luther Jones Tract, 1082 feet through the Barker Tract, and 296 feet across the site. The applicant requested oversized participation in the 18 inch waterline that extends to the existing 18 inch waterline at Rock Prairie Rd. and Highway 6,'the old Desert Hills site and ultimately connect to the Crreens Prairie Road 18 inch water line. The applicant estimated an 8 inch. water line to service the development. The estimated cost difference between an 8 inch and l8 inch line': is $112,197. The applicant requested the city fund 100% of the 18 inch waterline through the Luther Jones Tract and Barker Tract. The cost participation by the .city for water line extension is $172,033. The cost participation by the city for sewer line extension is $36,289. Councilmembers asked .questions about the steps involved to utilize impact fees for the project. :,;,,~ ,. ~~~3a~ conflict with the City's adopted Development: Policies, which call for commercial uses to be located at or near intersections of two major roadways. Chairman Massey opened the public hearing. Ms. Joyce Bell, owner of the property, explained that she was interested in selling property and has a potential buyer. .She felt the high traffic volumes on FM 158 make it unsafe for residential. She anticipated fiiture commercial development on the surrounding vacanttracts. Mr. Richard Creed, potential .buyer of the property, said that .the company he works for (S-con Services had been leasing the shop from Ivls_ Bell for years... They have a strong desire to stay in the BryantCollege Station area and would like to p.~rs;hase this property aY~d add on to the shop. He .aid that: he would be willing to buffer the parking even though this tract is grandfathered: There was extensive discussion regarding the water and sewer services to this property.: Staff explained that the waterline would have to be .extended to and through the subject property and to and through the C-2 tract. if ownership lines change and the property is thus subject to platting requirements. The waterline will need to be extended in order to .provide adequate fire protection for any new structures on the site in the future regardless of whether or not the property is subject to platting. Staff said .that the tract is currently serviced by a septic system. Any new additions would have to be contingent upon a reevaluation of whether the .septic can continue or whether a sewer. extension would be required. A six-inch sewerline is existing along Highway 30 and terminates just west of the Highway 30 and 158 intersection. A trunkline to service the area, bound by Hwy 3:0, .158, and 60 would have to be extended to serve this property if the County Health Department determines.that the future improvements will not be supported by a septic system. The Commissioners were concerned with adequate water and sewer services. Commissioner Maloney moved to table the request until the options are determined as to what the buyer can do with the septic/sewer service to handle future problems. Commissioner Rife. seconded the motion, which.. passed unopposed. AGENDA ITEM NO. 4: Discussion of the elements of the overall Master Plan for the Crowley Subdivision including':alternate standards for construction. (98-329( Development_ Services Director Callaway introduced the item and turned the floor over to Mr. TI7n Crowley, owner of the property.. Mr. Crowley explained that he was giving an overview of the project because the item would be considered in January with PDD Planned Development District zoning. Mr. Jim Wendt, Project Planner, presented the modifications being considered by the Developer: He showed the lot layout of the development and the proposed street system. They were proposing trail systems instead of sidewalks. The plan is the same system as used in The Woodlands. The trails would provide a linkage to trails and the park. Streets will be narrowed and end with cut-de-sacs. They will preserve as much vegetation as possible. The following are the modifications presented by Mr. Wendt: • Install trail systems instead of neighborhood sidewalks: • Streets will be narrower than standards,. but are proposed. to reduce. speeds. • Lay-down curbing to better address parking ofthe narrowed streets. P&Z Minutes December 3, 1998 Page 3 of S ~. • The signs may vary from regulations.. The Commissioners were satisfied with the overall plan .and were in favor of the trail systems throughout the neighborhood. AGENDA TI`EM NO. 5: Consideration of a Master Preliminary Plat of 47 acres in .the Steeplechase Subdivision, Phases. 1, 2, & 3, located along the east side of Wellborn Road and including the extension of Navarro and West Ridge ;and consideration ofa Final Plat of Phase 1. (98-332 & 98-243) Senior Planner McCully presented the staff report. She. explained that the preliminary. plat shows the portions of.the Master .Plan that have already been approved for rezoning to R-2 Duplex, C-1 General Commercial, and C-N Neighborhood Commercial. The plat shows the development to occur in three phases. The Final Plat. of Phase 1 includes the eastern third of the. duplexes, the park, and extensions of Navarro and West Ridge, at each end of the duplex blocks. Staff recommended approval of both the Preliminary. Plat and Final Plat as submitted.' Mr. Karl ~Targo, 2902 Cortez Court, asked if the owner had already sold the land to the. developers and if an environmental report had been done. Mr. Nfike McClure, Project Engineer, said that the report had been completed. Staff did not address Mr. Vargo's concerns due to the fact that they were not city requirements Commissioner Rife moved to approve both the Preliminary Plat .and Final Plat