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HomeMy WebLinkAbout05/17/2018 - Agenda Packet - Planning & Zoning CommissionPlanning and Zoning Commission Workshop College Station, TX Meeting Agenda - Final City Hall 1101 Texas Ave College Station, TX 77840 The City Council may or may not attend the Planning & Zoning Commission Workshop Meeting. City Hall Council Chambers6:00 PMThursday, May 17, 2018 1. Call the meeting to order. 2. Discussion of consent and regular agenda items. 3. Discussion of new development applications submitted to the City. New Development Link: www.cstx.gov/newdev Presentation, possible action, and discussion regarding the 2018 P&Z Plan of Work. 18-03374. Sponsors:Golbabai 2018 Plan of WorkAttachments: Presentation, possible action, and discussion regarding past growth trends and implications for future planning efforts in the College Station/Bryan area. (S. Aldrich) 18-03415. Sponsors:Hitchcock Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. *Thursday, May 24, 2018 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 p.m. Regular 6:00 p.m. (Liaison - Vessali) *Thursday, June 7, 2018 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:30 p.m. Regular 7:00 p.m. *Thursday, June 14, 2018 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 p.m. Regular 6:00 p.m. (Liaison - Mather) *Thursday, June 21, 2018 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. Regular 7:00 p.m. 18-03386. Presentation, possible action, and discussion regarding an update on the following items: *An Ordinance Amendment to propose annexation area proceedings. The Planning & Zoning Commission heard this item on February 15, 2018, and voted (7-0) to recommend approval. The City Council heard this item on April 26, 2018, and voted (7-0) to approve the request. *A Rezoning for approximately 36 acres located at 4001 Harvey Road from PDD Planned Development District to T Townhome. The Planning & Zoning Commission heard this item on April 5, 2018, and voted (5-1) 18-03407. Page 1 College Station, TX Printed on 5/11/2018 May 17, 2018Planning and Zoning Commission Workshop Meeting Agenda - Final to recommend approval. The City Council heard this item on April 26, 2018, and voted (5-2) to approve the request. *A Rezoning for approximately 12 acres located at 4001 Harvey Road from PDD Planned Development District to MF Multi-Family. The Planning & Zoning Commission heard this item on April 5, 2018, and voted (5-1) to recommend approval. The City Council heard this item on April 26, 2018, and voted (5-2) to approve the request. *A Conditional Use Permit for a Food Truck Park located at 203 First Street. The Planning & Zoning Commission heard this item on April 19, 2018, and voted (7-0) to recommend approval. The City Council heard this item on April 26, 2018, and voted (7-0) to approve the request. 8. Discussion, review and possible action regarding the following meetings: Design Review Board, BioCorridor Board. 9. Discussion and possible action on future agenda items - A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 10. Adjourn. The Commission may adjourn into Executive Session to consider any item listed on this agenda if a matter is raised that is appropriate for Executive Session discussion. An announcement will be made of the basis for the Executive Session discussion. I certify that the above Notice of Meeting was posted at College Station City Hall, 1101 Texas Avenue, College Station, Texas, on May 11, 2018 at 5:00 p.m. _____________________ City Secretary This building is wheelchair accessible. Persons with disabilities who plan to attend this meeting and who may need accommodations, auxiliary aids, or services such as interpreters, readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the meeting so that appropriate arrangements can be made. If the City does not receive notification at least two business days prior to the meeting, the City will make a reasonable attempt to provide the necessary accommodations. Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun. "Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411, Government Code (Handgun Licensing Law), may not enter this Property with a Handgun that is Carried Openly." Page 2 College Station, TX Printed on 5/11/2018 May 17, 2018Planning and Zoning Commission Workshop Meeting Agenda - Final Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia. “Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad portando arma de mano al aire libre.” Page 3 College Station, TX Printed on 5/11/2018 Page 1 of 4 2018 Planning & Zoning Commission Plan of Work Comprehensive Plan Items UDO & Comprehensive Plan Annual Review Summary: Review of adopted UDO amendments and a summary of the implementation of adopted master plans and neighborhood, district, and corridor plans, namely: Central College Station, Eastgate, Southside Area, Wellborn Community, and South Knoll Area neighborhood plans, and Bicycle, Pedestrian & Greenways, Parks and Recreation, Water, Waste Water, Medical District, and Economic Development master