RESPONSIVE
RESULTS-ORIENTED
TRUST-BUILDERS
ACCOUNTABLE
PZ - 0240
Staff Report
City of Pearland
TO:
Planning and Zoning Commission
FROM:
Planning and Community Development
MEETING:
Planning & Zoning Regular Meeting - 20 Jul 2020
RE:
CONSIDERATION AND POSSIBLE ACTION
–
PRELIMINARY PLAT OF
RIVERTSONE RANCH SECTION 13 PLAT 20-00068
A request of Andrew Lang of BGE Inc., on behalf of Shannon Wiesepape of Meritage
Homes, owner: to approve the Preliminary Plat of Riverstone Ranch Section 13
creating 74 single family lots and 5 reserves, described to wit:
Legal Description
:
A Subdivision of 25.98 acres of land located in the T.J. Green Survey, Abstract 290,
City of Pearland, Harris County, Texas.
General Location
:
East of Pearland Parkway, South of Hughes Road.
EXHIBITS:
Zoning / Aerial Map
Future Land Use Plan
Preliminary Plat of Riverstone Ranch Section 13
SUMMARY
On behalf of Shannon Wiesepape of Meritage Homes, Andrew Lang of BGE Inc., is requesting approval of a
Preliminary Plat of Riverstone Ranch Section 13, a proposed subdivision of 74 single family lots and 5
reserves located on approximately 25.98 acres. The lots will be generally 65 feet wide and 125 to 140 feet
deep.
RESPONSIVE
RESULTS-ORIENTED
TRUST-BUILDERS
ACCOUNTABLE
On June 1, 2019 the Planning and Zoning Commission approved the Riverstone Ranch Cluster Plan
Amendment 3 by a vote of 6-0 with the following conditions:
1. That parkland dedication and amenities conform to City of Pearland requirements.
2.
That roadway design and construction conform to City of Pearland requirements.
The site was originally designated as a school site for the Pasadena Independent School District. The Cluster
Plan Amendment re-designated the site for residential uses in which the land for the Original Riverstone Ranch
Section 13 would become the school site at a more accessible location with frontage on Hughes Road. The
Hughes Road location of Riverstone Ranch Section 13 was going to have 126 lots that were 55 and 65 feet
wide and 126 feet deep. The new Riverstone Ranch Section 13 will have a reduction of 52 lots.
STAFF RECOMMENDATION
Staff recommends approval of the Preliminary Plat of Riverstone Ranch Section 13 for the following reasons:
1. The Preliminary Plat of Riverstone Ranch Section 13 conforms to the revised Riverstone Ranch Cluster
Plan.
2. The Preliminary Plat of Riverstone Ranch Section 13 conforms to Section 3.1.3.4 of the UDC governing
the review of Preliminary Plats.
Agreements and Documents
Needed item
Completion Status
Development Agreement
N/A
–
will need approved and
executed SIA prior to final plat
application
Deed of Trust Agreement (For onsite public
improvements)
N/A
Escrow
Agreement
(For
onsite
public
improvements)
N/A
Parkland Dedication
Required to be paid prior to approval
of final plat
Traffic Impact Analysis
Submitted
SIA Status
Application Item
Status
SIA Application
Due prior to final plat application
Cost Breakdown
Due prior to final plat application
Application Fee
Due prior to final plat application
SIA Agreement
Due prior to final plat application
Bond
Due prior to final plat application
Permitting Status
RESPONSIVE
RESULTS-ORIENTED
TRUST-BUILDERS
ACCOUNTABLE
Item
Status
Master Plat
N/A
Preliminary Plat
Under review
Final Plat
Not submitted
CONFORMANCE WITH THE COMPREHENSIVE PLAN
The property is shown as Low Density Residential. However the Cluster Development Plan allows the platting
of smaller lots along with open space reserves to decrease the density of the development to conform to the
Land Use Designation.
SURROUNDING ZONING AND LAND
The property under review is zoned R-1 Cluster in the Riverstone Ranch Cluster Plan.
Zoning
Land Use
North
R-1 Cluster
Single Family Homes
South
R-4 Maximum Density Residential
Single Family Homes
East
R-1 Single Family
Single Family Homes
West
R-1 Cluster
Single Family Homes
CONFORMANCE WITH THE UNIFIED DEVELOPMENT CODE (UDC)
The proposed lots will generally be 65 feet wide by 120 to 145 feet deep. The property is zoned R-1 Cluster
which increases open space within the subdivision by creating lots that are smaller than the 8,800 square feet
normally required within the R-1 Single Family district.