as submitted. Commissioner Parker seconded the .motion, which passed (6-0). Commissioner Garner abstained from this item. AGENDA ITEM N0..6: Consideration of a Preliminary .Plat of Pebble Creek Phase 7 containing 174 acres and 305 single family_ lots, south of the ezisting subdivision and including the eztension of Pebble Creek Parkway. (98-333) Assistant City Engineer Morgan presented the staff report. She explained that the Land Use Plan shows the area as medium density single.. family with a density range of 3 to 6 dwelling units per acre. The plan isfor 305 singlefamilylots to be developed over 3 phases. The extension of Pebble Creek Parkway as a major residential collector to the south is consistent with the Thoroughfare Plan. This extension will. provide another point of access to the existing Lick .Creek Park. The: Parks and Recreation department is proposing to extend the bike trail in Pebble Creek Parkway hrough the. Lick Creek Park between this development and the creek Knuth of this development. Staff recommended approval with the following conditions: • Rezone the property to an appropriate residential classification. • Clarify the phase line between Phases 7A and 7B and. between 7B and. 7C. • .Include Pebble Creek Parkway and associated hike and bike trail in Phase 7C. • Name streets. • Investigate realignment of the intersection of Royal Adelade and a cross street with the Final Plat for Phase 7B. • Drainage systems should be consolidated and piped to the center line of the creeks. P&ZMinutes December 3, 1998 Page d oj5 ~"' __ Commissioner- Kaiser-explained that he_was nod opposed to the overpass but was opposed _to__the_______ crossover. The other Commissioners agreed. AGENDA TI`EM NO. 8: Discussion of a revised Master Development Plan for the Crowley tract, approximately 500 acres located on the northwest corner of Greens Prairie Road (which is also '~, the future. Highway 40) and'Highway 6~,(9~-3~9) Senior Planner McCully presented"the staff report. She explained that in the: Spring oiP 1997, the II 1 a royal of the land uses densities, "and roadway .alignments that were j 'apphcant was green genera pp needed in order to finalize the location of a mitigation area needed to begin right-of--way acquisition for Highway 40. The Land Use Plan and Thoroughfare Plan were essentially amended with the adoption of the Master Development Plan. The plan includes a mix of low and medium density single family with duplex, townhouse, neighborhood commercial, and office uses. .The plan reflects both the City s adopted and proposed development policies as well as sound'planning principles. She explained that the applicant revised the plan to show the following: ent tracts in the northeast corner II' ~ densi on the artm • a reduction rn the proposed ty ap • patio homes instead of apartments (and a reduction in density) in the area east of I~'ighway 40, ~ north of the minor collector a different location for the elementary.school site in the southwest area • elimination of a neighborhood commercial lot at the elementary school • duplex development rather than single family on the western-most edge • all meariurn density single' family rather than a rnix of medium and low density single family in the area west of Highway 40 • additiorurl commercial acreage in the area west of Highway 40 • townhouse development rather than medium de~zriry single frnnily east of Highway 40 and south of the minor collector ,' a shy in-the minor collector. to the south to eventually tie into Greens Prairie Road • upgrade of the minor collector to a major collector • a proposal to continue Victoria, a .major collector, through the; northern edge of the ,property to connect across Highway 40 rather than a minor collector that.did not continue north of Highway 40 • two major collectors crossing Highway 40 rather than one minor collector road crossing The overall change to the land uses is a decrease in residential .acreage (from 403 acres to 370), a decrease in residential density (from 6.3 DU/acre to 5.4 DU/acre), a slight decrease in parkland (from 111 acres to 92), .and an increase in right-of-way/utility acreage (from 97 to 145 acres). Staff recommended approval of the Master Development. Plan with the exact location of `Tctoria and the park linkage,across Highway 40 to be determined at a later date. Commissioner Kaiser expressed his concern with the cross-over. He said that he did not understand the logic that demands across-over every 1 1/2 miles. ® Trans rtatiori 'Planner Hard lained that this additional cross-over would be necessary and would Po connect with Greens Prairie Road. He believed that there would have to be a signalized crossing. .. P~~autes :November S, 1998. Page 6 of 8 ~ ., _ ~s ~.. Comnussioner Parker felt the overpass would be better but agrees that a second access is wise. __ _ - - -- --. --- -- Mr: Tim Crowley pointed out .the following four items which caused'the changes in he plan: • TxDOT changed the State Highway 40 plans. • The mitigation area was increased. • .College Station Transportation staff requested the change. • An age restricted .community was. added. to the plan, which changes. the location and amounts of uses. Commissioner Kaiser said that it would be nice for the kids to ride their bikes to school through the greenway. Mr. Jim Wendt, Land Planner for Ivir: Crowley, said there might be a way. to' put a pedestrian crossing under SH6 but the area has a lot of water in the area- during. heavy ,rains. ' He explained that he is using . the same concept to develop the greenbelt at this location as used in The Woodlands. Commissioner Kaiser expressed his concern with how people: would get across