HomeMy WebLinkAboutCorrespondence Justification for PDD -H Zoning
Meritorious Modifications to City Standards
(Revised December 2002 — Revisions in bold italics)
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 allow 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 PDD -H development being proposed will have a gross density of 8.7 dwelling
units per acre and a net density (excluding street right -of -way and common areas) of 13.7
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 Oxburgh Drive, which can include landscaping in the median. Also,
none of the lots will be adjacent to the Oxburgh right -of -way, which will allow for
landscaping and streetscaping in these common areas. A 5' wide landscape easement is
proposed along Decatur Drive 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.
A swimming pool and pavilion are proposed with a parking lot for the residents of the
development. Sidewalks are proposed which will make the pool area accessible by
pedestrians from any part of the development. Six feet wide concrete walks are also
proposed in three locations to provide a connection for pedestrians and bicyclists to
Decatur Drive and Oxburgh Drive. These sidewalks are not required, but are proposed to
improve the connectivity of the development for pedestrians and bicyclists. Decatur
Drive is proposed to be constructed with a street section that includes a bike lane.
This development is part of the 331.4 -acre Crowley Tract. The Crowley Tract includes a
38.1 acre conservation zone tract and 2 deed restricted open space tracts, which are 21.1
and 11.6 acres in size, respectively. Also, a 5.5 acre park is proposed. These areas are
approximately 23% of the property which will be left as open space and not developed.
These areas will preserve the existing wetlands and vegetation along the riparian corridors
that they follow. Also, there is a detention facility which has some usable area for limited
recreational activities. The Developer feels that the location of this proposed PDD -H
development is such that the residents can access and use this open space, and it can be
considered an additional amenity that will make people desire to reside in this
development.
Spring Creek Townhomes Subdivision
PDD -H Zoning — 16.316 Acres
Meritorious Modifications
(Revised December 2002 — Revisions in bold italics)
The Owner /Developer of this property is requesting a zoning change from R -3 —
Townhouses to Planned Development District — Housing (PDD -H) to allow for the
subdivision to be developed as shown on the Master Preliminary Plat. 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.
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. Also, allowing only 2 attached units
will make it possible to separate a group of contiguous dwelling units in areas
• - - - ... - - - - • . . _ - e
feet maximum allowed by the ..: I • • • : - ' - _ . . The proposed street
layout has been revised so there will not be more than 24 lots on a cul -de -sac
street.
• Allow parking spaces to be constructed adjacent to the street in the right -of -way of
the bulb of the cul -de -sac streets. The parking spaces would be constructed
partially in the street right -of -way and partially in common areas adjacent to the
right -of -way. 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 Sections 4 and 9
of the Castlegate Subdivision, and the Developer requests this change for this
subdivision.
PDD POLICY
AS APPROVED BY THE CITY OF COLLEGE STATION CITY COUNCIL
AUGUST 2001
The goal of the Planned Development District is to promote and encourage innovative development that is
sensitive to surrounding land uses and to the natural environment. In order to justify varying from certain
standards, the proposed development should demonstrate community benefits. To achieve this goal, the City
of College Station has adopted the following policies:
1. CONCEPTS ONLY: A PDD should not be used to guarantee specific site or building characteristics within
a development. A PDD should be submitted for multiple sites, and should not be used to apply additional
development standards to a single site.
2. RELIANCE ON EXISTING PERFORMANCE STANDARDS: A PDD should not be used to require buffering
or other standards that are over and above existing district standards. If the existing buffering standards
are deemed inadequate, the standards themselves should be reviewed and upgraded.
