HomeMy WebLinkAboutStaff Granada presentationStaff 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
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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
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Vicinity Map for PD1-3
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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.
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Proposed Land Use Map
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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
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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.
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Comparison to neighboring subdivisions
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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.
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Glenwyck Farms Vaquero PD3-1 Granada
Net Acres 91.42
(104.31 – 13.89 park)
84.28
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.
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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.
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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.
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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.
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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.
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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.
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Town Services Impact Analysis
• Infrastructure
• Public Safety Services
• Traffic
• School
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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
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