Highway 6 and also concern with the area where the greenbelt stops.' Commissioner Parker moved to approve the conceptual. plan as presented with any staff recommendations. Commissioner Maloney asked to amend the motion to include exploring the possibility of an underpass under Highway 6 for pedestrian and bicycle traffic: Commissioner Parker explained that he -did not want to tie up this plan contingent on items which may or may not get State approval. Commissioner Kaiser thought the City should dictate to TxDOT and not follow their lead.... Commissioner Parker said that. he agreed but .did not feel it was fair to hold the developer "hostage" with this issue. Chairman Massey said that the Commission could vote to support this plan and direct Staff to explore and vigorously pursue developing pedestrian access under I3ighways 6 and 40. Commissioner Maloney amended the motion to reflect the Commission's desire to" have Star explore and pursue the pedestrian access under the two highways. Commissioner Garner seconded the motion with the amendment. Commissioner Kaiser did not feel the request of the pedestrian access would hold the developer hostage but wanted to put. the developer and the City in the best position to go to TxDOT . Commissioner Parker said that he did not disagree with 2vlr. Kaiser but did not want it included in the motion as he did not feel this would be fair to the developer. Commissioner .Kaiser also expressed his concern with the safety issue of a cross-over. He felt eliminating this type of cross=over would create a small inconvenience. Chairman Massey, called for the vote: on the stated motion which :pas ed_ (4=1). ~ Corrimissioner Kaiser voted against-the.motion: - - P&Z~nutes IVo~etiiber S;.1Q~8 ;: ~ =... Page 7 of 8 ~- Comrrnissioner Parker suggested making a strong statement to TxDOT to make connections of greenbelts. Commissioner Kaiser said. that. he would like to link up some of the groups working on this and have them work with the developer.. Mr. Crowley said that he is already working with TxDOT to develop something, but TxDOT said that this would not betimely. Chairman Masseysaid that if there .are other .sites similar to this, the Commissioners should make a statement and take a strong stand that these issues. must be addressed with the necessary. agents.' Commissioner Kaiser moved that the Commission recommend to .Staff andthe City Council .that .they find ways to incorporate into the process the greenways interest and bond funds to make this possible. Commissioner Maloney seconded the motion.which passed unopposed. Commissioner Maloney asked if there was any. way to force overpasses. Mr. Hard said that he could not estimate the cost but TxDOT would not do it until volumes. reach a certain level. Commissioner Kaiser moved to ask Staff and the. City Council o report back to the Commission with the cost of overpasses and grade separations at a future time.: Commissioner Maloney seconded the motion which passed unopposed (5-0). AGENDA ITEM NO.9: Other Business. .Commissioner Massey suggested to Staffto invite TxDOT and City Council to a PIa»ung & Zoning Commission Workshop. Chairman Massey'reminded the Comrissioners that they agreed to allow 30 minutes prior to meetings for "workshop" for the Commissioners. The workshops will. begin at 6:30. The first workshop will be at the next meeting (November 19, 1998). AGENDA ITEM N0. 10: Adjournv Commissioner Garner moved to adjourn. the meeting of the Planning and Zoning.: Commission. Commissioner Kaiser seconded the motion which passed unopposed (5-0) ST: ~~~~~ Staff Assistant,. Debra Charanza P&Z l~nufes November S, 1998 Page s ofs AGENDA ITEM NO. 8 Discussion. of a revised Master Development Plan for the Crowley tract, approximately 500 acres located on the northwest corner of Greens Prairie Road (which is also the future Highway 40) and Highway 6. (98-329) Senior Planner McCully presented the staff report. She explained that in the Spring of 1997, the applicant was given. general. approval of the land uses, densities, and roadway alignments that were needed in order to finalize the location of a mitigation area needed to begin right-of. way acquisition for. Highway 40. The Land Use Plan and Thoroughfare Plan were essentially amended with the adoption of the Master Development Plan. The plan includes a mix of low and medium ..density single family. with duplex, townhouse, neighborhood commercial, and office uses. The plan reflects both the City's adopted and proposed development policies as well as sound planning principles. She explained that the applicant. revised the plan to show the following: • a reduction in the proposed density on the apartment tracts in the northearst corner • patio homes instead of apartments (and a reduction in density)..in the area.. east of Highway 40, north of the minor collector • a different location for the elementary school. site in the southwest area. • elimination of a neighborhood commercial lot at the elementary school • duplex. development rather than single family on the western-most edge • all medium. density single family'rather than a mix of medium and low density single family.. in the area west of Highway 40 • additional commercial acreage in the area west of Highway 40 • townhouse development rather titan medium density single family east of Highway 40 and south of the minor collector • a shift, in the minor collector to the south to eventually tie into Greens Prairie .Road • upgrade of the minor collector to a major collector • cr proposal to continue Victoria, a major collector, through the northern. edge of the property to connect across Highway 40 rather than a minor collector that did' not