3. INNOVATIVE DESIGN: A PDD application should be encouraged where a development is to follow a
modern trend style such as new urbanism, mixed use, or cluster, and that includes all or some of the
following elements:
❑ Preservation of open space in prominent locations with good vehicular, pedestrian, and bicycle
access
❑ Preservation of wetlands, ponds, or other natural resources
❑ Good connectivity within the development as well as connectivity to surrounding neighborhoods and
thoroughfares
❑ Significant amenities located in highly visible locations with good vehicular, pedestrian, and bicycle
access
❑ Preservation of significant tree stands
❑ Inclusion of neighborhood supporting uses such as workplaces, recreation, shopping, and personal
services with orientation to the neighborhood and good pedestrian and bicycle access
❑ Incorporation of public transit waiting stations in pedestrian friendly areas
❑ Accommodation of the existing topography to minimize required grading
❑ A mix of residential densities and housing styles
❑ Inclusion of urban open spaces such as plazas or marketplaces
❑ Location of elementary school sites in areas easily accessible by pedestrians and cyclists
❑ Connectivity of natural areas within the development and to those in surrounding areas
❑ Avoidance of cul -de -sacs
❑ Traffic calming features
❑ Vistas
❑ Pedestrian and /or bicycle trails and paths
❑ Parking located such that it is screened or hidden from view
❑ Avoidance of a monotonous "superblock"
❑ A commercial frontage that is two or three stories, with architectural embellishments
❑ Street trees and peripheral landscaping
❑ Streetscape features
4. SENSITIVE AREAS: A PDD should be required in infill areas to assure similar residential densities to
those of the surrounding area.
1- Aug -02 4 of 5
5. MERITORIOUS MODIFICATIONS: A developer may choose to request a PDD if the proposed
development will result in alternative bulk standards than currently exist in the City of College Station
development regulations. These may include variations such as:
➢ Decreased lot size
➢ Decreased lot dimensions
➢ Decreased right -of -way and /or street widths
➢ Alternative access to the public street requirements for Tots, such as may be desired for traffic
calming or to create vistas /views to internal or external amenities
➢ Reduction in standard buffering requirements or fencing requirements
➢ Increase in height restrictions
➢ Alternative sidewalk requirements
➢ Alternative site landscaping requirements
If the developer requests significant variations from the above list, the plans should also include a
significant amount of elements from the first list of beneficial development elements.
1- Aug -02 5 of 5
Existing R -3 Townhouse: Proposed PDD -H, Planned Development District-
PURPOSE: This district contains land Housing
which is to be used for a unique type of PURPOSE: The Planned Development Districts (PDD)
dwelling, which is designed for individual accommodate proposals for the same or similar uses to be
developed as integrated units suds as offices, commercial or
ownership or ownership in group of single service centers, shopping centers, industrial uses, residential
family attached residences constructed on developments or proposals where any appropriate combination of
uses which may be planned, developed or operated as integral land
individually platted lots. use units either by a single owner or a combination of owners. A
PDD may be used to permit new or innovative concepts inland
PERMITTED USES: utilization not permitted by other zoning districts in this ordinance.
It may also be used to permit developments that existing districts
• Duplex dwelling units. do not easily accommodate. While greater flexibility is given to
• Single family dwellings, built under the allow special conditions or restrictions, which would not otherwise
allow the development to occur, procedures are established to
restrictions of District R -1A. insure against misuse of increased flexibility. The PDDs are
• Home occupations. appropriate in areas where the land use plan reflects either the
specific uses proposed in the PDD or where the land use plan
reflects mixed use as a land use category.
Existing A -O, Agricultural- -Open:
PROHIBITED USES: The following uses are not allowed in
PURPOSE: This district includes lands any PD District:
within the corporate limits of the City, which • Sexually oriented enterprises
• Mobile or manufactured housing
are not subdivided and are relatively
undeveloped. This district is designed to PERMITTED USES: My use permitted in the residential
promote order, timely, economical growth and zoning districts.
to recognize current conditions. It is a R -1, R -IA, R -1B, Sin2le Family Residential:
reserved area in which the future growth of the • Single family dwellings.
• Home occupations.
City can occur.
R -2, Duplex Residential
PERMITTED USES: • Duplex dwelling units.
