HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Project Manager: Molly Hitchcock Date: September 2, 2004
Email: mhitchcock @cstx.gov
Item: Public hearing, discussion, and possible action on an ordinance to rezone
67.69 acres south of Royal Adelade Dr. and west of future Pebble Creek
Parkway and 76.8 acres south of Royal Adelade Dr. and east of future Pebble
Creek Parkway from A -O Agricultural Open to R -1 Single Family Residential.
Applicant: Davis Young representing the Pebble Creek Development Company
Staff Recommendations: Staff recommends approval of the rezoning with the
condition that any FEMA- designated floodplain remains A -O.
Item Summary: The request is to continue the single family residential
development of Pebble Creek. The tracts, divided from each other by future
Pebble Creek Parkway, abut developed single family and undeveloped A -O to
the north. The 67.69 -acre tract is otherwise surrounded by undeveloped lands
owned by the Pebble Creek Development Company and Animate Habitat Ltd.,
while the larger tract is surrounded by Lick Creek Park to the south and east.
Comprehensive Plan Considerations: The request is in compliance with the
Land Use Plan, which identifies the area as appropriate for Single Family
Medium Density development, with the exception of some land at the perimeter,
which is identified as Flood plain /Streams.
The Thoroughfare Plan shows the continuation of Pebble Creek Parkway, a
major collection, and St. Andrews Drive, a minor collector, through the 67.69 -
acre tract. A Comprehensive Plan Amendment is pending to remove
Congressional, a minor collector, and will be considered by City Council on
September 9. The P &Z considered the request August 19 and recommended
that the minor collector connection be maintained and directed staff to work with
the area residents and developer to identify alternative alignment options and
satisfy the intent of the Thoroughfare Plan.
In 1991, the applicant expressed the desire to have park land in this area. The
Parks Board has identified the area as a 4.54 -acre "future park ". At this time, it
is the applicant's intent to develop a private park. Parkland dedication
requirements to the City have been met, so this private park would be over and
beyond minimum requirements.
Item Background: The property was annexed in 1994. It is not platted.
Review Criteria: In determining whether to approve, approve with modifications,
or disapprove the proposed Official Zoning Map amendment, the City Council
shall consider the following matters regarding the proposed amendment:
1. Consistency with the Comprehensive Plan;
2. Compatibility with the present zoning and conforming uses of nearby property
and with the character of the neighborhood;
3. Suitability of the property affected by the amendment for uses permitted by
the district that would be made applicable by the proposed amendment;
4. Suitability of the property affected by the amendment for uses permitted by
the district applicable to the property at the time of the proposed amendment;
5. Marketability of the property affected by the amendment for uses permitted
by the district applicable to the property at the time of the proposed
amendment; and
6. Availability of water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for the proposed use.
Commission Action Options: The Commission acts as a recommending body
on the question of rezoning, which will be ultimately decided by City Council.
The Commission options are:
1. Recommend approval of rezoning as submitted;
2. Recommend a less intense zoning classification;
3. Recommend denial;
4. Table indefinitely; or,
5. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Aerial
3. Application
4. Infrastructure and Facilities
5. Land Use Plan
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 8 -17 -04 and 9 -7 -04
Advertised Commission Hearing Dates(s): 9 -2 -04
Advertised Council Hearing Dates: 9 -23 -04
Number of Notices Mailed to Property Owners Within 200': 55
Response Received: None as of date of staff report.
INFRASTRUCTURE AND FACILITIES
Water: There is an existing water system in Pebble Creek. The new
system for this are is required to meet City guidelines per the Subdivision
Regulations. A Water Report is required for the subdivision to ensure
compliance.
Sewer: There is an existing sewer system in Pebble Creek. A Sewer
Report is required for the subdivision to insure capacity and compliance.
Streets: The 67.97 -acre tracts shows two future minor collectors on the
property, one of which will tie into a Pebble Creek Parkway extension
and one into a Lakeway extension. The Subdivision Regulations require
that the internal street system must connect to a paved public ROW.
Off -site Easements: It does not appear that any are needed at this time
for utility extensions.
Drainage: Drainage is to Alum Creek and Lick Creek.
Flood Plain: Floodplain is along the southern and eastern boundary of
the subject property. The exhibit showing the area to be rezoned does
propose rezoning of floodplain fringe.
Oversize request: To be determined at platting.
Impact Fees: None