continue north of Highway 40 two major collectors crossing Highway 40 rather than one minor collector road crossing The overall. change to the land uses is a decrease in residential acreage (from 403 acres to 370),: a decrease in residential density (from 6.3 DU/acre to 5.4 DU/acre), a sllight decrease in parkland (from 11 acres to 92), and an increase in right-of-way/utility acreage (from 97 to 145 acres). Staff recommended .approval of the Master Development Plan with the exact location of Victoria and the park linkage across Highway 40 to be determined at a later date. Commissioner Kaiser expressed his concern with the cross-over. He said that he .did not understand the logic that demands across-over every 1 1/2 miles. o:~goup~deve_ser~sf&ptV 8-329 Transportation Planner Hard explained that this additional cross-over would be necessary and would connect with. Greens Prairie Road. He believed. that there would have to be a signalized crossing. Commissioner Parker felt the overpass would be better but agrees that a second access is wise.. Mr. Tim Crowley pointed out the following four items which caused the changes in the plan: • TxDOT changed the State I-tighway 40 plans. • The mitigation area was increased. • College Station Transportation staff requested the change. • An age restricted community was added to the plan, which changes the location and amounts of uses. Commissioner Kaiser said that it would be nice for the kids to ride their bikes to school through the greenway. Mr. Tim Wendt, Land Planner for Mr. Crowley, .said there might be a way to put a pedestrian. crossing under SH6 but the area has a lot of water in the. area during heavy rains. He explained that he is using the same concept to develop .the greenbelt at this location as used in The Woodlands. Commissioner Kaiser expressed his concern with how people would get across Highway 6 and also concern with the area where the greenbelt stops. Commissioner Parker moved to approve .the conceptual plan: as presented with any staff recommendations. Commissioner Maloney asked to amend the motion to include exploring the .possibility of an underpass under Highway 6 for pedestrian and bicycle traffic. Commissioner Parker explained .that he did .not want to tie up this plan contingent on items which may or may not .get State approval... Commissioner Kaiser thought the City should .dictate to TxDOT and not follow their lead. Commissioner Parker said that he agreed but did not feel it was fair to hold the developer "hostage" with this issue. Chairman Massey said that the Commission .could vote to support this plan and direct Staff to explore .and vigorously pursue .developing pedestrian access under Highways 6 and 40. Commissioner Maloney amended the motion to reflect the Commission's desire to have Staff explore and pursue the pedestrian access under the two. highways. Commissioner Garner seconded the motion with the amendment. o:~groupWeve serlsl&ptV&329 Commissioner Kaiser did not feel the request of the pedestrian access would hold the developer hostage but wanted to put the .developer and the City in the best position to go to TxDOT . Commissioner .Parker .said that he did not disagree with Mr. Kaiser but did not want it included in the motion as he did not feel this would be fair to the developer.. Commissioner Kaiser also expressed his concern with'. the safety issue of a cross-over. He felt eliminating this type of cross.-over would create a small inconvenience. Chairman Massey called for the vote on the stated motion which passed (4-1). Commissioner Kaiser voted against the motion. Commissioner Parker suggested making a strong statement to TxDOT to make connections: of greenbelts. Commissioner Kaiser said that he would like to link up some of the groups working on this and .have them work with. the developer. Mr. Crowley said that he is already working with TxDOT to develop something, but TxDOT said that this would not be timely. Chairman. Massey said that if there are .other .sites similar to this, the Commissioners should make a statement and take a strong stand that these issues must be addressed with the necessary: agents. Commissioner Kaiser .moved that the Commission :recommend to Staff and the City Council that they find ways to incorporate into the process. the greenways interest and bond funds to make this possible. Commissioner Maloney seconded the motion which passed unopposed. Commissioner Maloney asked if there was any way to .force overpasses. Mr. Hard said that he could not estimate the cost but TxDOT would not do it until volumes reach a certain level: Commissioner Kaiser moved to ask Staff and the City Council to report back to the Commission with the cost of overpasses and grade separations at a future tiune. Commissioner Maloney seconded the motion which passed unopposed (5-0). o:~aip~deve salsfftptU&329 .Commissioner Kaiser explained that he was: not opposed to the overpass but was opposed to the crossover. The other Commissioners agreed. AGENDA ITEM NO. S: Discussion of a revised Master Development Plan for the Crowley tract, approximately 500 acres located on the northwest corner of Greens Prairie Road (which is also the future Highway 40) and Highway 6. (98-329) Senior Planner McCully .presented the staff. report. She explained that. in the Spring of 1997, the applicant was given general approval. of the land uses, densities, and roadway alignments that were needed in order to finalize the location of a mitigation area needed to begin right-of-way acquisition for Highway 40. The Land. Use Plan and Thoroughfare Plan were essentially amended with the adoption of the Master Development Plan. The plane includes a mix of low