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HomeMy WebLinkAboutMeretorious Modifications 0 Spring Creek Townhomes Subdivision—Phases 2 & 3 PDD Zoning—9.706 Acres Meritorious Modifications The Owner/Developer of this property is requesting a zoning change to change the Concept Plan for the Planned Development District (PDD). Several meritorious modifications to the Subdivision Regulations and Zoning Ordinance are requested to accommodate the proposed plan. The requested modifications are as follows: • Allow a minimum of 2 attached dwelling units instead of 3 units for townhouses in one location. Only 2 adjacent lots can be positioned in one area of the tract as shown on the Concept Plan due to the existing utility easements. This would allow the construction of dwelling units on these lots. • Allow parking spaces to be constructed adjacent to the street right-of-way of the bulb of the cul-de-sac street. The parking spaces would be constructed in the common areas adjacent to the right-of-way and will be maintained by the HOA. The parking spaces will be in areas of limited traffic volume due to their location at the end of the cul-de-sac streets. The parking spaces will increase the parking available for visitors to the subdivision. • The minimum front building setback distance is requested to be 20 feet rather than the 25 feet required for R-3 Zoning. This will allow more buildable area on the numerous lots that will have the existing utility easements located across them, which limits the dwelling unit size. It is also requested to change the minimum side setback distance for each group of contiguous buildings from 7.5 feet to 5 feet. The minimum distance between buildings would be 10 feet. The 5 feet side setback has been used successfully for single-family dwellings in many sections of the Castlegate Subdivision, and the Developer requests this change for this subdivision. NOTE: The above referenced meritorious modifications are currently approved for this property. Spring Creek Townhomes Subdivision—Phases 2 & 3 Justification for Meritorious Modifications to City Standards The Developer desires to develop the property as a conventional townhouse community with each dwelling unit on a separate lot with public streets instead of private streets, which many of the similar developments have chosen to use for access to each lot. It is the Developer's opinion that those type of developments are not distinguishable from a condominium or apartment project. Developments with private access streets typically do not have a dedicated street right-of-way; only access easements on the lots. This allows for a greater density of residential structures than can be achieved with a development using public streets. District R-3 Townhouse Zoning allows a maximum net density of 14 dwelling units per acre. The Spring Creek Townhomes Phases 2 & 3 PDD development being proposed will have a gross density of 7.3 dwelling units per acre and a net density(excluding street right- of-way and common areas) of 10.9 dwelling units per acre. The Developer has incorporated some amenities into this development which will benefit not only the residents of this development,but the City as well. These include a boulevard street section off of Arrington Road, which can include landscaping in the median. Also, none of the lots in Phases 1 and 2 were adjacent to the Arrington Road right-of-way, which allowed for landscaping and streetscaping in these common areas. A 5' wide landscape easement is proposed along Decatur Drive in Phases 2 and 3 to allow for landscaping and/or streetscape features along the street. 0.9 acres (5.5% of the property) is proposed to be landscaped or have streetscape features, and 0.9 acres (5.5% of the property) is utility easement areas, which will not be developed. These easement areas will be grassed open areas for recreational use. During the construction of Phase 1 of this development, a volleyball court, swimming pools and a pavilion were built with a parking lot for the residents of the development. Sidewalks have been built and are proposed for future phases which will make the pool area accessible by pedestrians from any part of the development. Concrete walks are also proposed in three locations to provide a connection for pedestrians and bicyclists to Decatur Drive and Arrington Road. These sidewalks are not required, but are proposed to improve the connectivity of the development for pedestrians and bicyclists.