Loading...
HomeMy WebLinkAboutMinutesMINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS May 6, 2004 7. Consideration, discussion, and possible action on a Master Development Plan (MDP) for the Williams Creek Subdivision consisting of 642.82 acres (212.14-acres of the Williams Creek Subvision and 431.68-acres of the Anderson-Stephen Tract), generally located at the southeast corner of Greens Prairie Road East and Rock Prairie Road. (04-92) Staff Planner Reeves presented the Staff Report, stating that Staff recommends approval of the Master Development Plan as submitted. She pointed out that the applicant is proposing 295 dwelling units on 623 acres of the tract while proposing that the remaining acreage be Retail Regional. Ms. Reeves added that the plan complies with the Land Use Plan. Ms. Reeves pointed out the Thoroughfare Plan details and the main entrance to the development, which will be off Greens Prairie Road. Two other access points are being proposed for Rock Prairie Road. Property to the east and south backs up to approximately 242 acres of flood plain. Lastly, Ms. Reeves reported that the Parks and Recreation Department accepted a parkland dedication fee in lieu of parkland. Commissioner Hall asked if Rock Prairie Road was going to be upgraded since there are two residential streets planned that will intersect with it. Ms. Reeves stated that it is not required since the primary entrance to the subdivision is off Greens Prairie Road and currently meets all the requirements. A discussion regarding access issues ensued. Issues and concerns mentioned included future pedestrian and bike paths and utility easements. Chairman Shafer confirmed that there would not be any changes regarding upgrading to Rock Prairie Road at this time. Ms. Reeves reiterated that the requirements are met with the primary access being off Greens Prairie Road. Development Manager Ruiz stated that the applicant is meeting the code requirements in terms of having access to a paved road from Greens Prairie connectivity issue. She added that the master plan reflects the right-of-way dedication fee so that when improvements are made the right-of-way would be there. Commissioner Hall clarified that the City would be responsible to the maintenance of Rock Prairie Road until it is upgraded. Commissioner White asked what would trigger the paving of Rock Prairie Road. Transportation Planner Fogle stated that it would be a capital improvement plan triggered by development and traffic. He added that a traffic study would need to be conducted in order to warrant signalization for the area. Ms. Ruiz clarified the intent of possibly delaying the approval of the two additional access points until Rock Prairie Road is paved or not having the access at all. Commissioner Hall's concern was directed toward the City's expense in maintaining the road in its current state. Access would then be directed to Greens Prairie Road only. Ms. Ruiz questioned how, in the phasing of the development, it can be allowed to develop but still maintain the possibility to tie in at a future point and between now and that time how would they be able to use it as an emergency access. She stated that Staff would like to see the connection to Rock Prairie. However, from a code standpoint and looking at this particular development and how Rock Prairie Road came to be, we are not in a position to be able to require that of this developer. Assistant City Attorney Nemcik stated that the ordinance states that access must be taken onto a paved public road. Ms. Ruiz pointed out that the developer's position on that is that they have met that requirement by making the primary access to the subdivision on Greens Prairie Road. Ms. Nemcik's argument was that the ordinance does not state either primary or secondary but rather access onto a paved public road. Commissioner White pointed out that if a fence is constructed across the access points on Rock Prairie Road that would constitute preventing access. Ms. Nemcik pointed out that access would not be prevented, but rather, designated onto Greens Prairie Road. Ms. Ruiz asked Ms. Nemcik to clarify whether or not all access points must be paved. A brief discussion ensued regarding the interpretation of the regulations in reference to this issue. Joe Schultz, the project engineer, pointed out other roads that have been annexed into the City that are being improved by the City without contributions from any of the developers. He stated that the right-of-way for the major collector will be dedicated and that connectivity to Rock Prairie Road is desirable. Ms. Ruiz stated that approximately 1-1'/2 year ago, Staff brought before the Commission an ordinance amendment that was prompted by a development in the ETJ that had an internal subdivision that had the street system lay out that only connected to dirt roads. The amendment was added for that purpose. Staff interpreted that to mean that access to a paved road would be provided but not that every access had to be paved. Commissioner Trapani interjected that this is a public road open for use by the public and that he does not see enough evidence to deny anyone access. He stated that in prior similar cases, the Commission has directed developers to include a second access due to safety and emergency vehicle issues and that the Commission should be consistent with its decisions. Commissioner Reynolds reported that the paving of Rock Prairie Road was not on the agenda at the last CIP meeting and is not slated for improvements until 2008. Therefore, it will be a substantial amount of time before Rock Prairie is paved. Likewise, the future appears to reflect that there will also be a substantial amount of traffic on that road over the next 4-5 years. Commissioner White pointed out that Lick Creek Park would be a source of heavy traffic for Rock Prairie Road, being the only access to the park. Commissioner Williams added that good planning would not allow access onto a substandard road. Mr. Schultz stated that one of the Rock Prairie access points could be eliminated and dedicated right-of-ways, gated for emergency vehicle access until it is paved, but reiterated that Rock Prairie needs to be paved for access to Lick Creek Park and Water Waste-Water Treatment Plant. Commissioner Davis commented, stating that the access points meet the desired objectives of connectivity, but the issue is going against the requirements of the UDO as stated. He concurred with Commissioner Trapani's concern regarding the need for the Commission to remain consistent in its decisions. He added that it should be established that the access points on Rock Prairie does not meet the standards of the UDO and that a variance is required. Assistant City Attorney Nemcik explained that the Commission can approve the Master Development Plan without access to Rock Prairie Road and that the applicant can apply for a variance. Ms. Ruiz added that the variance would come with the preliminary plat. Commissioner Davis motioned to approve the plat as submitted with the condition that the access to Rock Prairie Road is denied until a variance is submitted. Commissioner White seconded the motion. Ms. Ruiz clarified that it has been determined that the UDO requires that access from any subdivision should be onto a paved road, whether it is a primary or secondary access. Commissioner Trapani asked about a second ingress/egress access point for emergency vehicles. Ms. Nemcik stated that this requirement is not ordinance driven. Chairman Shafer called the question. The motion to approve the plat as submitted with the condition that the access to Rock Prairie Road is denied until a variance is submitted at the preliminary plat stage. The motion carried 7-0. FOR: Shafer, White, Reynolds, Davis, Williams, Hall, and Trapani. AGAINST: None.