Single family dwellings, built under the restrictions of
• Single family dwellings District R -1A.
•
• Mobile Homes, located pursuant to an Home Occupations.
approved location permit as provided in R -3, Townhouse
Section 7.9H. (As amended by Ordinance • Single family dwellings, built under the zoning restrictions of
District R -1 A.
No. 2257 dated August 12, 1997.) • Townhomes.
• HUD -code manufactured homes, located • Home occupations.
pursuant to an approved location permit as R -4, Apartment /Low Density
provided in Section 7.9H. (As amended • Single family dwellings, built under the zoning restrictions of
by Ordinance No. 2257 dated August 12, District dwelling dwelling units built under the zoning restrictions of
1997.) District R -2.
• Barn, stable for keeping private animal ▪ Townhouse dwelling units built under the zoning restrictions
of District R -3.
stock. • Apartment(s) and apartment buildings
• Country club (publicly or privately ▪ Convalescent homes.
• Home occupations.
owned). • Parking lots associated with other permitted uses in this
• Crop production. district.
• Rooming and boarding houses.
• Farm.
• Truck garden (including greenhouse for R -5, Apartment/Medium Density and R -6, Apartment /High Density
• commercial purposes). Single family dwellings, built under the zoning restrictions of
District R -1 A.
• Golf Course. • Duplex dwelling units built under the zoning restrictions of
District • Home Occupations. • Townhouse dwelling units built under the zoning restrictions
• Pasturage. of District R -3.
• Poultry production (non - commercial). • Apartment(s) and apartment buildings.
• Convalescent homes.
• Riding academy (private). (As amended • Home occupations.
by Ordinance No. 2211 dated September • Dormitories.
26, 1996). • Parking lots associated with other permitted uses in this
district.
• Rooming and boarding houses.
Shazlett/ 11 -08- 02/02 -225
T o 7j -za 8-6 a
TES CON 9 ; 36 AO
General Contractors
Div. of CDS Enterprises, Inc.
1707 Graham Rd. • College Station, TX 77845 • 979 - 690 -7711 • Fax: 979 - 690 -9797
October 28, 2002
e
Bridgette George
g
A
0
ssistant Development Manager
City of College Station
1101 Texas Avenue South
College Station, TX 77842
RE: Rezoning Resubmission
Spring Creek Townhomes Subdivision — College Station, Texas
h
Dear Ms. George:
Attached are ten (10) copies of the Revised Concept Plan for the above - mentioned
project. As requested, the 100 -year floodplain limits have been shown on the plan.
If you have any questions or need additional information, please do not hesitate to give
me a call at (979) 690 -7711.
Sincerely Yours,
) jel4137
Joe Schultz, P.E.
Engineering Manager
Attachments
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a
TE CON 95
General Contractors
Div. of CDS Enterprises, Inc.
1707 Graham Rd. • College Station, TX 77845 • 979 - 690 -7711 • Fax: 979 - 690 - 9797
October 14, 2002
Bridgette George
Assistant Development Manager
City of College Station
1101 Texas Avenue South
College Station, TX 77842
RE: Rezoning Justification Information
Spring Creek Townhomes Subdivision — College Station, Texas
Dear Ms. George:
Attached for your consideration are details concerning the meritorious modifications
requested for the Spring Creek Townhomes Subdivision, as well as our justification for
the requested PDD -H zoning change. This information has also been included with the
rezoning application submitted today for this project.
If you have any questions or need additional information, please do not hesitate to give
me a call at (979) 690 -7711.
Sincerely Yours,
Joe Schultz, P.E.
Engineering Manager
Attachments
Spring Creek Townhomes Subdivision
PDD -H Zoning — 16.316 Acres
Meritorious Modifications
The Owner /Developer of this property is requesting a zoning change from R -3 —
Townhouses to Planned Development District — Housing (PDD -H) to allow for the
subdivision to be developed as shown on the Master Preliminary Plat. 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.
