HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Trey Fletcher, AICP, Sr. Planner Date: March 24, 2005
Email: tletcher@cstx.gov
Item: Presentation, discussion and possible action on a Preliminary Plat for
Pebble Creek Subdivision, Phases 9D, 9E, 9F, 9G & 9H consisting of 148 lots
on 76.11 acres generally located between Congressional Drive, Alum Creek and
the future extension of Pebble Creek Parkway.
Applicant: Pebble Creek Country Club, Inc.
Staff Recommendations: Staff recommends approval of the preliminary plat as
submitted.
Item Summary:
This item is for the consideration of a Preliminary Plat for the Pebble Creek
Subdivision, Phases 9D, 9E, 9F, 9G & 9H consisting of 148 lots on 76.11 acres.
The approval of this preliminary plat will amend the previously adopted
preliminary plat considered by the Planning & Zoning Commission last fall for
Phases 9E and 9F. The most significant changes affect the phasing boundaries
and the inclusion of additional acreage to the northwest incorporating recent
amendments to the City's Thoroughfare Plan. Additional acreage has also been
included to the south, adjacent to the Alum Creek floodplain.
Comprehensive Plan Considerations:
This area was annexed in 1983, and a small portion in 1996.
The Land Use Plan shows most of this area as Single-family Residential
Medium Density. In compliance with the Plan, this area was rezoned to R -1,
Single - family Residential in 2004. The remaining area being near Alum Creek
floodplain and the future extension of Pebble Creek Parkway is shown as Single -
family Residential Low Density. Also in compliance with the Plan, this area is the
process of being rezoned to R -1. The Planning & Zoning Commission
recommended approval of the request on March 3 City Council will take final
action on March 30
The Thoroughfare Plan shows the extension of a minor collector, St. Andrews
Drive from Congressional Drive to the future extension of Pebble Creek
Parkway, which is shown as a major collector. However, St. Andrews will not
connect to Pebble Creek Parkway until such time Pebble Creek Parkway is
extended. At the time the previously approved preliminary plat was being
considered, a comprehensive plan amendment to the Thoroughfare Plan was
also pending to remove or relocate a minor collector, Congressional Drive, from
the Plan.
Wilbur Smith Associates was retained by the City to evaluate four alternatives
developed by staff in conjunction with the Pebble Creek City Liaison Committee.
The City Council approved Alternative C which showed St. Andrews Drive
turning to the south and intersecting with an unnamed minor collector that
connected the SH 6 Frontage Road to the future extension of Pebble Creek
Parkway. The preliminary plat being considered herein shows general conformity
to this alternative but more closely mimics Alternative B which showed an
unnamed minor collector offset by an undetermined distance from Congressional
Drive. On this plat, the unnamed minor collector is shown as Birkdale Drive and
will be extended to the west ultimately connecting to the SH 6 Frontage Road as
development occurs on the other side of Alum Creek. Conformity to the
approved alignment of Birkdale Drive in this area is achievable within 1000'.
Birkdale Drive is the previously unnamed minor collector approved last year to
replace Congressional Drive.
In compliance with the Bikeway & Pedestrian Master Plan, bike lanes are
shown on St. Andrews Drive; a bike path is shown to parallel Birkdale Drive and
a pedestrian accessway (PAW) is shown at the southern end of Cascades
Court. The latter two facilities are to provide connectivity from the bike lanes to
the future bike path shown along the Alum Creek floodplain to Lick Creek Park.
Budgetary & Financial Summary: The City and the developer are involved in
on -going discussions regarding the construction of the future extension of
Pebble Creek Parkway from Royal Adelaide southerly toward Alum Creek.
Related Advisory Board Recommendations:
Parks Board: Parkland dedication requirements have been fulfilled. This plat
also shows privately (HOA) maintained common areas consisting of
approximately five acres.
Supporting Materials:
1. Location Map
2. Aerial Map
3. Application
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 Cascades and Quaker Ridge Drives and eventually looped
to an 8 -inch water line on Congressional Drive. 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 and Birkdale Drives are minor
collectors on the Thoroughfare Plan and are 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. Residential lots are shown fronting on a minor St. Andrews
Drive. General Note #5 indicates that driveway access (backing maneuvers)
to be minimized by requiring a turn- around area on each lot fronting St.
Andrews Drive. The preliminary plat shows that 4' sidewalks will be
constructed on one side of Olympic Court and Cascades Court.
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. 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.
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 Tots, finished floor elevations will be required to
be established for the lots affected.
Oversize request: None at this time.
Impact Fees: None
Parkland Dedication Fees: None
CITY OF COLLEGE STATION
Planning cr 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: MCCLURE & BROWNE ENGINEERING /SURVEYING, INC.
RE: PEBBLE CREEK SUBDIVISION (PHASES 9D, 9E, 9F, 9G AND 9H)
FAX: 979 - 693 -2554
FROM: Lisa Lindgren, Staff Assistant
DATE: April 5, 2005
RE: Agenda & Staff Report
P &Z Meeting, April 7, 2005
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 that
staff 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 April 7, 2005, Planning & Zoning Commission Meeting.
This meeting will begin at 7:00 F.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.
(*if
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: PEBBLE CREEK COUNTRY CLUB, INC.
RE: PEBBLE CREEK SUBDIVISION (PHASES 9D, 9E, 9F, 9G AND 9H)
FAX: 979- 690 -6081
FROM: Lisa Lindgren, Staff Assistant
DATE: April 5, 2005
RE: Agenda & Staff Report
P &Z Meeting, April 7, 2005
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 that
staff 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 April 7, 2005, Planning & Zoning Commission Meeting.
