HomeMy WebLinkAboutGranada presentationZ-10-02-12
Public Hearing & Consideration of Ordinance Amending
the Permitted Uses and Development Regulations of
Planning District 1-3 (PD1-3) Including Development
Guidelines, Design Standards, Roadway Design
Standards, Residential Development Standards, Signage
Standards, and the Concept Plan
Planning & Zoning Commission and Town Council Meeting of
January 22nd & 28th, 2013
1
Case Information
Owner: Centurion American
Developer: Centurion American
Zoning: PD1-3
Zoning amendment: PD1-3; PD1, Planning area 3
Concept Plan: Approval
Proposed Use: Single-family residential detached (homes).
One (1) dwelling per acre gross density with minimum
20,000 square foot lots.
2
Site Information
Acres: 84.28 (92.24 acres including right-of-way
dedications)
Location: Northeast corner of FM 1938 and Dove Road,
extending north to Solana Boulevard. The property
extends easterly, stopping in alignment with the
northwest corner of the Glenwyck Farms sub-division.
Development Name: Granada
3
Vicinity Map for PD1-3
4
Existing PD1 Permitted Uses
•Office
•Hotel & Conferencing
•Retail
•Health & Fitness Club
•Educational
•Government Uses
Setbacks 500’ from residential for primary use and
accessory use buildings; no retail within 600’ of
Dove Road. 5
Comprehensive Plan Amendment for Requested Uses
Note: Uses for Circle T zoning districts approved,
Comprehensive Plan not amended.
6
Regulatory Tools Proposed for PD1-3 in this Zoning Case
Ordinance (includes many development standards
for this district) and
Exhibits to Ordinance (part of the ordinance):
Concept Plan
Amenities/Design Standards
7
Concept Plan
Purpose of Concept Plan:
Provide an overall general
design layout showing lots,
lot sizes, location of streets,
common areas, water
feature, open space areas,
trails, perimeter walls,
landscaping, and
development phasing.
Note: Concept Plan, if
approved, will be followed by
submission of preliminary
plat for review and
consideration. 8
Concept Plan Changes from 12/10/12 to 1/38/13
•Lot sizes increased when the right of way
width was reduced from 60’ to 30’, per Town
of Westlake standards.
•Lots were rearranged to accommodate the
relocation of the water feature at Dove Road.
9
Development Standards
Set out in Proposed Ordinance and/or Concept Plan:
•Lot size
•Setbacks
•Streets
•Common Areas
•Water feature location
•Open space areas
•Trails and other amenities
•Perimeter walls, landscaping, and development
phasing
•Building materials and Design Standards 10
Setbacks/Building Lines
Proposed for
Granada
R0.5 zoning
district
Glenwyck
Farms
Vaquero lots <
30,000 s.f.
Front 40 ft. min.* 35 ft. min. 40 ft. min. 35 ft. min.
Rear 35 ft. min. 35 ft. min. 40 ft. min. 35 ft. min.
Side 15 ft. min. 15 ft. min. 20 ft. min. 15 ft. min.
*Front setback regulations set to provide variety and avoid
visual monotony.
11
Lot Size Requirements
•SECTION 2 MINIMUM LOT SIZE
All lots are larger than 0.5 acre; Average lot size is
28,404 SF.
40.5% of lots are between 25K and 30K SF
36% are above 30K SF.
•SECTION 3 MINIMUM LOT WIDTH
The minimum lot width shall be 80 feet measured
at the building line.
12
Building Design, Architecture, and Screening
•PD1-3 Ordinance and the Concept Plan created with the goal
in mind of Granada appearing at build out, as a high end
custom home sub-division, similar to the high quality
development achieved in both Vaquero and Glenwyck Farms
sub-divisions.
•Perimeter landscape buffer along with higher development
standards incorporated into the Planned Development
ordinance intended to make Granada homes compatible in
price points to those in Glenwyck Farms.
•Applicant has indicated to Staff that homes in this
development would average $1.0 million in value.
13
Streetscaping/Landscaping for Homes & Common Areas/Open Space
•Common areas: The common areas around the perimeter of the
project will be a combination of preserved natural landscaping in
an area of dense tree growth, and newly planted landscaping
designed with staggered heights and clustering of plants and
trees to break up and soften the view of the perimeter wall.
•Developer will install all of the landscaping and improvements
included in the FM 1938 Streetscape Plan, much of which is
shown on the Concept Plan.
•Home sites will comply with the Roadway Landscape Zone
requirements. They will be required to have flower/shrub beds
around all of the foundation and covering twenty percent of the
front yards.
14
Streetscaping/Landscaping for Homes & Common Areas/Open Space (cont.)
•Where the landscaping included in the Public Open Space
that surrounds the sub-division, doesn’t provide enough
trees between a lot and the roadway, trees will be required in
rear yards to provide screening and sound buffering.
•Gated development, with major gateway entrance,
surrounded on all sides by 6 foot articulated masonry fence.
•Signage: The only signage allowed are signs specifically
permitted for residentially-zoned properties (i.e.: entryway
signage). 15
Parks, Open Space, & Trails
Strong emphasis on pedestrian circulation in and around
the tract, per the Concept Plan.
Park/open space on the site is estimated at 26 acres of
89 total acres (≈30%), per the Concept Plan.
Note: 26.1 acres total open space proposed:
(22.4 acres open space outside the perimeter wall of
which 7.9 acres is in the dedicated ROW, 3.7 acres open
space within the gated subdivision walls)
Parkland dedication fees proposed to be waived due to
site design, including much park and open space, subject
to separate agreement by the Town Council.
16
Trails
17
Access and Perimeter Roadways
•Primary entrance and exit for the development will be off of
Solana Boulevard, which is classified as a Major Boulevard
Collector. Solana Boulevard connects with Hwy 114 and FM
1938, a Major Collector.
•Both perimeter roads have adequate capacity to serve
subject tract. No additional right-of-way dedication is
required for this project.
•Will only have a single entrance and exit, an emergency
access route is required. Emergency route will be a fire lane
paved with open grasscrete/pavestones, providing an all-
weather surface, landscaped look. Located on Dove Road
side.
18
Infrastructure/Drainage & Access
All on-site and off-site infrastructure necessary to serve
this development will be the responsibility of the
developer.
Water and sewer provided by Town.
Streets to be private, built to Town standards.
Storm water run-off from the site, when developed, must
meet the Town’s standards and likely will make use of the
water feature. 19
Infrastructure/Drainage & Access (cont.)
Developer’s engineer has told Town staff that the
drainage plans that will be submitted with the
Preliminary Plat, showing how they will be able to
develop with retention and detention and other design
features, to have a lower rate of flow after development
and build-out than is being experienced today.
Town engineers will confirm their calculations prior to
permitting any infrastructure improvement work permits.
20
Financial Impact Analysis
21
Questions of Staff?
22