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HomeMy WebLinkAboutMisc.Spring Creek Gardens Subdivision PDD Zoning — 9.698 Acres Meritorious Modifications The Owner /Developer of this property is requesting a zoning change from A -O to Planned Development District to allow for the subdivision to be developed as shown on the Concept Plan. Several meritorious modifications to the Subdivision Regulations and Zoning Ordinance are requested to accommodate the proposed plan. The requested modifications are as follows: The minimum front building setback distance is requested to be 20 feet rather than the 25 feet required for R -1 Zoning. It is also requested to change the minimum side setback distance 7.5 feet to 5 feet. The minimum distance between the residential homes would be 10 feet. The 5 feet side setback has been used successfully for single - family dwellings in Sections 4 and 9 through 13 of the Castlegate Subdivision, and the Developer requests this change for this subdivision. The minimum lot width at either the front or rear building setbacks would be 45' instead of the 50' required for lot width on R -1 zoning. The minimum lot width at the street right -of -way would be 35'. Also, the minimum lot area is requested to be 4,500 sf instead of 5,000 sf as required by R -1 Zoning. • The proposed block length slightly exceeds the 1,200 feet maximum block length required by the Subdivision Ordinance. A 6` wide sidewalk for pedestrian access is proposed through the open space /common areas to connect to the adjacent properties, therefore the Developer is requesting a greater allowable block length. Spring Creek Gardens Subdivision Justification for Meritorious Modifications to City Standards October, 2004 The Developer desires to develop the property as a single - family residential community with the target market for each home being retirees who desire a manageable size home with a smaller yard than a normal residence. The Unified Development Ordinance (UDO) requires that single family residential developments with lot widths less than 50' shall have solid waste service provided by an eight- cubic -yard dumpster for each 16 dwelling units instead of individual containers for curb service. The Developer is requesting individual container curb service for these lots because all the dwelling units will have garages, and the eight- cubic -yard dumpster pads and screen fences would have a negative impact on the neighborhood. Landscaping is proposed for this subdivision in the common areas and along the street, and dumpster pads will not fit into the improved aesthetics the Developer is trying to achieve. The lot widths proposed for the subdivision vary from 45' to 52'. The Developer could meet the 50' requirement by eliminating the common areas and making the lots at least 50' in width. However, this would also eliminate the uniqueness the Developer is trying to achieve with this development. Spring Creek Gardens Subdivision PDD Zoning — 9.698 Acres Meritorious Modifications October, 2004 The Owner/Developer of this property received a zoning change from A -O to Planned Development District allowing the subdivision to be developed as shown on the Concept Plan. Several meritorious modifications to the Subdivision Regulations and Zoning Ordinance were approved to accommodate the proposed plan. One additional meritorious modification is being requested: The Developer requests that individual solid waste containers with curb service be allowed for each single family residential lot instead of one eight -yard dumpster per sixteen dwelling units, as required by the UDO. Spring Creek Gardens Subdivision Justification for PDD Zoning Meritorious Modifications to City Standards The Developer desires to develop the property as a single - family residential community with the target market for each home being retirees who desire a manageable size home with a smaller yard than a normal residence. This development is proposed to be compatible with the adjacent Spring Creek Townhouse Subdivision and some of the amenities to be provided with the Townhouse development can also be utilized by the residents of this development. Although the proposed residential lots for this development are slightly smaller than those typically developed in R -1 zoning areas, the density of the proposed development, 5.6 dwelling/units per acre, is within the range of 3 to 5 DU /acre for medium density single - family development as shown in the Comprehensive Land Use Plan. The Developer has incorporated some amenities into this development which will benefit not only the residents of this development, but the City, as well. Common areas to be maintained by the HOA will be adjacent to Decatur Drive. These area will have trees and shrubs to provide a landscape buffer between Decatur Drive and this development. Also, benches and other features may be added to this area. There are also additional common areas which will be grassed open areas for recreational use. The Developer will also 46 streetscape" the development by planting trees along the street as shown on the Concept plan. Also, the median in the street will be landscaped. This median "roundabout" will also have a traffic calming effect and reduce vehicular speeds through this neighborhood. The development will have adequate vehicular connectivity to the adjacent developments and will have a natural buffer from the proposed commercial zoning tract with the existing drainage channel, which will be left as A -O zoning as a greenbelt. Six feet wide concrete sidewalks are also proposed to provide a connection for pedestrians and bicyclists to the adjacent property. These are in addition to the sidewalks along the streets. This development adjacent to 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 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.