HomeMy WebLinkAboutStaff Report Ye ,64 1 -45 - tecv
STAFF REPORT
Project Manager: Trey Fletcher, AICP, Si Date: October 25, 2004
Email: tletcher@cstx.gov
Item: Consideration, discussion, and possible action on a Preliminary Plat for the
Pebble Creek Subdivision, Phase 9E and 9F, consisting of 100 lots on 44.28 acres
generally located between Congressional Drive, Pebble Creek Parkway extension and
the Alum Creek floodplain.
Applicant: Pebble Creek Development Company, Owner
Staff Recommendations: Staff recommends approval of the Preliminary Plat with the
following:
• Driveway access to St. Andrews Drive, a Minor Collector, should be minimized;
• A sidewalk should be considered for connectivity purposes along Olympic Court
to the .29 -acre common area adjacent to the Pebble Creek Parkway extension;
and,
• A public access easement should be shown within the above - referenced
common area.
Item Summary: This item is for the consideration of a Preliminary Plat for Pebble
Creek Subdivision Phases 9E and 9F. This Preliminary Plat meets the minimum
subdivision requirements; however, the Commission may restrict residential access on
Tots adjacent to St. Andrews Drive per Section 8 -G.8 of the Subdivision Regulations. As
a Minor Collector on the City's Thoroughfare Plan, staff recommends that driveway
access to St. Andrews be limited to driveway designs that preclude backing manuvers.
The Commission also has discretion per Subdivision Regulations 8 -M.1 to require a
sidewalk on a cul -de -sac if needed to provide through pedestrian access
recommends that a sidewalk and public access easement be required on Olympic
Court through the proposed Common Area terminating at the plat boundary. This would
enhance pedestrian access to Lick Creek Park.
Comprehensive Plan Considerations:
This area was annexed in 1983.
The Land Use Plan shows this area as Single- family Residential Medium Density. In
compliance with the plan, this area was recently (2004) rezoned to R -1, Single- family
Residential from A -O, Agricultural -Open.
The Thoroughfare Plan shows the extension of a Minor Collector, St. Andrews Drive,
through these phases of Pebble Creek. A Major Collector, Pebble Creek Parkway, is
also shown on the City's Thoroughfare Plan adjacent to this area, but will not connect to
St. Andrews Drive until such time Pebble Creek Parkway is extended.
Comprehensive Plan Amendment applications are pending for the Pebble Creek area
and an area immediately to the south referred to as Animate Habitat. While Land Use
Plan amendments have been approved, two Thoroughfare Plan changes are pending
final action by the City Council on November 9 A review of the Thoroughfare Plan was
conducted by Wilbur Smith Associates and presented in a joint session he City Council
and the Planning & Zoning Commission on October 21 Each of the kno
alternatives (A -C) should be feasible based on this Preliminary Plat. Alternative D, ,A
which showed a Major Collector alignment adjacent to the Alum Creek floodplain, is
precluded by this plat.
In compliance with Bikeway & Pedestrian Master Plan, the cross - section and
construction of St. Andrews Drive will accommodate the integration of a bike lane.
Budgetary & Financial Summary: N/A
Related Advisory Board Recommendations:
Parks Board: Parkland dedication has been fulfilled. Other parks are planned, but not
required.
Supporting Materials:
1. Location Map
2. Application
3. Aerial
4. Infrastructure and Facilities
5. Copy of Preliminary Plat
INFRASTRUCTURE AND FACILITIES
Water required for plat: Water service to be extended from existing 6 -inch water
lines along Turnberry and Cascades Drives. The new system for this area is
required to meet B /CS Unified Water and Sewer Design Guidelines for domestic
and fire flows. A Water Design Report for the subdivision is required at the time of
Final Plat to ensure compliance.
Water Service: Water to be provided to each lot, as required.
Sewer required for plat: Sewer service to be extended from an existing 16 -inch
sewer line along the southeast plat boundary and from an existing 6 -inch sewer line
along the southwest plat boundary. A Sewer Report for the subdivision is required
at the time of Final Plat to insure capacity and compliance with the BCS Unified
Water and Sewer Design Guidelines.
Sewer Service: Sewer to be provided to each lot, as required.
Street(s) required for plat: St. Andrews is a minor collector on the Thoroughfare
Plan and is required for platting. The design of the stub -out of St. Andrews to the
future Pebble Creek Parkway will need to consider the pipeline cover requirements
and include the design of the tie -in to Pebble Creek Parkway.
Streets /Access: Residential lots are shown fronting on a minor collector, St.
Andrews Drive. The Commission may restrict residential access on lots adjacent to
St. Andrews Drive per Section 8 -G.8.
