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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Item: Consideration of a Preliminary Plat of Pebble Creek Phase 7 containing 174 acres and 305 single fanuly lots, south of the existing. subdivision and including the extension of Pebble Creek Parkway. (98-333) Applicant: The Wallace Group, Inc for Pebble Creek Development, Co. Item Summary: The Land Use Plan shows the area as medium density single family wrath a density range of 3 to 6 dwelling units per acre. The plan is for 305 single family lots. tm be developed over 3 phases.. The gross density will be 1.7 dwelling units per acre and the net density (excluding rights-of-way) will be 2.7 dwelling units per acre. The development will extend Pebble Creek Parkway as a major residential collectorto the south and is consistent with the Thoroughfare Plan. Royal Adelade Drive, a residential collector street, will be looped through the subdivision providing two access points to the subdivision. from Pebble Creek Parkway. Phase 7A and 7B will be constructed as a 160 lot single access subdivision. At the time Phase 7C is developed, Pebble Creek Parkway will be extended and provide another point of access. 'The subdivision: is bounded to the north. by Pebble Creek Golf Course, to the east and southeast by Lick Creek Park, and to the southwest by undeveloped future phases of Pebble Creek Subdivisions. The extension of Pebble Creek Parkway 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 (see item background) through the Lick Creek Park between this. development and the creek south of this development. Item Background: The: subdivision is in general. conformance with the revised Master Preliminary Plan approved on August 6, 1996, by the Planning and Zoning Commission. Parkland dedication requirements for this. and previous sections of the development was accomplished by dedicating an approximate 170 feet wide strip along Pebble Creek Parkway..As part of the development of early phases of Pebble Creek, the developer was required to construct a bike path within a portion of this area. This bike path is intended to connect Lick Creek Park with the linear greenbelt that. rains north toward Carter Creek.. The bike path north of this section and to the south of Murfield Court was built and subsequently removed by the. applicant. Staff previously contacted the developer and informed them of the need to re-construct and extend the bike path at the time the next phase was proposed.. A northern portion of this city owned .park land has been closed off to public access by the Pebble Creek golf course development with. signs stating "private Propem'•„ Budgetary & Financial Summary: There is no oversize participation requested at this time. Staff Recommendations: Staff recommends approval with the conditions listed below as well as conditions underlined in this report. • The property is -re-zoned. to R-1 • The Phasing Line separating Phase 7A and 7B be extended between Lot 1 and 2 of Block 41. o:\group\deve_ser\stfipt\98-333.doc • The Phasing Line separating Phase 7B and 7C be extended to center on the lot lines • The inclusion of Pebble Creek Parkway .and associated hike and bike trail. in Phase 7C. Related Advisory Board Recommendations: N/A Commission Action Options: The Commission acts as a recommending body on the .question of preliminary plats pending an ordinance change directed by Council giving. sole authority for plat approval to the Commission. The options regarding the plat are approval as submitted, approval with conditions, or denial. Defer action or table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities Information 4. Notification Information. 5. Copy of Preliminary Plat o:\group\deve_ser~stfrpt\98-333.doc INFRASTRUCTURE AND FACILITIES Water: A 12 inch trunk line will be extended through the subdivision within the Pebble Creek Parkway right-of-way as part of the 'development. 8 and 6 inch mains will be constructed within the subdivision to the service the individual lots. Sewer:. 6 inch. service lines will be constructed within the subdivision and will connect to the existing 16 and 18 inch trunk lines adjacent to the subdivision. Streets: This plan shows the extension of Pebble Creek Parkway as a north -South majorcollector and is consistent with the Thoroughfare.Plan. The developer will also construct five thru and seventeen cul-de-sac streets.. The streets located in phases )I and C have not been named as required by the Subdivision Regulations. The applicant should name these streets. at this time. The intersection of Royal Adelade and a cross street with a cul-de-sac is slightly offset. The re-alignment of this intersection should be investigated. The applicant has agree to this request at the time of final platting of Phase 7B. Off-site Easements: Not applicable Sidewalks: Will be provided: on both sides of all collectors and one side of all residential streets. The Commission has the discretion. to require sidewalks on cul-de-sacs if "needed to provide. through pedestrian access." With several of these cul-de-sacs backing up to Lick Creek Park, the Commission may desire to exercise this discretion. Drainage: The .applicant is proposing to use enclosed storm sewers systems to convey the stormwater runoff. As currently proposed there are 13 locations at which stormvvater is discharged across the park property. To minimize impacts to the parks and comply with city Drainage Policies, these systems. should be consolidated and piped to the center line of the creeks . A median with an open channel is proposed for one street. The channel should. be' enclosed to minimize maintenance. In discussions with the applicant ,their only reason. for having the median was to allow open channel drainage. Given that they will have to enclose. the channel, they would like to delete the median. Flood Plain: The subdivision is located in the fork of Lick Creek and Alum Creeks. A portion of 98 dots are located within the flood plains of these creeks and minor tributaries.: The applicant is proposing.. to fill several lots to provide a buildable area on the lots. The fill must be in compliance with the Drainage Policies and permitting must be done prior to final' plat approval. Drainage easements are proposed for all lots which contain flood plain to provide flood conveyance. I_ mpediments, such as solid fences, should be restricted from the drainal:e easements. Oversize request: See Budgetary and Financial Summary Section. o:\group\deve_ser\stfrpt\98-333.doc Parkland Dedication:. Previously dedicated with earlier phases of Pebble Creek. The The subdivision is located adjacent to Lick Creek Park. Because of this proximity to the park, it maybe desirable to have at least one internal access point between the park and subdivision.. In discussions with the Parks Director, the has stated that he did not have a concern if we did not have access from 1 or 2 points since it is not a neighborhood park. This may be an item the Commission would desire to discuss. Impact Fees: Not applicable NOTIFICATION: Legal Notice Publication(s): Not applicable Advertised Commission Hearing Dates(s): Not applicable Advertised Council Hearing Dates: Not applicable Number of Notices Mailed to .Property Owners Within 200': Not applicable Response Received: Not applicable o:\group\deve_ser\stfipt\98-333.doc