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HomeMy WebLinkAboutGranada presentation 1Staff Presentation Z-10-02-12 (Granada) 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 Meetings of February 20th and 25th, 2013 1 Case Information Owner: Centurion American Developer: Centurion American Zoning: PD1-3 Zoning amendment: PD1-3; PD1, Planning area 3 Concept Plan: Part of Proposed Re-zoning Ordinance Proposed Use: Single-family residential detached (homes). Approximately one (1) dwelling per acre gross density 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 Ordinance 450 March, 2004 Land Use Map Note: Uses for Circle T zoning districts approved, Comprehensive Plan not amended. 6 Proposed Land Use Map 7 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 8 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. 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 Granada – Feb. 4 th Workshop Changes Summary of changes to the concept plan and design standards relating to the zoning change request: •Reduce number of lots from 89 to 84. •Front and rear setbacks to match R-1 Zoning district; Front / rear 40 feet and sides 20 feet. •30,000 square foot average lot size. •Lower maximum building height from 35 feet to 28 feet measured at mid- span of roof, similar to Vaquero requirements. •Roofing types- No composition roofs. Tile, slate, or similar roofing as approved by the Town only. •Exterior wall material must be primarily stone with a maximum of 30% brick or stucco as accent; Exception: Tuscan or Mediterranean style houses. •Wood windows only; No aluminum or vinyl. •New concept plan reflecting the changes noted above; Same general layout and boundaries. •Town takes back responsibility for FM 1938 Streetscape installation. 11 Comparison to neighboring subdivisions 12 Glenwyck Farms Vaquero PD3-1 Granada Avg. lot size 40k sq. ft. 26k sq. ft. 30k sq. ft. Max building height Measured at mid-span 35 ft. 28 ft. 28 ft. Roofing material allowed Composition, tile, slate. Tile, slate, or similar as approved by DRC. Tile, slate, or similar as approved by Town. Exterior walls Brick, stone, stucco and siding. Stone, brick as approved by DRC, stucco. Stone with 30% max. brick or stucco. w/ exceptions. Windows Wood or vinyl Wood only Wood only Setbacks FR 40/40 Side 20/20 Varies by lot size FR 40/40 Side 20/20 Garage requirements 2 spaces 2 spaces w/ wood doors 3 Spaces w/ wood doors Comparison to neighboring subdivisions, (cont.) *Front setback regulations set to provide variety and avoid visual monotony. 13 Glenwyck Farms Vaquero PD3-1 Granada Net Acres 91.42 (104.31 – 13.89 park) 171.03 84.28 Lots 84 288 max. 272 as approved 84 Density Acres/lot 1.09 1.00 Open Space 1.39 acres 1.4 pond lot 1.2 landscape buffer Public .571 acres Private 21.2 acres Total 21.771 26.14 acres Avg. lot size 40,000 s.f. 26,000 s.f. 167 lots < 30,000 s.f. Not including Villas 30,000 s.f. 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 $1.2 million in value. 14 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 maintain 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. 15 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. •Amenities privately maintained, publicly accessible •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). 16 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. 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 improvements. 20 Town Services Impact Analysis • Infrastructure • Public Safety Services • Traffic • School 21 Conclusion Staff Presentation – Granada • Proposed use is compatible as proposed with adjacent uses with buffers • Orderly and predictable based on past practice, ex. Terra Bella •Planning and Zoning Commission recommends approval 22