Off -site Easements required for plat: A number of off -site easements are
required to Final Plat the property, including drainage and public utility.
Drainage: Drainage is to Alum Creek. A Public Drainage Easement is proposed for
drainage discharged off -site beginning at Lots 32 and 33, Block 46. Being a public
drainage easement, it is required to be improved per the Design Standards in order
for the City to accept the dedication. Discharge is also proposed through future
Pebble Creek Parkway. The design of this storm sewer will need to consider the
future roadway design of Pebble Creek Parkway. A Drainage Report is required at
the time of Final Plat to show that the drainage plan for the subdivision meets the
City's Drainage Policy and Design Standards. The report will need to include
verification of capacity for the proposed additional stormwater discharge in the
private drainage way that runs behind the existing lots in Phase 7A.
Flood Plain: FEMA Floodplain is located along the southern boundary of the
subject property. If it is determined that undefined floodplain southeast of the plat
boundary effects any lots, finished floor elevations will be required to be established
for the lots affected.
Oversize request: None at this time.
Impact Fees: None
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CITY OF COLLEGE STATION
Planning crr Development Services
CITY OF COLLEGE STATION
PLANNING & DEVELOPMENT SERVICES
1101 Texas Avenue South, PO Box 9960
College Station, Texas 77842
Phone (979)764 -3570 / Fax (979)764 -3496
TO: -- Cl V DCR) n
RE: "L Li ��—� sJb
FAX: (Cl` `
FROM: Deborah Grace, Staff Assistant
DATE: November 1, 2004
RE: Agenda & Staff Report
P &Z Meeting, November 4, 2004
Following this coversheet is a copy of the Staff Report that was prepared for the above
referenced project. Please keep in mind that staff's responsibility is to provide the
Planning & Zoning Commission with all pertinent facts of a development case, but
thatstaff is not acting as an advocate for the applicants. Therefore, it is in the applicant's
best interest to send a representative to the Planning & Zoning Commission meeting to
speak on behalf of the proposal.
This item is scheduled for the November 4, 2004 Planning & Zoning Commission
Meeting. This meeting will begin at 6:00 P.M. in the City Hall Council Chambers., 1101
Texas Avenue. I have included a copy of the agenda for this meeting. Please contact our
office at (409) 979 -3570 if you should have any questions. Thanks.
CITY OF COLLEGE STATION
Planning & Development Services
CITY OF COLLEGE STATION
PLANNING & DEVELOPMENT SERVICES
1101 Texas Avenue South, PO Box 9960
College Station, Texas 77842
Phone (979)764 -3570 / Fax (979)764 -3496
TO: 2j C. ace, k.
RE: Pe' ± QY Sob .
FAX: Vt o -► ( D og I
FROM: Deborah Grace, Staff Assistant
DATE: November 1, 2004
RE: Agenda & Staff Report
P &Z Meeting, November 4, 2004
Following this coversheet is a copy of the Staff Report that was prepared for the above
referenced project. Please keep in mind that staff's responsibility is to provide the
Planning & Zoning Commission with all pertinent facts of a development case, but
thatstaff is not acting as an advocate for the applicants. Therefore, it is in the applicant's
best interest to send a representative to the Planning & Zoning Commission meeting to
speak on behalf of the proposal.
This item is scheduled for the November 4, 2004 Planning & Zoning Commission
Meeting. This meeting will begin at 6:00 P.M. in the City Hall Council Chambers., 1101
Texas Avenue. I have included a copy of the agenda for this meeting. Please contact our
office at (409) 979 -3570 if you should have any questions. Thanks.
STAFF REPORT
Project Manager: Trey Fletcher, AICP; Senior Planner Date: October 25, 2004
Email: tletcher@cstx.gov
Item: Consideration, discussion, and possible action on a Preliminary Plat for the
Pebble Creek Subdivision, Phase 9E and 9F, consisting of 100 lots on 44.28 acres
generally located between Congressional Drive, Pebble Creek Parkway extension and
the Alum Creek floodplain.
Applicant: Pebble Creek Development Company, Owner
Staff Recommendations: Staff recommends approval of the Preliminary Plat with the
following:
• Driveway access to St. Andrews Drive, a Minor Collector, should be minimized;
• A sidewalk should be considered for connectivity purposes along Olympic Court
to the .29 -acre common area adjacent to the Pebble Creek Parkway extension;
and,
• A public access easement should be shown within the above - referenced
common area.