plans. Project Dates: Staff Assigned: P&DS Staff Anticipated Completion: On-Going 2018 Existing Conditions Report Summary: Develop and adopt the 2018 Existing Conditions Report in preparation of the 10-Year Comprehensive Plan Update Project Dates: Staff Assigned: Justin Golbabai, P&DS Staff Anticipated Completion: Summer 2018 10-Year Comprehensive Plan Update Summary: Begin the first phases of updating the 2009 Comprehensive Plan. This phase will include forming a joint City Council-P&Z Comprehensive Plan Subcommittee, selecting consultants, and planning for community outreach efforts. Project Dates: Staff Assigned: Justin Golbabai, P&DS Staff Anticipated Completion: Ongoing Bicycle, Pedestrian and Greenways Master Plan Update Summary: Bring additional updates to the Planning and Zoning Commission as the Master Plan update moves forward. Project Dates: 4/19/18: P&Z Commission recommended approval of a Comprehensive Plan Amendment updating the Bicycle, Pedestrian, and Greenways Master Plan. 5/14/18: Anticipated City Council consideration of a Comprehensive Plan Amendment updating the Bicycle, Pedestrian, and Greenways Master Plan. Staff Assigned: Venessa Garza Anticipated Completion: May 2018 Page 2 of 4 Neighborhood Integrity Items Neighborhood Conservation Overlay and Student Housing in Established Single- Family Neighborhoods Community Meeting Summary: Conduct a community outreach meeting to obtain neighborhood, developer, and community feedback on potential options to provide more options and flexibility to the Neighborhood Conservation Overlay (NCO), as well as obtain feedback on other options to manage student housing in single-family neighborhoods, such as more flexibility for Accessory Dwelling Units (ADUs) and changing the off-street parking and drainage requirements. Report findings to P&Z and Council for direction on possible ordinance amendments. Project Dates: 4/30/18: Two community meeting to be held discussing possible changes to accessible living quarters, single-family on-site parking, single- family height protection, the Neighborhood Conservation Overlay, and a middle housing zoning district. An online survey covering these same topics will also open from April 30th – May 14th. 6/21/18: Anticipated P&Z Presentation of neighborhood workshop survey results for accessory living quarters, single-family on- site parking, and single-family height protection (LS & PAZ). 6/28/18: Anticipated City Council Presentation of neighborhood workshop survey results for accessory living quarters, single-family on- site parking, and single-family height protection (LS & PAZ). 7/5/18: Anticipated P&Z Presentation of neighborhood workshop survey results for the neighborhood conservation overlay and middle housing (JG). 7/12/18: Anticipated City Council Presentation of neighborhood workshop survey results for the neighborhood conservation overlay and middle housing (JG). Staff Assigned: Justin Golbabai, Jenifer Paz, Lance Simms Anticipation Initiation: April 30, 2018 UDO Regulatory Items Evaluation of UDO Regulations Summary: Project Dates: Continue review of UDO requirements that add minimal value as identified by staff and consider opportunities to reduce regulations and streamline processes. Staff Assigned: P&DS Staff Anticipated Initiation: Sign Ordinance Revisions Summary: Review and update the City’s sign ordinance in light of the recent Supreme Court decision regarding sign regulations based upon content. Project Dates: Staff Assigned: Molly Hitchcock, Rachel Lazo & Legal Anticipated Completion: Page 3 of 4 Non-Residential Landscaping Requirements Summary: Adopt an ordinance updating the city’s landscaping requirements (including streetscaping and buffer standards) and include options for water-conserving landscaping. Project Dates: 5/17/18: P&Z Commission consideration of an ordinance amendment updating the City’s landscaping requirements. 6/14/18: Anticipated City Council consideration of an ordinance amendment updating the City’s landscaping requirements. Staff Assigned: Rachel Lazo and Jade Broadnax Anticipated Completion: June 2018 On-Going Items Economic Development Updates Summary: Receive regular updates from the Economic Development Department. Receive a presentation and discussion on “fast-tracking” reviews for Economic Development projects that have a significant economic impact. Project Dates: 4/19/2018: Economic Development update given on Spring Creek Business Park (JP). Staff Assigned: Economic Development Anticipated Completion: On-Going Planning Performance Measures Summary: Develop and regularly report on the “top three” performance indicators. Project Dates: Staff Assigned: Justin Golbabai Anticipated Completion: On-Going Semi-Annual Review of Pre-Application Conference Surveys Summary: Provide an update on the survey results from the Pre-Application Conference process. Project Dates: 6/7/18: Provide an update on the status of the PAC meeting process and implementation of the PAC survey. (JG) Staff Assigned: Justin Golbabai Anticipated Completion: On-Going Impact Fees Summary: Provide a semi-annual update on impact fees, to include impact fee collections and planned projects. Project Dates: 5/3/2018: P&Z Presentation on the Impact-Fee Semi-Annual Report. 