Only 2 adjacent lots can be positioned in one area of the tract due to the existing
utility easements. This would allow the construction of dwelling units on these
lots. Also, allowing only 2 attached units will make it possible to separate a
group of contiguous dwelling units in areas where there are 4 or 5 lots in
succession in the subdivision.
• Increase the maximum number of lots allowed on a cul -de -sac street from 24 to
30 lots. The townhouse lots are much narrower than a single - family residential
lot and a maximum of 24 lots limits the cul -de -sac street length to much less than
the 600 feet maximum allowed by the Subdivision Regulations.
• Allow parking spaces to be constructed adjacent to the street in the right -of -way
of the bulb of the cul -de -sac streets. The parking spaces would be constructed
partially in the street right -of -way and partially in common areas adjacent to the
right -of -way. 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 Section
4 of the Castlegate Subdivision, and the Developer requests this change for this
subdivision.
Justification for PDD -H Zoning
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
allow 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 PDD -H development being proposed will have a gross density of 8.7 dwelling
units per acre and a net density (excluding street right -of -way and common areas) of 13.7
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 Oxburgh Drive, which can include landscaping in the
median. Also, none of the lots will be adjacent to the Oxburgh right -of -way, which will
allow for landscaping and streetscaping in these common areas.
A swimming pool and pavilion are proposed with a parking lot for the residents of the
development. Sidewalks are proposed which will make the pool area accessible by
pedestrians from any part of the development. Six feet wide concrete walks are also
proposed in three locations to provide a connection for pedestrians and bicyclists to
Decatur Drive and Oxburgh Drive. Decatur Drive is proposed to be constructed with a
street section that includes a bike lane.
This development is part of the 331.4 -acre Crowley Tract. The Crowley Tract includes a
38.1 acre conservation zone tract and 2 deed restricted open space tracts, which are 21.1
and 11.6 acres in size, respectively. Also, a 5.5 acre park is proposed. These areas are
approximately 23% of the property which will be left as open space and not developed.
These areas will preserve the existing wetlands and vegetation along the riparian
corridors that they follow. Also, there is a detention facility which has some usable area
for limited recreational activities. The Developer feels that the location of this proposed
PDD -H development is such that the residents can access and use this open space, and it
can be considered an additional amenity that will make people desire to reside in this
development.
TES CON
General Contractors
Div. of CDS Enterprises, Inc.
1707 Graham Rd. • College Station, TX 77845 • 979 - 690 -7711 • Fax: 979 - 690 -9797
December 3, 2002
Molly Hitchcock
Development Services
City of College Station
1101 Texas Avenue South
College Station, TX 77842
RE: Rezoning Resubmission — Revised Concept Plan
Spring Creek Townhomes Subdivision — College Station, Texas
Dear Ms. George:
Attached are two (2) black & white copies and two (2) colored copies of the Revised
Concept Plan for the above - mentioned project. Also, ten (10) 11 "x17' colored copies are
attached so each member of the Planning and Zoning Commission can have a copy. The
meritorious modifications and the justification for these modifications have been revised
and copies are attached.
If you have any questions or need additional information, please do not hesitate to give
me a call at (979) 690 -7711.
Sincerely Yours,
oe Schultz, P.E.
Engineering Manager
Attachments
31 7 LE
TXCON
TRANSMITTAL
Date: July 31, 2003
To: Bridgette George
Development Services
City of College Station
From: Joe Schultz, P.E. a
Or
Texcon General Con tors
College Station, Texa
Phone: (979) 690 -7711
Subject: Spring Creek Townhomes Subdivision
College Station, Texas
Remarks: Attached are 2 revised copies of the Site Plan for the proposed parking lot,
swimming pools and other amenities to be constructed in the common area
of Phase 1 of the above referenced subdivision. Also attached are 2
copies each of the landscape plan and the irrigation plan.
The private sewer service will tie into the manhole due to the size of the
sewer line. I assume the City crew will make the tap for the sewer.