CONFORMANCE WITH THE THOROUGHFARE PLAN
Although Riverstone Ranch Section 13 will be accessed primarily from Highland Vista Drive. An emergency
access will be located at the end of the cul-de-sac on Heather Canyon Court. All the proposed streets are
shown with a proposed 50-foot-wide right of way.
UTILITIES AND INFRASTRUCTURE
The property is located within the Harris
–
Brazoria County Municipal Utility District No. 509.
DRAINAGE
A Drainage Study was approved by the Engineering Department on November 15, 2017.
RESPONSIVE
RESULTS-ORIENTED
TRUST-BUILDERS
ACCOUNTABLE
The Riverstone Ranch Cluster Development Plan specifies that land will be dedicated for parkland and will be
improved with park amenities.
ADDITONAL COMMENTS
The new Hughes Road school site will not cover the entire area of the original Riverstone Ranch Section 13
but will have some land available for two new sections for future residential development to maintain the
number of dwelling units proposed by the cluster plan (1,098).
R-1 R-1 R-1 R-4 R-1 R-1 R-1 R-1 Cluster Plans R-1 ETJ
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This product is for informational purposes andmay not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location
of property boundaries. 1 inch = 397 feet
Preliminary Plat of
Riverstone Ranch
at Clear Creek
Section 13
Zoning / Aerial Map
Legend
Property Under Review
Exhibit 1
R-1 Cluster Site
ETJ
Open Space
Low Density Residential
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This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location
of property boundaries. 1 inch = 397 feet DECEMBER 2016 PLANNING DEPARTMENT
Preliminary Plat of
Riverstone Ranch
at Clear Creek
Section 13
Future Land Use
Legend
Property Under Review
Exhibit 2
Site
10777 Westheimer, Suite 400, Houston, TX 77042
BGE, Inc.
TBPE Registration No. F-1046
Tel: 281-558-8700 ●
www.bgeinc.com
TBPLS Licensed Surveying Firm No. 101065-00
DISCLAIMER AND LIMITED WARRANTY
THIS PRELIMINARY SUBDIVISION PLAT HAS BEEN PREPARED IN ACCORDANCE WITH THE PROVISIONS OF THE CITY OF PEARLAND AND UNIFIED DEVELOPMENT CODE IN EFFECT AT THE TIME THIS PLAT WAS PREPARED ALONG WITH ANY VARIANCE OR VARIANCES TO THE PROVISIONS OF THE AFOREMENTIONED ORDINANCE WHICH ARE SUBSEQUENTLY GRANTED BY THE PEARLAND PLANNING & ZONING COMMISSION AND/OR CITY COUNCIL. THIS PRELIMINARY PLAT WAS PREPARED FOR THE LIMITED PURPOSE OF GUIDANCE IN THE PREPARATION OF ACTUAL ENGINEERING AND DEVELOPMENT PLANS. THIS LIMITED WARRANTY IS MADE IN LIEU OF ALL OTHER WARRANTIES, EXPRESS OR IMPLIED, AND NEITHER BGE INC., NOR ANY OF ITS OFFICERS, OR DIRECTORS, OR EMPLOYEES MAKE ANY OTHER WARRANTIES OR REPRESENTATIONS, EXPRESS OR IMPLIED CONCERNING THE DESIGN, LOCATION, QUALITY, CHARACTER OF ACTUAL UTILITIES OR OTHER FACILITIES IN, ON, OVER, OR UNDER THE PREMISES INDICATED IN THE PRELIMINARY SUBDIVISION PLAT.
GENERAL NOTES 1. " " indicates Block Number.
2. "A.E." indicates Aerial Easement. 3. "B.L." indicates Building Line.
4. "G.B.L." indicated Garage Building Line. 5. "D.E." indicates Drainage Easement. 6. "U.E." indicates Utility Easement.
7. "W.S.E." indicates Water and Sewer Easement. 8. "E.E." indicates Electrical Easement.
9. "W.M.E." indicates Water Meter Easement. 10. "SAN. S.E." indicates Sanitary Sewer Easement. 11. "STM. S.E." indicates Storm Sewer Easement. 12. "H.C.C.F." indicates Harris County Clerk's File Number. 13. "H.C.M.R." indicates Harris County Map Records. 14. "H.C.D.R." indicates Harris County Deed Records. 15. "F.C." indicates Film Code.