5/24/2018: Anticipated City Council Presentation on the Impact-Fee Semi-Annual Report. Staff Assigned: Carol Cotter Anticipated Completion: On-Going Page 4 of 4 Educational/Informational Items City of Bryan Update Summary: Hear a presentation from the City of Bryan to discuss areas of mutual concern and partnership opportunities across jurisdictional boundaries. Project Dates: Staff Assigned: Anticipated Completion: Planning and Zoning Commission Regular College Station, TX Meeting Agenda - Final City Hall 1101 Texas Ave College Station, TX 77840 The City Council may or may not attend the Planning & Zoning Commission Regular Meeting. City Hall Council Chambers7:00 PMThursday, May 17, 2018 1. Call meeting to order. 2. Pledge of Allegiance. 3. Hear Citizens. At this time, the Chairman will open the floor to citizens wishing to address the Commission on issues not already scheduled on tonight's agenda. The citizen presentations will be limited to three minutes in order to accommodate everyone who wishes to address the Commission and to allow adequate time for completion of the agenda items. The Commission will receive the information, ask city staff to look into the matter, or will place the matter on a future agenda for discussion. (A recording is made of the meeting; please give your name and address for the record.) All matters listed under Item 4, Consent Agenda, are considered routine by the Commission and will be enacted by one motion. These items include preliminary plans and final plats, where staff has found compliance with all minimum subdivision regulations. All items approved by Consent are approved with any and all staff recommendations. There will not be separate discussion of these items. If any Commissioner desires to discuss an item on the Consent Agenda it will be moved to the Regular Agenda for further consideration. 4. Consent Agenda Consideration, possible action, and discussion to approve meeting minutes. *May 3, 2018 ~ Workshop *May 3, 2018 ~ Regular 18-03134.1 May 3 2018 Workshop May 3 2018 Regular Attachments: Regular Agenda 5. Consideration, possible action, and discussion on items removed from the Consent Agenda by Commission action. Presentation, possible action and discussion regarding waiver requests to the Unified Development Ordinance Section 8.3.E.3 ‘Street 18-03426. Page 1 College Station, TX Printed on 5/11/2018 May 17, 2018Planning and Zoning Commission Regular Meeting Agenda - Final Projections’, Section 8.3.E.4 ‘Adequate Street Access’, Section 8.3.E.7 ‘Cul-de-Sac’, Section 8.3.G.2.c ‘Blocks’, Section 8.3.J ‘Access Ways’, Section 8.3.K.2 ‘Required Sidewalks’, Section 8.8.C.2 ‘Land Dedication’, and a presentation, possible action, and discussion regarding a Preliminary Plan for Greens Prairie Reserve consisting of 906 residential lots on approximately 367 acres generally located to the southeast of Greens Prairie Road West and west of Arrington Road. Case #PP2018-000001 Sponsors:Paz Staff Report Waiver request Vicinity, Aerial & SAM Application TIA Mitigation Plan Preliminary Plan Waiver Request - Applicant's Supporting INfo Attachments: Public hearing, presentation, possible action, and discussion regarding a Final Plat of Memorial Cemetery of College Station Section MC2A-R and MC2X-R Being a Replat of Memorial Cemetery of College Station Section MC2A, and MC2X, located at 3800 Raymond Stotzer Parkway near the intersection of Harvey Mitchell Parkway and Raymond Stotzer Parkway. Case #FPCO2018-000005 18-02887. Sponsors:Hovde Staff Report Vicinity, SAM, Aerial Application Final Plat Attachments: Public hearing, presentation, possible action, and discussion regarding a Final Plat for CityView Southwest Subdivision Lots 1R and 2-17, Block 1 and Common Area 1 being a Replat of CityView Southwest Subdivision Lot 1, Block 1 consisting of 17 non-residential lots and one common area on approximately 8 acres, generally located at the western corner of the Barron Road and William D. Fitch Parkway intersection. Case #FPCO2017-000005 18-03108. Sponsors:Hovde Page 2 College Station, TX Printed on 5/11/2018 May 17, 2018Planning and Zoning Commission Regular Meeting Agenda - Final Staff Report Vicinity Map, SAM, Aerial Application Final Plat Attachments: Public hearing, presentation, possible action, and discussion regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Section 4.2, “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas, by changing the zoning district boundaries from R Rural to PDD Planned Development District on approximately 7 acres generally located along the south side of Lakeway Drive, approximately 130 feet east of Medical Avenue. Case #REZ2018-000004. (Note: Final action on this item is scheduled for the June 14, 2018 City Council meeting - subject to change) 18-03129. Sponsors:Helton Staff Report Background Info Vicinty, Aerial & SAM Application Rezoning Map Rezoning Exhibit Concept Plan Zoning Narrative Limited Parking Study Attachments: Public hearing, presentation, possible action, and discussion regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Article 7, “General Development Standards”, Section 7.6, “Landscaping and Tree Protection”, and Section 7.7, “Buffer Requirements” regarding updates to non-residential landscaping and buffer standards. Case #ORD2018-000003 (Note: Final action on this item is scheduled for the June 14, 2018 City Council meeting - subject to change) 18-032110. Sponsors:Lazo Memo 7.6 Landscaping Redline 7.7 Buffer Redline Attachments: 11. Discussion and possible action on future agenda items – A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall Page 3 College Station, TX Printed on 5/11/2018 May 17, 2018Planning and Zoning Commission Regular Meeting Agenda - Final be limited to a proposal to place the subject on an agenda for a subsequent meeting. 12.Adjourn The Commission may adjourn into Executive Session to consider any item listed on this agenda if a matter is raised that is appropriate for Executive Session discussion. An announcement will be made of the basis for the Executive Session discussion. I certify that the above Notice of Meeting was posted at College Station City Hall, 1101 Texas Avenue, College Station, Texas, on May 11, 2018 at 5:00 p.m. _____________________ City Secretary This building is wheelchair accessible. Persons with disabilities who plan to attend this meeting and who may need accommodations, auxiliary aids, or services such as interpreters, readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the meeting so that appropriate arrangements can be made. If the City does not receive notification at least two business days prior to the meeting, the City will make a reasonable attempt to provide the necessary accommodations. Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun. "Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411, Government Code (Handgun Licensing Law), may not enter this Property with a Handgun that is Carried Openly." Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia. “Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad portando arma de mano al aire libre.” Page 4 College Station, TX Printed on 5/11/2018 May 3, 2018 P&Z Workshop Meeting Minutes Page 1 of 3 MINUTES PLANNING & ZONING COMMISSION Workshop Meeting May 3, 2018 6:30 p.m. CITY HALL COUNCIL CHAMBERS College Station, Texas COMMISSIONERS PRESENT: Casey Oldham, Johnny Burns, Bill Mather, Jeremy Osborne, Elianor Vessali and Dennis Christiansen COMMISSIONERS ABSENT: Jane Kee IMPACT FEE ADVISORY MEMBER(S) PRESENT: Kirk Joseph CITY COUNCIL MEMBERS PRESENT: John Nichols, Jerome Rektorik CITY STAFF PRESENT: Lance Simms, Molly Hitchcock, Carol Cotter, Dave Coleman, Alan Gibbs, Justin Golbabai, Jenifer Paz, Alaina Helton, Justin Constantino, Rachel Lazo, Laura Gray, Jason Schubert, Erika Bridges, Tim Horn, Anthony Armstrong, Alma Guerra, Adam Falco, Judith Rauscher and Kristen Hejny 1. Call the meeting to order. Acting Chairperson Vessali called the Workshop meeting to order at 6:30 p.m. 2. Discussion of consent and regular agenda items. There was general discussion on Regular Agenda item #6. 3. Discussion of new development applications submitted to the City. New Development Link: www.cstx.gov/newdev There was no discussion. 4. Discussion of Minor and Amending Plats approved by Staff. *Final Plat ~ Minor Plat ~ Pebble Creek Phase 2C Subdivision Block 21, Lot 1 and Common Area ~ Case #FP2017-000038 *Final Plat ~ Minor Plat ~ Pebble Creek Phase 7D Block 39, Lot 72R and Common Area ~ Case #FP2018-000006 *Final Plat ~ Minor Plat ~ The Meadows Phase II Block 1, Lots 1-2 and Block 2, Lot 1 ~ Case #FP2017-000033 5. Presentation, possible action, and discussion regarding the consideration of the 2018 P&Z Plan of Work. May 3, 2018 P&Z Workshop Meeting Minutes Page 2 of 3 Planning Administrator Golbabai presented updates on the Plan of Work. There was general discussion. Acting Chairperson Vessali called the Impact Fee Advisory Committee (IFAC) meeting to order. 6. Presentation, possible action, and discussion regarding a Semi -Annual Report on Small Area Impact Fees 92-01, 97-01, 97-02B, 99-01, 03-02 and System-Wide Impact Fees for Water, Wastewater, and Roadway. City Engineer Cotter presented an overview and updates on the Impact Fees to the Commission. Commissioner Osborne motioned to recommend approval of the Impact Fee Semi-Annual Report. Commissioner Mather seconded the motion, motion passed (7-0). Acting Chairperson Vessali closed the IFAC meeting. 7. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings: *Monday, May 14, 2018 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 p.m. and Regular 6:00 p.m. (Liaison – Oldham) *Thursday, May 17, 2018 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular 7:00 p.m. *Thursday, May 24, 2018 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 p.m. and Regular 6:00 p.m. (Liaison – Vessali) *Thursday, June 3, 2018 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular 7:00 p.m. 8. Discussion, review and possible action regarding the following meetings: Design Review Board, Bio Corridor Board. There was general discussion of the last Design Review Board meeting. 