Item Summary: This item is for the consideration of a Preliminary Plat for Pebble
Creek Subdivision Phases 9E and 9F. This Preliminary Plat meets the minimum
subdivision requirements; however, the Commission may restrict residential access on
lots adjacent to St. Andrews Drive per Section 8 -G.8 of the Subdivision Regulations. As
a Minor Collector on the City's Thoroughfare Plan, staff recommends that driveway
access to St. Andrews be limited to driveway designs that preclude backing manuvers.
The Commission also has discretion per Subdivision Regulations 8 -M.1 to require a
sidewalk on a cul -de -sac if needed to provide through pedestrian access. Staff
recommends that a sidewalk and public access easement be required on Olympic
Court through the proposed Common Area terminating at the plat boundary. This would
enhance pedestrian access to Lick Creek Park.
Comprehensive Plan Considerations:
This area was annexed in 1983.
The Land Use Plan shows this area as Single- family Residential Medium Density. In
compliance with the plan, this area was recently (2004) rezoned to R -1, Single- family
Residential from A -O, Agricultural -Open.
The Thoroughfare Plan shows the extension of a Minor Collector, St. Andrews Drive,
through these phases of Pebble Creek. A Major Collector, Pebble Creek Parkway, is
also shown on the City's Thoroughfare Plan adjacent to this area, but will not connect to
St. Andrews Drive until such time Pebble Creek Parkway is extended.
Comprehensive Plan Amendment applications are pending for the Pebble Creek area
and an area immediately to the south referred to as Animate Habitat. While Land Use
Plan amendments have been approved, two Thoroughfare Plan changes are pending
final action by the City Council on November 9 A review of the Thoroughfare Plan was
conducted by Wilbur Smith Associates and presented in a joint session of the City
Council and the Planning & Zoning Commission on October 21 Each of the known
alternatives (A -C) should be feasible based on this Preliminary Plat. Alternative D,
which showed a Major Collector alignment adjacent to the Alum Creek floodplain, is
precluded by this plat.
In compliance with the Bikeway & Pedestrian Master Plan, the cross - section and
construction of St. Andrews Drive will accommodate the integration of a bike lane.
Budgetary & Financial Summary: N/A
Related Advisory Board Recommendations:
Parks Board: Parkland dedication has been fulfilled. Other parks are planned, but not
required.
Supporting Materials:
1. Location Map
2. Application
3. Aerial
4. Infrastructure and Facilities
5. Copy of Preliminary Plat
INFRASTRUCTURE AND FACILITIES
Water required for plat: Water service to be extended from existing 6 -inch water
lines along Turnberry and Cascades Drives. The new system for this area is
required to meet B /CS Unified Water and Sewer Design Guidelines for domestic
and fire flows. A Water Design Report for the subdivision is required at the time of
Final Plat to ensure compliance.
Water Service: Water to be provided to each lot, as required.
Sewer required for plat: Sewer service to be extended from an existing 16 -inch
sewer line along the southeast plat boundary and from an existing 6 -inch sewer line
along the southwest plat boundary. A Sewer Report for the subdivision is required
at the time of Final Plat to insure capacity and compliance with the BCS Unified
Water and Sewer Design Guidelines.
Sewer Service: Sewer to be provided to each lot, as required.
Street(s) required for plat: St. Andrews is a minor collector on the Thoroughfare
Plan and is required for platting. The design of the stub -out of St. Andrews to the
future Pebble Creek Parkway will need to consider the pipeline cover requirements
and include the design of the tie -in to Pebble Creek Parkway.
Streets /Access: Residential lots are shown fronting on a minor collector, St.
Andrews Drive. The Commission may restrict residential access on lots adjacent to
St. Andrews Drive per Section 8 -G.8.
Off -site Easements required for plat: A number of off -site easements are
required to Final Plat the property, including drainage and public utility.
Drainage: Drainage is to Alum Creek. A Public Drainage Easement is proposed for
drainage discharged off -site beginning at Lots 32 and 33, Block 46. Being a public
drainage easement, it is required to be improved per the Design Standards in order
for the City to accept the dedication. Discharge is also proposed through future
Pebble Creek Parkway. The design of this storm sewer will need to consider the
future roadway design of Pebble Creek Parkway. A Drainage Report is required at
the time of Final Plat to show that the drainage plan for the subdivision meets the
City's Drainage Policy and Design Standards. The report will need to include
verification of capacity for the proposed additional stormwater discharge in the
private drainage way that runs behind the existing lots in Phase 7A.
Flood Plain: FEMA Floodplain is located along the southern boundary of the
subject property. If it is determined that undefined floodplain southeast of the plat
boundary effects any lots, finished floor elevations will be required to be established
for the lots affected.
Oversize request: None at this time.
Impact Fees: None