16. "VOL." indicates Volume. 17. "PG." indicates Page.
18. "O.P.R.O.R.P." indicates Official Public Records of Real Property. 19. "U.V.E." indicated Unobstructed Visibility Easements.
20. "Fnd." indicates Found. 21. "I." indicates Iron.
22. There are 23 streetlights on this plat. Each streetlight may not exceed 220' seperation from one another. 23. According to the Federal Emergencey Management Agency (FEMA) Flood Insurance Rate Map No.
48201C1055L, with the effective date of June, 18, 2007. The property is located outside Zone "X" (Areas determinded to be partially within the 100 Year Floodplain).
24. All Floodplain information noted in the plat reflects the status per the FEMA FIRM Map that is effective at the time that the plat is recorded. Floodplain status is subject to change as FEMA FIRM Map are updated. 25. All landscaping and sturctures, including fences at intersections shall conform to the city of Pearland and
AASHTO site distance requirements for motorists.
26. Any proposed drainage system for this subdivision shall be designed to meet the requirements of the City of Pearland and Harris County Flood Control.
27. The minimum slab elevation for all buildings located with the boundaries of this plat shall be the higher of 1) Either twelve (12) inches above the top of curb elevation for a curb street or twelve (12) inches above the elevation of the edge of the roadway if no curb exists, or 2) Twelve (12) inches above the 100 Year Floodplain water surface elevation for structures to be located within the 100 Year Floodplain.
28. Driveway requirements for the location, width and offset from an intersection and any existing driveway or proposed driveways, shall conform to the requirements of the City Pearland Engineering Design Criteria Manual and Unified Development Code.
29. 4' Sidewalks are required on both sides of all streets.
30. This subdivision is consistent with the R-1 Cluster Development Plan.
31. This property is located wholly within the Harris County Municipal Utility District No. 509.
32. All subdivision common areas including but not limited to detention facilities, easements, and open space within the boundaries of this plat shall be maintained by a homeowners association or other entity and shall not be the responsibility of the City of Pearland or Harris County.
33. This plat has been prepared to meet the requirements of the State of Texas, Harris County, and the City of Pearland.
34. There are no Pipelines or pipeline easements with this plat boundary.
35. Any construction proposed to be installed within a property easement with prescribed rights to a private entity may require the permission of the private entity prior to the start of construction. Failure to secure such permission may result in the right holder(s) of the easement removing any unapproved pavement, structures , utilities, or other facilities located within the easement. The responsibility of securing approval from the private entities to build within an easement is solely that of the property owner.
36. All bearings references are to the Texas State Plane Coordinate System South Central Zone. (NAD 83), with coordinates given in feet. Coordinates shown are surface for NAD 83 and may be converted to grid by multiplying by a factor of 0.999869913.
37. Benchmark - Monument GPS - 2 brass cap set flush in concrete, stamped "City of Pearland 2 GPS Monu, 1995". The monument is located in the southwesterly intersection of Broadway Road (F.M. 518) and Liberty. The monument is 4.0 feet Southwesterly from the west side of Broadway back of curb and 8.7 feet Northwesterly from metal pole. X= 3158802.388 Y= 13767483.585 Elevation = 42.48 NGVD 29, 1987 adjustment. Subtract 0.48 feet for NVAD 88 2001 adjustment.
38. Corner lots are not to have side access.
39. All lot lines are the center line of a six-foot (6') Drainage Easement to each adjacent lot.
40. This plat was prepared from information provided by Charter Title Company, G.F. No. 20200617163350847, Effective date 06-16-2020.
41. Five-eights inch (58") Iron rods three feet in length will be set on all perimeter boundary corners, unless otherwise noted. Block corners or street right-of-ways have not been monumented.
42. All landscaping, monumentation, fences, and other open space amenities shall conform to the approved Riverstone Ranch Cluster Plan and applicable sections of the City of Pearland Unified Development Code, Division 4.2.2 regarding landscaping and division 3.2.11 regarding sidewalks.
43. Access rights ot driveways are hereby granted to all adjoining residential properties for development and construction purposes only.
44. Street names as shown on this plat will be used to assign addresses for permits for the installation of utilities, infrastructure, and amenities.
45. " " indicates Proposed Street Light Location.