9. Discussion and possible action on future agenda items - A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. There was no discussion. 10. Adjourn. The meeting was adjourned at 6:50 p.m. Approved: Attest: ______________________________ ________________________________ May 3, 2018 P&Z Workshop Meeting Minutes Page 3 of 3 Elianor Vessali, Acting Chairman Kristen Hejny, Admin. Support Specialist Planning & Zoning Commission Planning & Development Services May 3, 2018 P&Z Regular Meeting Minutes Page 1 of 3 MINUTES PLANNING & ZONING COMMISSION Regular Meeting May 3, 2018 7:00 p.m. CITY HALL COUNCIL CHAMBERS College Station, Texas COMMISSIONERS PRESENT: Casey Oldham, Johnny Burns, Bill Mather, Jeremy Osborne, Elianor Vessali and Dennis Christiansen COMMISSIONERS ABSENT: Jane Kee CITY COUNCIL MEMBERS PRESENT: John Nichols, Jerome Rektorik CITY STAFF PRESENT: Lance Simms, Molly Hitchcock, Carol Cotter, Dave Coleman, Alan Gibbs, Justin Golbabai, Jenifer Paz, Alaina Helton, Justin Constantino, Rachel Lazo, Laura Gray, Jason Schubert, Erika Bridges, Tim Horn, Anthony Armstrong, Alma Guerra, Adam Falco, Judith Rauscher and Kristen Hejny 1. Call Meeting to Order Acting Chairperson Vessali called the meeting to order at 7:01 p.m. 2. Pledge of Allegiance 3. Hear Citizens 4. Consent Agenda 4.1 Consideration, possible action, and discussion on Absence Requests from meetings. *Jane Kee ~ May 3, 2018 *Jane Kee ~ May 17, 2018 4.2 Consideration, possible action, and discussion to approve meeting minutes. *April 19, 2018 ~ Workshop *April 19, 2018 ~ Regular Commissioner Mather motioned to approve the Consent Agenda. Commissioner Burns seconded the motion with the amendment that the minutes be corrected. Commissioner Mather amended his motioned to approve Consent Agenda Item# 4.1 and #4.2 with amendments to the minutes. Commissioner Burns seconded the motion, motion passed (6-0). Regular Agenda 5. Consideration, possible action, and discussion on items removed from the Consent Agenda by Commission Action. May 3, 2018 P&Z Regular Meeting Minutes Page 2 of 3 No items were removed. 6. Presentation, possible action, and discussion regarding waiver requests to the Unified Development Ordinance Section 8.3.H.2 ‘Platting and Replatting in Older Subdivisions’ and a public hearing, presentation, possible action, and discussion on a Final Plat for McCulloch’s Subdivision, being a replat of Lots 24, 25, 26 & 27, Block 3, Lots 24R, 25R & 26R consisting of 3 residential lots on approximately 0.45 acres located at 1116 Carolina Street. Case #FP2017-000015 Staff Planner Lazo presented the Final Plat to the Commission and recommended approval. Ms. Lazo also stated that, being part of a Neighborhood Conservation Overlay, the subdivision is exempt from UDO Section 8.3.H.2, therefore staff has withdrawn the request for waivers and no action will be required. Applicant Chris Galindo was available to address the Commission. Acting Chairperson Vessali opened the public hearing. No one spoke. Acting Chairperson Vessali closed the public hearing. Commissioner Oldham motioned to approve the Final Plat. Commissioner Christiansen seconded the motion, motion passed (6-0). 7. Public hearing, presentation, possible action, and discussion regarding an ordinance amending Appendix “A”, “Unified Development Ordinance,” Section 4.2, “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from R Rural to WC Wellborn Commercial for approximately 4.4 acres of FM 2154 approximately 0.5 miles south from the intersection of FM 2154 and Greens Prairie Road West. Case #REZ2018- 000005 (Note: Final action on this item is scheduled for the May 24, 2018 City Council meeting – subject to change) Principal Planner Paz presented the Rezoning to the Commission and recommended approval. There was general discussion. Applicant Alton Ofczarzak was available to address the Commission. Acting Chairperson Vessali opened the public hearing. No one spoke. Acting Chairperson Vessali closed the public hearing. Commissioner Mather motioned to recommend approval of the Rezoning. Commissioner Oldham seconded the motion, motion passed (6-0). 8. Public hearing, presentation, possible action, and discussion regarding an ordinance amending Appendix “A”, “Unified Development Ordinance,” Section 4.2, “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from May 3, 2018 P&Z Regular Meeting Minutes Page 3 of 3 PDD Planned Development District and SC Suburban Commercial to WC Wellborn Commercial for approximately 4 acres of land located approximately 0.11 miles south from the intersection of FM 2154 and Greens Prairie Road West. Case #REZ2018-000006 (Note: Final action on this item is scheduled for the May 24, 2018 City Council meeting – subject to change) Principal Planner Paz presented the Rezoning to the Commission and recommended approval. Acting Chairperson Vessali opened the public hearing. No one spoke Acting Chairperson Vessali closed the public hearing. Commissioner Osborne motioned to recommend approval of the Rezoning. Commissioner Christiansen seconded the motion, motion passed (6-0). 