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HomeMy WebLinkAboutStaff ReportDESIGN REVIEW BOARD PDD CONCEPT PLAN STAFF REPORT Project Manager: Molly Hitchcock Date: July 9, 2004 E -mail: mhitchcock @cstx.gov For SPRING CREEK CS DEVELOPMENT (CPDD) (04 -114) 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: PDD, Planned Development District Approved Land Uses: Single Family Residential, open space, and land buffers Location: 4300 SH 6 South, approximately ' /z mile north of Greens Prairie Road, west of SH 6 Applicant: W allace Phillip for Spring Creek CS Development, CS Item Summary: The adopted purpose and intent of this PDD is "a single family residential community with amenities that provide for an enhanced quality of life ". The applicant has proposed 52 residential lots on 9.698 acres (5.36 dwelling units /acre) with 0.719 acres of common areas that will a used for traffic calming, landscaping, drainage, and pedestrian connectivity to the adjoining neighborhood. The concept also shows the extension of a residential street (Whispering Creek) from Spring Creek Townhomes into and through the proposed development with a landscape easement on one side. Landscaping is also proposed along Spring Garden Drive (the ability to plant in the right -of -way will're provemen m t e u is ig -of -Way Permit). Homes will vary from 15 to 35 feet - in height. The subdivision - Miz xi ng drainage facilities. The applicant has requested that the following residential dimensional standards be considered with this concept plan: Required Requested Front setback 25 ft. 20 ft. Side setback 7.5 ft. 5 ft. Lot area 5000 sq.ft. 4500 sq.ft. Lot width 50 ft. 45 ft. A modification to the required block length will also be requested, but as it is a variance to a ubdivision Regulation, it must be decided by the Planning and Zoning Commission. The DRB may make a recommendation on this item. Parks and Recreation Board Recommendations: Land has already been dedicated through the Castlegate Subdivision. Greenways Program Manager Recommendations: N/A Administrator Recommendations: Staff recommends approval as submitted. 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 -1 Single - Family Residential. Attachments: 1. Application 2. Small Area Map 3. Concept Plan 4. June 10, 2004 City Council minutes — Not ready at time of packet preparation — may be available at meeting. DESIGN REVIEW BOARD PDD CONCEPT PLAN STAFF REPORT Project Manager: Molly Hitchcock Date: October 18, 2004 E -mail: mhitchcock @cstx.gov For SPRING CREEK CS DEVELOPMENT (CPDD) (04 -114) 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: PDD, Planned Development District Approved Land Uses: Single Family Residential, open space, and land buffers Location: 4300 SH 6 South, approximately Y2 mile north of Greens Prairie Road, west of SH 6 Applicant: Wallace Phillips for Spring Creek CS Development, CS Item Summary: The Concept Plan for the Spring Creek Gardens PDD was adopted in June of this year. One of the modifications agreed upon was to lot width. Instead of the typical 50 -ft. lot width, homes in Spring Creek Gardens will be a minimum of 45 feet. The UDO requires a 50 -ft. width for a home to receive individual trash containers and service. With 45 -ft. lots, the subdivision will have to provide three 12 -ft. x 12 -ft. dumpster enclosures in common areas. The applicant has proposed an amendment to the concept plan that will allow for the modification of sanitation standards to allow individual trash service for each lot. Item Back ground: The adopted purpose and intent of this PDD is "a single family residential community with amenities that provide for an enhanced quality of life ". The applicant has proposed 52 residential lots on 9.698 acres (5.36 dwelling units /acre) with 0.719 acres of common areas that will be used for traffic calming, landscaping, drainage, and pedestrian connectivity to the adjoining neighborhood. The concept also shows the extension of a residential street (Whispering Creek) from Spring Creek Townhomes into and through the proposed development with a landscape easement on one side. Landscaping is also proposed along Spring Garden Drive (the ability to plant in the right -of -way will require a Public Improvement in the Public Right -of -Way Permit). Homes will vary from 15 to 35 feet in height. The subdivision will utilize existing drainage facilities. The following residential dimensional standards were adopted with this concept plan: Front setback Side setback Lot area Lot width UDO Standard 25 ft. 7.5 ft. 5000 sq.ft. 50 ft. PDD Standard 20 ft. 5 ft. 4500 sq.ft. 45 ft. A modification to the required block length will also be requested, but as it is a variance to a Subdivision Regulation, it must be decided by the Planning and Zoning Commission. Sanitation Recommendations: Sanitation does not oppose single - family service for this subdivision. Administrator Recommendations: Staff recommends approval as submitted. 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 are as stated in the Unified Development Ordinance for R -1 Single- Family Residential. Attachments: 1. Small Area Map 2. Proposed Concept Plan Amendment