and medium density single family with duplex,. townhouse, neighborhood commercial, and office uses... The plan reflects both the City's adopted and proposed development policies as well as sound planning principles. She explained that the applicant revised the plan to show the following: • a reduction in the proposed density on the apartment tracts in the northeast corner patio homes instead of apartments (and a reduction in density) in the area east of Highway 40, north of the minor collector • a different location for the elementary school site in the southwest area • elimination of a neighborhood commercial lot at the elementary school • duptex development ratherthan single family on the western-most edge • all medium density single family rafher than a mix of medium and low density single family in the area west of Highway 40 • additional commercial acreage in the area west of Highway 40 • townhouse development rather than medium density single family east of Highway 40 and south of the minar collector • a shy in the minor collector to the south to eventually fie into Greens ~'rairie Road: • upgrade of he minor collector to a major collector • a proposal to continue Victoria, a major collector, through the northern edge of the property to conned across Highway 40 rafher than a minor collector fhat did not continue north of Highway 40 • two major collectors crossing Highway 40 rather than one minor collector road crossing The. overall change to the land uses is a decrease in residential acreage (from 403 acres to 370), a decrease in residential density (from 6.3 DU/acre to 5.4 DU/acre), a slight decrease in parkland (from 111 acres to 92), and an increase in right-of--way/utility acreage (from 97 to 145 acres). Staff recommended approval of the Master Development Plan with the exact location of Victoria and the park linkage across Highway 40 to be determined at a later date. Commissioner Kaiser expressed his concern with the cross-over. He said that he did not understand the logic that demands across-over every 1 1/2 miles. Transportatiori'Planner Hard lamed that this additional cross-over would be neces and would exp ~'Y connect with Greens Prairie Road. He believed that there would have to be a signalized crossing. P&Z~nutes November r, 1998 Page 6 oj8 Commissioner Parker felt the overpass would be better but agrees that a second access is wise. Ivir. Tim Crowley pointed out the following four items which caused the changes in theplan: • TxDOT changed the State Highway 40 plans. • The mitigation area was increased. ` • College Station Transportation staff requested the change. • An age restricted community was added to the. plan, which changes the location and amounts of uses. Commissioner Kaiser said that it would be nice for the kids to ride their bikes to school through the greenway. Mr. Jim Wendt, Land Planner for Mr: Crowley, said there might be a way to put a pedestrian crossing under SH6 but the area has a lot of water in the area. during heavy rains. He explained that he is using the same concept to develop the. greenbelt at this location as used in The Woodlands. Commissioner Kaiser expressed his concern with how people would get across.. Highway 6 and also concern with the area where the greenbelt stops. Commissioner. Parker moved to approve the conceptual plan as presented. with any staff recommendations. Commissioner Maloney asked to amend the motion to include :exploring the possibility of an underpass under Highway 6 for pedestrian and bicycle traffic. Commssioner Parker explained that he .did not want to tie up this plan .contingent on items which may or may not get State approval. Commissioner Kaiser thought the City should dictate to TxDOT and not follow their lead. Commissioner Parker said that he agreed but did not feel it was fair to hold the developer "hostage" with this issue. Chau-man Massey said that the Commission could vote to support this plan and direct Staff to explore and vigorously pursue developing pedestrian access under Highways 6 and 40. Commissioner Maloney amended the motion to reflect the Commission's desire to have Staff explore and pursue the .pedestrian access under the two highways. Commissioner Garner seconded the motion with the amendment. Commissioner Kaiser did not feel the request of the pedestrian access would hold the developer hostage but wanted. to put the developer and. the .City in the best position to go to TxDOT . Commissioner Parker said that he did not disagree with Mr. Kaiser but did not want it included in the motion as he did not feel this would be fair to the developer, - ° Commissioner Kaiser also. expressed his concern with the safety issue of a cross-over. He felt eliminating this type of cross=over would create a small inconvenience. Chairman Masseycailed for the vote on the stated -motion which passed_ (4-1). 'Commissioner Kaiser voted against=the: motion: P&Z mutes November. S; 19.8 Page 7 of 8 ~~.