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HomeMy WebLinkAboutStaff Report 4 DESIGN REVIEW BOARD PDD OR P-MUD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Reeves Report Date: November 16, 2006 E-mail: jreeves©cstx.gov Meeting Date: December 8, 2006 For HERITAGE TOWNHOMES (AW) (06-00500245) A Concept Plan shall be required prior to any development of property zoned Planned Development District (PDD) or Planned Mixed-Use District (P-MUD). Zoning District: Planned Development District Approved Land Uses: Townhouses, pool and gazebo Location: Southeast corner of State Highway 30 and Linda Lane Applicant: Todd Carnes, H&C Development Item Summary: The applicant is bringing forward a new concept plan to request a new location for the amenities. He would like to relocate them out of the floodplain and detention pond area. Item Background: A PDD rezoning and concept plan was originally approved in January of 2001. In August of this year the Design Review Board approved a revised concept plan that reflected a pool, gazebo and a six-foot high cedar fencing along the rear and northeast property lines. These amenities were being proposed in the floodplain and in the detention pond area of the Heritage Townhome development. This PDD is similar to the R-3 Townhouse zoning district, but the applicant requested more flexibility than the R-3 district allows. The following four items do not comply with the Ordinance requirements: (1.) The proposed lot sizes exceed the minimum lot size required of a townhouse, but the lot dimensions differ from what would normally be required which leads to a lesser density of dwelling units per acre. (2.) Proposed setbacks are less than the Residential Dimensional Standards require. The previous plan mitigated the effects by providing for open space including a small playground, gazebo, swimming pool, and walking-trail area. (3.) In an R-3 zoning district, lot line construction is allowed if access is provided to the rear of the buildings. This PDD-H request did include lot line construction but without rear vehicular access to the lots. The applicant provided for more off-street parking than the ordinance requires and the parking spaces are screened from public view by the 6-foot fences adjacent to the rights-of-way. (4.) The streets proposed are smaller than our subdivision regulations require, but they are private and exceed our alley standards. Also, the Fire Marshal has approved this concept. It is staffs understanding that the HOA approves of the revised concept plan. (See attached letter from HOA) Recommendations: Staff recommends approval of the proposed changes to the concept plan. Review Criteria: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area. Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum requirements for this development shall be those stated in the Unified Development Ordinance for R-3 Townhouse. Attachments: 1. Application 2. Previously approved concept plan 3. Revised concept plan