9. Discussion and possible action on future agenda items – A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 10. Adjourn The meeting adjourned at 7:19 p.m. Approved: Attest: ______________________________ ________________________________ Elianor Vessali, Acting Chairman Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services Planning & Zoning Commission May 17, 2018 Scale 906 single-family residential lots, cluster development (29 phases) on approximately 367 acres Location Approximately 367 acres to the southeast of Greens Prairie Road West and west of Arrington Road and the city limits. Applicant RME Consulting Engineers Project Manager Jenifer Paz, AICP, Principal Planner Project Overview The proposed medium density, single-family residential cluster development will consist of 906 lots with approximately 100 acres of open spaces. A 15.5-acre linear park is proposed along the future minor collector, Diamondback Drive, and will be dedicated to the City for public use. A private trail is proposed throughout the development that will connect to the multi-use path along Diamondback Drive (minor collector). Parkland Dedication At the May 8, 2018 Parks & Recreation Advisory Board meeting, the Board recommended approval for the dedication of 15.56 acres of neighborhood and community parkland. Additionally, the Board recommended approval that the parkland be dedicated in phases. Traffic Impact Analysis TIA was required with the rezoning of the property in 2017. A revision to the TIA was made with the Preliminary Plan to reflect reduce lots assumed in the original analysis. Refer to the TIA Mitigation Plan for an overview of all improvements required for the development of this subdivision. Compliant with Comprehensive Plan (including Master Plans) and Unified Development Ordinance Yes, with the exception of waivers being requested with this preliminary plan. Compliant with Subdivision Regulations Yes, with the exception of waivers being requested for the following sections of the subdivision regulations: Section 8.3.E.3 ‘ Street Projections’ Section 8.3.E.4.b ‘ Adequate Street Access’ Section 8.3.E.7.a ‘Culs-de-Sac’ Section 8.3.E.7.c ‘Culs-de-Sac’ Section 8.3.G.2.c ‘Block’ Section 8.3.J.2 ‘Access Ways’ Section 8.3.K.2.a ‘ Sidewalks’ Section 8.8.C.2.a ‘Land Dedication’ Preliminary Plan for Greens Prairie Reserve PP2018-000001 Planning & Zoning Commission May 17, 2018 Staff Recommendation Staff is recommending denial of the waivers number 1-9; 13; 19-21; and 23-24. Staff is recommending approval of the waivers numbers 10-12; 14-18; 22; and 25-35. If all waivers are approved, the plan must be approved. If any waiver is denied, the plan must be denied as it would not be in compliance with the Subdivision Regulations of the UDO. Supporting Materials 1. Waiver request 2. Vicinity Map & Aerial 3. Application 4. TIA Mitigation Plan 5. Preliminary Plan 6. Waiver Request – Applicant’s Supporting Information SUBDIVISION WAVIER REQUESTS The proposed Preliminary Plan is in compliance with the applicable Subdivision Regulations contained in the UDO except for the following waiver request:  UDO Section 8.3.E.3. Street Projections– This section requires that a public street be projected to adjoining areas that are not platted. 1. North perimeter boundary (~4,169 feet) requires three (3) street projections to the adjacent unplatted properties. 2. Southeastern perimeter boundary (~1,782 feet) required one (1) street projection to the adjacent unplatted property. 3. South perimeter boundary (~1,989 feet) required one (1) street projection to the adjacent unplatted property, between proposed Lantana Way to Oldham Oaks Avenue. 4. Western perimeter boundary (~4,130 feet) required three (3) street projections to the adjacent unplatted property, between proposed Oldham Oaks Avenue to southwest corner of the subject property.  UDO Section 8.3.E.4.b Adequate Street Access – This section requires a minimum of two street connections to external public streets when 100 or more lots are served. 5. Second street connection to public street will be provided when 429 or more lots are served or proposed capital project for Greens Prairie Road West is completed along the frontage of this development (whichever is first).  UDO Section 8.3.E.7.a Culs-de-sac (length) – The maximum length of a cul-de- sac for Restricted Suburban land use designated properties is 1,200 feet. 6. Cattail Cove Court is 1,571 feet from Coral River Road along Sudden Breeze Drive to the center of the right bulb on Cattail Cove Court.  UDO Section 8.3.E.7.c Culs-de-sac (lots) – Regardless of length, a cul-de-sac is not allowed more than 30 lots. 7. Sudden Breeze Drive and Cattail Cove Court have 45 residential lots on the cul- de-sac.  