~~.,~ ~~.. ,: Commissioner Parker suggested making a strong statement to TxDOT to make connections of greenbelts. Commissioner Kaiser said that he would like to link up some of the groups working on this and have them work with the developer. Mr. Crowley said that he is already working with TxDOT to develop something, but TxDOT said that this would not be timely. ` Chairman Massey .said that if there are other sites similar to this, the Commissioners should make a statement and take a strong stand that these issues must be addressed with the necessary agents. Commissioner Kaiser moved that the .Commission recommend to Staff and the City Council that they find ways to incorporate -into the process the greenways interest and bond funds to make this possible. Commissioner Maloney seconded the motion which passed unopposed... Commissioner Maloney asked if there was any way to force overpasses. Mr. Hard said that he could not estimate the cost but TxDOT would not do it until vo umes reach a certain level Commissioner Kaiser moved to ask Staff and the City Council to report back to the Commission with the cost of overpasses and :grade separations at a future time. Commissioner Maloney seconded the motion. which passed unopposed (5-0). AGENDA TTEM NO. 9: Other Business. Commissioner Massey suggested to Staff to invite TxDOT and City Council to a Planning & Zoning Commission Workshop. Chairman Massey reminded the Commissioners that they agreed to allow 30 minutes prior to meetings for "workshop" forthe Commissioners. The workshops will begin at 6:30. The first workshop will be at the next meeting (November 19, .1998). AGENDA TI'ENi NO. 10: Adjourn. Commissioner Garner. moved to adjourn the meeting of the Planning .and Zoning Commission. Conunissioner Kaiser seconded the motion which passed unopposed (5-0) ST: I n n `~ ~2~ Staff Assistant, Debra Charanza P&Z~nufes November S, 1998 page 8 oj8 L ' ,-~ ~' ~~-' ~ ~ conflict with the City's adopted Development Policies, which call for commercial uses to be located at or near intersections of two major roadways. Chairman Massey opened the public hearing. Ms. Joyce Bell, owner of the property, explained that shewas interested in selling property and has a potential buyer: She felt the high traffic volumes on FM 158 make it unsafe for residential.. She anticipated future commercial development on the surrounding vacant tracts. Mr. Richard Creed, potential buyer of the property, said that the company he works for (S-con Services) had been leasing the shop from Ms. Bell for years. They have a strong desire to stay in the Bryan/College Station area and would like to p:.-chase this property a~ld add on to the shop. He paid that he would be willing to buffer the parking even though this tract is grandfathered: There was extensive discussion regarding the water and sewer services to this property. Staff explained that the waterline. would have to be extended. to and through the subject property and to and through the C-2 tract if ownership lines change and the properly is thus subject to .platting requirements. The waterline will. need to be extended in order to provide. adequate fire protection for any new structures on the site in the. future regardless of whether or not the property is subject. to platting. Staff said that the .tract is cutrrently serviced by a septic system. Any new additions .would have to be contingent upon a reevaluation of whether the septic can continue or whether a sewer extension would be required. A six-inch sewerline is existing along Highway 30 and terminates just west of the Highway 30 and 158 intersection. A trunkline to service the area, bound by Hwy 30, 158, and 60 would have to be extended to serve this property if the County Health Department determines that the future improvements will not be supported by a septic system. The Commissioners were concerned with adequate.water and sewer services. Commissioner Maloney moved to table the request until the options are determined as to what the buyer can do with the septic/sewer service to handle future problems. Commissioner Rife seconded the motion, which passed unopposed. AGENDA. ITEM NO. 4: Discussion of the elements of the overall Master Plan for the Crowley Subdivision including alternate standards for construction. (98-329( Development Services Director Callaway introduced the item. and turned the floor over to Mr. Tim Crowley, owner of the property. Mr. Crowley explained that he was giving an overview of the project because the item would be considered in January with PDD Planned Development District zonung. Mr. Jim Wendt, Project Planner,. presented the modifications being considered by the Developer. He showed the lot layout of the development and the proposed street system. They were proposing trail systems instead of sidewalks. The plan is the same system as used in The Woodlands. The trails would provide a linkage to trails and the park. Streets will be narrowed and end with cul-de-sacs. They will preserve as much vegetation as possible. The following are the modifications presented by Mr. Wendt: • Install trail systems. instead of neighborhood sidewalks. • Streets will be narrower than standards, but are proposed to reduce speeds. • Lay-down curbing to better address parking of the narrowed streets. P&Z Minutes December 3, 1998 Page 3 ojS • The signs may vary from regulations. The Commissioners were .satisfied with the overall plan and were in favor of the trail systems throughout the neighborhood. AGENDA ITEM NO. 5: Consideration of a Master .Preliminary Plat of 47 acres in the Steeplechase.. Subdivision, Phases 1, 2, & 3, located along the east side of Wellborn Road and including the extension of Navarro and West Ridge ;and consideration of a Final Plat of Phase 1. (98-332 & 9&243) Senior Planner McCully presented the staff report. She explained that the preliminary plat shows the portions of the Master Plan that have already been approved for rezoning to R-2 Duplex, C-~1 General Commercial, and C-N Neighborhood Commercial. The plat shows the development to occur in three phases. The Final Plat of Phase 1 includes the eastern third ofthe duplexes, the park, and extensions of Navarro and West Ridge at each end of the duplex blocks. Staff recommended approval of both the Preliminary Plat and Final Plat as submitted. Mr. Karl Vargo, 2902 Cortez .Court, asked if the owner had already sold the land to the developers and if an