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HomeMy WebLinkAboutGranada PP Z-10-02-12 Jan 28Z-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