If you have any questions or need additional information, please do not
hesitate to give me a call.
cc: Wallace Phillips
(=
TE C
TRANSMITTAL -
Date: July 7, 2003
To: Bridgette George
Development Services
City of College Station
From: Joe Schultz, P.E.
Texcon General Co tractors
College Station, Texas
Phone: (979) 690 -7711
Subject: Spring Creek Townhomes Subdivision
College Station, Texas
Remarks: Attached is a copy of the Site Plan for the proposed parking lot, swimming
pools and other amenities to be constructed in the common area of Phase 1
of the above referenced subdivision. What application and submittal
information is needed for this project to obtain building permits for these
facilities?
If you have any questions or need additional information, please do not
hesitate to give me a call.
5 311)
8 - - O3 ( / =�
co -3o Cf.
TE C
TRANSMITTAL
Date: August 18, 2003
To: Bridgette George
Development Services
City of College Station
From: Joe Schultz, P.E.
Texcon General C ntractors
College Station, Texas
Phone: (979) 690 -7711
Subject: Spring Creek Townhomes Subdivision
College Station, Texas
Remarks: Attached is a revised copy of the Site Plan and the Landscaping Plan for
the proposed parking lot, swimming pools and other amenities to be
constructed in the common area of Phase 1 of the above referenced
subdivision. The wooden fence will be a decorative fence as shown in the
attached photo. The landscaping will screen the fence and the location of
the fence has been moved an additional 2' away from the street to allow
for more area for landscaping to screen the fence.
Wallace and I would be glad to meet to discuss this project if necessary.
If you have any questions or need additional information, please do not
hesitate to give me a call.
cc: Wallace Phillips
f /
1 L
vv \ 3
TE C
TRANSMITTAL
Date: September 3, 2003
To: Bridgette George
Development Services
City of College Station
From: Joe Schultz, P.E. 4
Texcon General Co, r ctors
College Station, Texas
Phone: (979) 690 -7711
Subject: Spring Creek Townhomes Subdivision
College Station, Texas
Remarks: Attached are 2 revised copies of the Site Plan and the Landscaping Plan
for the proposed parking lot, swimming pools and other amenities to be
constructed in the common area of Phase 1 of the above referenced
subdivision. The sight visibility triangle has been added and the fence
location adjusted so it is not in this area.
If you have any questions or need additional information, please do not
hesitate to give me a call.
cc: Wallace Phillips
Attachment: REZONING SUPPORTING INFORMATION
1.) List the changed or changing conditions in the area or in the City which make this zone change necessary.
There is a demand for townhouses in south College Station because there is a lack of these type of
residential dwelling units in the area. The tract is currently zoned for townhouses, but this zone change is
being requested to allow for some variations in the City Standards.
2.) Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect. The land use in the Comprehensive Plan shows this property and
most of the surrounding property as S.F. Residential Medium Density (3 -6 D.U. /acre). This property has
been previously zoned R -3 Townhouses, which meets the Master Development Plan & Master Prelim. Plat
for the Crowley Tract. This use will bring some diversity to the types of residential land use in the area.
3.) List any other reasons to support this zone change.
This property has adequate utility infrastructure for this project and the construction of the primary
streets around this project may possibly initiate the development of the adjacent property.
Please provide the following information:
A list of potential land uses: Residential — Townhouses
A range of future building heights: 15' — 35'
A general statement regarding proposed drainage control: A storm sewer system will be constructed to
control the drainage from the development and discharge the runoff into the detention facility for the
Castlegate & Crowley developments that has been constructed downstream of this development. A drainage
report will be provided to verify the proposed development is in compliance with the city Drainage Ordinance.
A list of general bulk or dimensional variations sought: Parking spaces adjacent to the street in the cul -de-
sacs, change the minimum number of attached dwelling units from 3 to 2 for townhouses, increase number of
lots allowed on cul -de -sac streets, building setback line distances.
• 'P\ ate'
•
•