environmental report had been done. Mr. Mike McClure, Project Engineer, said that the report had been completed. Staff did not. address Mr. Vargo's concerns due to the fact that they were not city requirements. Commissioner Rife moved to approve both the Preliminary Plat and Final Plat as submitted. Commissioner Parker seconded the motion, which passed (6-0). Commissioner Garner abstained from this. item. AGENDA ITEM NO. 6: Consideration of a Preliminary Piat of Pebble Creek Phase 7 containing 174 acres and 305 single family lots, south of the existing subdivision and including the extension of Pebble Creek Parkway. (98-333) Assistant City Engineer Morgan. presented the staff report. She explained that the Land .Use Plan shows the area. as medium density single family with a density range of 3 to 6 dwelling units per acre. The plan is for 3OS single family lots to be developed over 3 phases. The extension of Pebble Creek Parkway as a major residential collector to the south is consistent with the Thoroughfare Plana This extension will provide another point of access to the existing Lick Creek Park. The Parks and Recreation department is proposing to extend the .bike trail in Pebble Creek Parkway. through the Lick Creek Park between this development and'thecreek south of this development. Staff recommended approval with the following conditions: • Rezone the property to an appropriate residential classification. • Clarify the phase line between Phases 7A and 7B and between 7B and 7C. • Include Pebble Creek Parkway and associated hike and bike trail in Phase 7C. • Name streets. • Investigate realignment of the intersection of Royal Adelade and a cross street with the Final Plat for Phase 7B. • Drainage systems should be consolidated and piped to the centerline of the creeks. P&ZlVfinutes December 3, 1998 Page 4 oj5 ^X Regular Item ® Consent Item Workshop Item Item Submitted By: Sabine McCully, Senior Planner For Council Meeting Of: December 10, 1998 Director Approval: City Manager Approval: Item: ` Consideration and possible action of a revised Master Development Plan for the Crowley tract,. approximately 500 acres located. on the northwest corner of Greens Prairie Road (which is also the future Highway 40) and Highway 6. (Planning Case No. 98-329) Item Summary: In the Spring of 1997, the applicant was. given general approval of the land uses, densities, and roadway alignments that were needed in order to finalize the location of a mitigation area needed to begin ROW acquisition for Highway 40. The Land Use Plan and Thoroughfare Plan 'were essentially amended with the adoption of the. Master Development Plan. The plan reflects a mix of low and medium density single family 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. The applicant has revised the plan to show the following: - a reduction in the proposed density on the apartment tracts in the northeast corner -patio homes instead of apartments (and a reduction in density) in the area east ofHighway 40, north of the minor collector - a di, f~`erent location for the elementary school site in the southwest area - elimination of a neighborhood commercial lot at the elementary school - duplex development rather than single family on the western-most edge - all medium density single family rather than a mix of medium and low density single family in the area west of Highway 40 -additional commercial acreage in the area west ofHighway 40 o:lgimipW~we_ser~StfiptV&329 townhome development rather than medium density single family east of Highway 40 and south of the minor collector -~ a shift in the minor collector to the south to eventually tie into Greens Prairie Road upgrade of the minar collector to a major collector The overall change: to the land uses is a decrease in residential acreage (from 403 acres: to 370), a decrease in residential density {from 6.3 DU/acre to 5.4 DU/acre), a slight decrease in parkland (from 111 acres'to 92), and an increase in right-of-way/utility acreage (from 97 to 145 acres). Staff has reviewed the plan and finds compliance with development policies as adopted with the Comprehensive Plana Staff Recommendations: Approval of the .Master Development Plan the park linkage across Highway 40 to be determined at a later date. Related Advisory' Board Recommendations: See Parks Board discussion below... The Board recommends approval with the condition that there be a park linkage across Highway 40, The Planning and Zoning Commission recommends approval by a unanimous vote with .all .Staff conditions as listed above. The PnZ also had concerns regarding. street crossings across firture Highway 40, .and requests that information regarding grade separations at these locations return to the Commission for consideration. Council Action Options: Approval as submitted, approval with conditions, .denial with skated reasons for denial. Supporting Materials:- 1. Location Map 2. Engineering Informatioq and Notification Information 3. Copy of Master Development Plan 4. Memo from Parks- Director regarding Board recommendation 5. PnZ minutes o:~goupWeve_ser~&ptU&329 ENGINEERING This submittal. did not include revised utility layouts.. In general, the comments below frorra the prior approved master. plan are still applicable. A revised utility layoutwill be provided at a future date. Water: Water is availabYe at :the southeast corner of the tract through an . l S" water'iine. _:. T- µ -'+'1_.D2"# dgrcarc..~ ,rkk.~.wwE rt"t .,.:,,Y Water ~~~illiha~e!'to~b'e'e~c[entTccl along Greens Prairie Road, Dc;catur aid :internal to~'thc - propert~ as it is platted: Suppl}~ is~~adequatc. .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:. See Itern .Summary and. Staff Recommendations in this Staff Report as well as 98-324 Staff Report. 