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HomeMy WebLinkAbout000702430 v STAFF REPORT Item: A final plat of Pebble Creek Phase 7A containing 81 single family lots and associated right - of-way on 44.88 acres, south of the existing subdivision and accessed by Pebble Creek Parkway. (99 -204) Applicant: The Wallace Group, Inc for Pebble Creek Development, Co Item Summary: The plat is for 44.88 acres including 81 residential lots and associated right -of- way. The plan is in general compliance with the Comprehensive Plan and the preliminary plat which was approved by the Commission on December 3, 1998. This Phase of the subdivision will be accessed by the existing Pebble Creek Parkway and will be single access pending construction of Phase 7C. Item Background: A preliminary plat for Pebble Creek Phase 7 was approved with conditions by the Commission on December 3, 1998. Staff has meet with the applicant regarding the existing fencing off of the linear park along Pebble Creek Parkway and fencing limitations within the floodplain drainage easements. Steve Beachy, Director of the Parks and Recreation Department has agreed to allow the fence to remain in its current configuration pending the development of the hike and bike trail through the park. At that time, the developer has agreed to modify the fence as needed. The engineer has agreed to draft limitations regarding fencing of the flood plain, however has not submitted any information as of the writing of this report... Budgetary & Financial Summary: There is no oversize participation requested at this time. Staff Recommendations: Staff recommends approval with the conditions that the property be re- zoned to R-1 and other conditions as underlined in this report. Related Advisory Board Recommendations: not applicable Commission Action Options: The Commission has final authority over the final plat. The options regarding the final 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. Engineering Information and Notification Information 4. Copy of Final Plat o:\group\deve serlstfrpt\99- 204.doc INFRASTRUCTURE AND FACILITIES Water: 8 and 6 inch mains will be constructed within the subdivision to service the individual lots and be connected to an existing 12 inch truck line within the Pebble Creek Parkway right -of - -way . 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. The connection to the existing lines will require crossing the future Pebble Creek Section 7B subdivision and this crossing will be constructed to serve that future section. Streets: The first segment of the proposed looped residential collector Royal Adelade Drive will be constructed and tied into Pebble Creek Parkway. Sidewalks: Will be provided on both sides of all collectors and one side of all residential streets. Ofd site Easements: An offsite easement is being dedicated to extend sewer service through the future section of Pebble Creek Section 7B subdivision. Drainage: The applicant is proposing to use enclosed storm sewers systems to convey the stormwater runoff. Previous studies have shown that the area should be developed without providing on -site detention. Flood Plain: A private drainage easement is proposed to contain the flood plain of a minor tributary of Lick Creek. A study of flood plain limits should be completed for Oversize request: See Budgetary and Financial Summary Section. Impact Fees: not applicable Parkland Dedication: Previously dedicated with earlier phases of Pebble Creels. NOTIFICATION: Legal Notice Publication(s): N/A Advertised Commission Hearing Dates(s): N/A Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 200': N/A Response Received: None as of this writing o:\groupWevq_smUffrpt\99-204.doc be approved and added to the plat. dp STAFF REPORT Item: Consideration of a Preliminary Plat 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) Applicant: The Wallace Group, Inc for Pebble Creek Development, Co. Item Summary: 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 305 single family lots to 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 collector to 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 indication 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 runs 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 property." 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 ldeve_ser\sthpt\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\s ftt\98- 333.doc INFRASTRUCTURE AND FACE ITIES Water: A 12 inch trunk line will be extended through the subdivision within the Pebble Credo 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 conned 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 major collector 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 B 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 off set. 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 stormwater 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 lots 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. Impediments, such as solid fences, should be restricted from the drainage easements. Oversize request: See Budgetary and Financial Summary Section. Parkland Dedication: Previously dedicated with earlier phases of Pebble Creek. o:\group\deve__scr\stfrpt\98-333.doc 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:\groupWeve serfs fttVB- 333.doc STAFF REPORT Prepared by: TED MAYO Date: January 30, 2002 Email: tmayo @ci.college- station.tx.us Item: Consideration of a Final Plat for the PEBBLE CREEK PHASE 7 -131 SUBDIVISION (22.99 acres)(34 lots) located east of Pebble Creek Parkway and east of Pebble Creek Subdivision Phase 7 -A. (2- 500007) Applicant: THE WALLACE GROUP FOR PEBBLE CREEK DEVELOPMENT COMPANY Staff Recommendation: Staff recommends approval with the following conditions: A clearly marked temporary emergency secondary accessway is to be provided to access Phase 7 -131 as required by the City Council as a condition of their approval of rezoning of this tract on January 24, 2002. The following street name changes are to be made: Piping Rock Circle to Piping Rock Court; Whistling Straits Drive east of Royal Adelade Drive to Whistling Straits Court; Royal Adelade Drive at Whistling Straits Drive to Royal Adelade Loop. Item Summary: The proposed Pebble Creek Phase 7 -131 Subdivision includes 38 R -1 single family (0.53 ac. avg.) lots and complies with the Land Use Plan, the Thorough Plan, the Pebble Creek Master Plan, and the Preliminary Plat of Section 7 which was approved by the Planning and Zoning Commission December 3, 1998. The Final Plat for Pebble Creek Phase 7 -A (44.88 acres- 81 lots) was approved February 4, 1999. This property was rezoned from A -O to R- 1 by the City Council January 24, 2002. The required parkland dedication for this development was addressed in previous submittals. Commission Action Options: The Commission has final authority over the final plat. The options regarding the final plat are: 1. Approval as submitted; 2. Approval with conditions; 3. Denial; 4. Table; or, 5. Defer action only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Final Plat reated on 01130102 9:55 AM I :IGROUPIDEVE SERITedIFP Staff ReportPC781.DOC INFRASTRUCTURE AND FACILITIES Water: Will be extended from the adjacent development. Sewer: Will be extended from existing infrastructure. Streets: Proposed street design is in accordance with City of College Station standards. Off -site Easements: 20' PUE north and east of Royal Adelade Drive. Developer must show proof of filing of this easement instrument before final plat can be filed. Drainage: The development will be required to comply with the Drainage Ordinance. A variable width drainage and conservation easement is proposed along the south side of this property. Flood Plain: The 100 year floodplain runs across the middle of Lots 38 and 39 of Block 39 on the east side of this development. These lots were oversized to allow sufficient buildable area outside the floodplain. Impact Fees: None NOTIFICATION: None Required reated on 01130102 9:55 AM 3 I:IGROUPIDEVE SERITedIFP Staff ReportPC7B1.DOC