This meeting will begin at 7:00 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.
i 'IB McCLURE & BROWNE ENGINEERING /SURVEYING, INC.
1008 Woodcreek Drive, Suite 103 • College Station, Texas 77845
(979) 693 -3838 • Fax (979) 693 -2554 • Email: mcclure @tca.net
March 14, 2005
Bridgette George
Development Coordinator
Development Services, City of College Station
College Station, TX 77840
Re.: Pebble Creek Phase 9D, 9E, 9F, 9G, & 9H Preliminary Plat
MBESI Proj No.: 1065 -0006
Dear Ms. George:
Below is the summary of the revisions made per the staffs comments.
PLANNING:
Comment #1: The original preliminary platforthe Pebble Creek Subdivision, Phase
9E and 9F, consisting of 100 Tots on 44.28 acres was approved by the
Planning & Zoning Commission with the following stipulations:
Driveway access (backing maneuvers) to St. Andrews Drive, a minor
collector be minimized so a turn - around area could be required; a
sidewalk be considered for connectivity purposes along Olympic
Court to the 0.29 -acre common area adjacent to the Pebble Creek
Parkway extension and a public access easement should be shown
within the common area. Please add a note regarding driveway
requirements to the plat.
ACTION: General Notes #5 & #6 address these issues.
Comment #2: Additional residential Tots are shown fronting on a minor collector in
the following areas:
12- • Lot 1, Block 50
„e .r
ff y � C I Lots 2 -6 Block 51
1 /; e , f7 The Commission may restrict residential access on lots adjacent to St.
r Andrews Drive per Section 8 -G.8.
Pr ACTION: General Note #5 addresses this issue.
Comment #3: Show ROW and Pavement widths for Congressional Court.
ACTION: This has been added to the plat.
5- iL O
5 - O S
T 30
Comment #4: This plat must show compliance with the Bikeway & Pedestrian
Master Plan Update (2002) where St. Andrews Drive has bike lanes
and the bike path shown in common area east of Birkdale Drive must
be located in an easement.
ACTION: A label stating that the bike path shall be placed in a Public Access
Easement has been added to the plat.
Comment #5: Staff and the developer have met recently (2/9/2005) regarding
various issues in Pebble Creek, including the possibility of HOA
<00 ')P1 Common Area being a City park facility.
ACTION: Duly noted.
Comment #6: It is the Planning & Zoning Commission's discretion to require
t, pedestrian access ways (PAW's) to Zink one or more of the cul -de-
r 5 / f , t i sacs to the future bikeway location adjacent to the Alum Creek
floodplain.
(P 17‘ ! ; 1, ` ACTION: A PAW has been added to the end of Cascades Court.
\' Comment #7: Show sidewalks on preliminary plat per section 8.M.
ACTION: See General Note #6. All collector streets will have a 6' sidewalk on
each side of the street. All local streets other than cul -de -sacs will
have a 4' sidewalk on one side of the street.
/ ENGINEERING:
j Comment #1: Provide volume /page for existing PUEs and sanitary sewer
easements.
ACTION: The volume and page for the existing offsite sewer line in Phase 98
is shown on the plat. There is not an existing easement associated
the 16" and 12" sewer lines along the old property line of the project.
The plat shows that a 20' PUE is proposed for this line with Phases
9D and 9F.
Comment #2: Provide water to serve lots on Pablo Creek Drive.
ACTION: A water line has been added to the plat.
Comment #3: All utilities are required to meet BCS Design Guidelines. Line sizes
will be determined at Final Plat stage.
ACTION: Duly noted.
Comment #4: Provide minimum finish floor elevations for lots where the flood plain
encroaches.
ACTION: The minimum finish floor elevations for the effected lots have been
added to the plat.
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Comment #5: AU storm sewer discharge is required to be to a defined channel.
Offsite drainage easements and improvements may be required.
Public Drainage Easements are required to be improved to City
standards.
ACTION: Duly noted.
Comment #6: There are a number of offsite easements proposed on the plat.
These will be required to be dedicated by separate instrument or on
respective plats.
ACTION: Duly noted.
Comment #7: 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.
ACTION: Duly noted.
ELECTRICAL:
Comment #1: Developer installs conduit per city specs and design.
ACTION: Duly noted.
Comment #2: Developer provides 30' of rigid conduit for riser poles. Developer
installs first 10'. City installs remainder.
ACTION: Duly noted.
Comment #3: Developer installs street lights per city specs and design.
ACTION: Duly noted.
Comment #4: Developer provides digital AutoCAD 2000 version of plat, email to
tmichalsky @cstx.gov
ACTION: Duly noted.
Comment #5: Developer provides easements for electric infrastructure as installed
for electric lines (including street lights).
ACTION: Duly noted.
Comment #6: College Station Utilities will provide the developer an electric design
plan for the installation of conduits and street lights.
ACTION: Duly noted.
Comment #7: Coordinate with College Station Utilities to receive plan of electric
Page 3 of 4
layout for the location of easement needed on plat.
ACTION: An electric plan has already been provided and the required
easements have been included.
Comment #8: Developer will be responsible for installation of feeder conduit along
St Andrews Dr (4-4" conduit and pull boxes). A location for a
switchgear will need to be determined at the Birkdale Dr intersection.
ACTION: Duly noted.
Comment #9: To discuss any of the above electric comments, please contact Tony
Michalsky at 979.764.3438.
ACTION: Duly noted.
Sincerely,
till G .
eff Robertson P.E.
McCLURE & BROWNE ENGINEERING /SURVEYING, INC.
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