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 limut 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 1'00-year floodplain Oversize request: Oversize may be requested on water,. streets and drainage. IiP 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: The Parks Board discussed the revised Master Plan with respect to parks, greenbelts,. and park linkages... The Board recommended approval with the condition that a future linkage across Highway 40 from the neighborhood park west of Highway 40 to the open space area east of Highway 40 be provided. The applicant proposes to accomplish .this. linkage. along the Victoria crossing, but other types of linkages could accomplish the same goal. Impact Fees: May be applicablefor sewer. NOTIFICATION: None required o:lgoupWeve seAst6pt198-329 Council Regular 12/10/98 Page 6 Councilman Silvia made a motion to approve the conceptual plan with staff recommendations. Motion seconded by Councilman Esmond which carried, 6-0. Councilman Anderson absent. 13.2., Discussion and .possible action on a prelminaryy plat of The Gateway, approximately 75 acres, divided .into. six C-B and R-5 zoned lots located on the NVV corner of University Drive and SH b. (98-327) Applicant is Municipal Development Group, engineers for owner Delmar Baronhead I, Ltd. City Planner Jane Kee described the .plat boundaries and existing zones. The Land Use Plan shows the. area as mixed use development. The Thoroughfare Plan showsthe northward .extension of Glenhaven Drive through this tract.. The extension of Glenhaven is included on the Thoroughfare_Plan in order to provide additional north-south movement between the two cities and also to provide an alternative flow to the one way: frontage road. This is a good idea from. a traffic mobility standpoint, it is not however, critical to College Station or Bryan. Staff recommended approval with. the following conditions: 1. That a commercial (private) drive be provided in lieu of extending Glenhaven through the tract. Approval of this condition would amend the Thoroughfare Plan to not extend Glenhaven Drive north of University Drive; 2. That the. final plat for Phase I include two access points on University Drive and one on the SH ~ frontage road in order to distribute traffic so that one access point: does not bear the burden of all traffic from the site. The two access points on University Drive would be located at median openings in accordance with TXDOT plans for widening bf University Drive; and, 3. That internal circulation for the site be addressed at the time of site .plan review to ensure .adequate distribution of traffic to all access points. Councilman Esmond made a motion to approve the .preliminary plat with staff recommendations. Motion seconded by Mayor Pro Tem Hickson which carried, 6-0. Councilman Anderson .absent. 13..3 Discussion and possible action of a revised master development plan for the Crowley tract, approximately 500 acres located on the northwest corner of Greens Prairie Road (which is also the future Highway. 40) .and Highway 6. (98-329) Council Regular 1.2/10/98 Page 7 Senior Planner Sabine McCully presented the staff report... She explained the land uses, densities, and. roadway alignments as it related to the future Highway 40. The plan shows 370 residential. acres,. a slight decrease in parks and open spaces (111 acres to 92) and an increase in right-of-way acreage. (97 acres to 245). Staff recommended approval of the plan with the exact location of Victoria and the park linkage across Highway 40 to be determined at a later date. Planning and Zoning Commission recommended approval by a vote. of 4-1. Tim Crowley, the property owner and Jim Wendt, the land planner for Mr. Crowley, presented a conceptual layout for this area. Councilman Mariott made a motion to approve-the revised master development plan for the Crowley tract with staff recommendations. Motion seconded by Mayor Pro Tem Hickson which carried, 6-d. Councilman Anderson absent. i3.4 Discussion and possble,acton on a request for oversize and additional participation, in the amount of $208,322.00 for extension of an 18 inch water line and an 8 inch sanitary sewer line along the east side of SH 6 to be constructed with the Harley-Davidson site; and a variance to the city subdivision regulations, Section 9- D.1 for oversize participation in a sanitary sewer line of 8 inches.. Also consider a variance. request to city subdivision, regulations, Section 9-C.5 and 9-D.5 re~ardin~; the timing of payment of oversize participation. Assistant City Engineer Veronica Morgan presented this item. Council previously approved a preliminary plat for the Harley Davidson subdivision. Approximately 1000 ft. of water line will need to be extended through the Luther Jones Tract, 1082 feet through the Barker Tract, and 296 feet across the site. The applicant requested oversized participation in the 18 inch waterline,that extends to the existing 18 inch waterline at Rock.. Prairie Rd. and' Highway 6, the: old Desert Hills site and ultimately connect to the Greens Prairie Road.. 18 inch water line. The applicant estimated an 8 inch water line to service the development. The estimated cost difference between an 8 inch and ll; inch line is $112,197. The applicant requested the.. city fund 100% of the 18 inch waterline through the Luther Jones Tract and Barker Tract. The cost participation by the city for water line extension is $172,033. The cost participation by the city for: sewer line extension is $36,289. Councihnembers asked quesrions about the steps involved to utilize impact-fees for the project.