UDO Section 8.3.G.2.c Block (Block Length for Restricted Suburban) – This section requires that block length be a maximum of 1,200 feet in Restricted Suburban designations. 8. Greens Prairie Road (from Diamondback to NE corner of tract) – block length is 1,492 feet. 9. Harvest Moon Drive (from Goodwin Greenway to Holly Leaf Lane) – block length is 2,442 feet. 10. Prickly Pear Pass (southern blockface from Goodwin Greenway to Sudden Breeze Drive) – block length is 1,651 feet. 11. Harvest Moon Drive (northern blockface from Goodwin Greenway to Sudden Breeze Drive) – block length is 1,527 feet. 12. Harvest Moon Drive (southern blockface from Goodwin Greenway to Sudden Breeze Drive) – block length is 1,496 feet 13. Lofty Hill Trail (from Holly Leaf Lane to Diamondback Drive) – block length is 2,666 feet. 14. Diamondback Drive (northern blockface from Goodwin Greenway to Sudden Breeze Drive) – block length is 1,388 feet. 15. Diamondback Drive (southern blockface from Goodwin Greenway to Sudden Breeze Drive) – block length is 1,343 feet. 16. Diamondback Drive (northern blockface from Sudden Breeze Drive to Arrington Road) – block length is 2,912 feet. 17. Legendary Drive (from Hickory Bank Court to Goodwin Greenway) – block length is 1,588 feet. 18. Legendary Drive (from Goodwin Greenway to Sudden Breeze Drive) – block length is 1,201 feet. 19. Legendary Drive (from Sudden Breeze Drive to Coral River Road) – block length is 1,945 feet. 20. Crystal Ridge Court (from Oldham Oaks Avenue to Diamondback Drive) – block length is 1,771 feet. 21. Coral River Road (northern blockface from Oldham Oaks Avenue to Sudden Breeze Drive) – Block length 1,647 feet. 22. Coral River Road (southern blockface from Goldenrod Pass to Sudden Breeze Drive) – Block length is 1,566 feet. 23. Coral River Road (southern blockface from Sudden Breeze Drive to Oldham Oaks Avenue) – block length is 1,857 feet 24. Foxglove Court/Storyteller Court (Lantana Way to Oldham Oaks Avenue) – block length is 1,396 feet.  UDO Section 8.3.J.2 Access Ways – This section requires an access way on blocks that exceed 900 feet near the center of the block. 25. Northern blockface of Diamondback Drive between Sudden Breeze Drive to Arrington Road is 2,912 feet. 26. Southern blockface of Diamondback Drive between Sudden Breeze Drive to Oldham Oaks Avenue is 936 feet. 27. Southern blockface of Diamondback Drive between Oldham Oaks Avenue to Martin Wing Way is 915 feet. 28. Northern blockface of Pearl River Court from Crystal Ridge Lane to Martin Wing Way is 1,165 feet. 29. Southern blockface of Lantana Way from Oldham Oaks Avenue to Storyteller Court is 941 feet. 30. Northern blockface of Coral River Road from Goodwin Greenway to Sudden Breeze Drive is 1,093 feet. 31. Foxglove Court from Oldham Oaks Aveneu along Storyteller Court to Lantana Way is 1,396 feet. 32. Hickory Bark from Greens Prairie Road along Goldenrod Pass to Coral River Road is 1,085 feet. 33. Legendary Drive from Hickory Bark Court to Goodwin Greenway is 1,588 feet.  UDO Section 8.3.K.2.a Sidewalks– This section requires that sidewalks be provided on both sides of all streets. 35. Sidewalks are proposed on only one side of all streets within the subdivision.  UDO Section 8.8.C.2.a Land Dedication (Parkland) – This section requires that phased developments dedicate the entire park with the first phase of the development or the developer may provide financial security against the future dedication. 36. This development proposes to dedicate parkland with phases 101, 201 and 403. In accordance with the Subdivision Regulations, when considering a waiver the Planning and Zoning Commission should make the following findings to approve the waiver (Staff findings are in italics). Each waiver request is addressed individually in the order listed above: Waiver 1: Section 8.3.E.3 Street Projections – North perimeter boundary is approximately 4,169 feet, from the northwest corner on Greens Prairie Road to the northeast corner on Arrington Road. This perimeter is required to provide three (3) street projections to the adjacent unplatted properties to the north. Staff recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The properties to the northwest boundary of the subject tract are developed as single- family residential and are part of an unrecorded subdivision (White Creek Estates) consisting of approximately 1.5 acre lots. These lots have access to White’s Creek Lane, a private street, that dead ends. The remaining tracts along the northern boundary, towards the northeast, are also unplatted and are large single-family tracts (8-10 acres each) of land that could be further subdivided into 1 acre lots with adequate street access. Application of this provision would require street projections to the unplatted properties described. Street projection to the smaller tracts along the northwest may not be extended in the future given the existing conditions and the Rural zoning district. The larger tracts to the northeast could be further subdivided in the future if additional street access is available. By providing a street projection from the subject development, Greens Prairie Reserve subdivision, to the northeastern tracts, future subdivision of these properties would be possible and street connection would be improved. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The properties to the northwest are generally established residential estate lots that have access to Greens Prairie Road from White’s Creek Lane. The properties would likely continue in the existing configuration and a street projection to these properties would likely remain un-extended. To the northeast, these tracts are less dense and could potentially subdivide further in the future. A street projection to these large tracts of land would allow for future connectivity and further subdivision of the tract. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and A waiver to street projection to the northwest properties, approximately 1.5 acre tracts, will not be detrimental, given that these tracts have access to a private street and to Greens Prairie Road. These properties will likely continue in the existing configuration particularly because they are developed for single-family residential use. A waiver to street projection to the northeast properties may be detrimental to the future subdivision of these tracts. There are approximately 40 acres of unplatted property to the northeast, south of the Amstad tract zoned for multi-family, which is generally rural and has a land use designation of Estate. By providing a street projection to the northeast these properties could have adequate street access and subdivision of this area would be possible in the future. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting of the waiver to street projections to the north may prevent the orderly subdivision of other land in the area. To the northeast these properties are large unplatted and generally rural residential. Some tracts currently do not have direct access to a public street or a private street. Future subdivision of this area may be possible with adequate street access and connection to the subject subdivision. Street projection to the northwest will not prevent the orderly subdivision of these tracts since they are developed as single-family estate lots that have access to a private street, White’s Creek Lane. Further subdivision of these properties is not likely given that these tracts are approximately 1.5 acres in size. Waiver 2: Section 8.3.E.3 Street Projections – Southeastern perimeter boundary is approximately 1,782 feet, from east corner with Arrington Road and the Windham properties to proposed Lantana Way. This perimeter is required one (1) street projection to the adjacent unplatted Windham properties. Staff Recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Along the southeastern boundary, between the east corner of the subject tract and proposed Lantana Way, are the Windham properties that are within the City Limits. This area is designated as Restricted Suburban in the City’s Comprehensive Plan. A street projection to these properties will allow for connectivity between the subdivisions and allow traffic to be distributed in multiple directions. Although there is an existing drainage way, Alum Creek tributary, near the southeast corner, closest to Arrington Road, a street can be extended south of this drainage way and provide the necessary connection. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; A street projection to the Windham tracts will allow for connectivity to future development and to the proposed thoroughfares. This street projection waiver is not necessary for the preservation and enjoyment of the property. Providing the street projection will allow for traffic to be distributed at another location within the development and reduce concentration of traffic on the future Minor Collectors. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver would be detrimental to the subject development and adjacent properties as it would limit connectivity and ability to disperse traffic in a reasonable manner. A street projection to the southeast will allow traffic from Greens Prairie Reserve to move south and reduce the concentration of traffic from Lantana Way, a minor collector. Additionally, a projection would provide a street network with the adjacent property that is designated for medium density single-family development and will ensure access and connection to areas with a similar land use context. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting of the street projection waiver to the southeast will not prevent the orderly subdivision of other land but it will limit connectivity, access to and from the subject development and create long-term traffic issues in the area. The purpose of the street projection is to provide the connectivity that reduces traffic issues as properties develop and connect to thoroughfares. As proposed, the only projections to the south are Lantana Way and Oldham Oaks Avenue, minor collectors, that will serve over 550 acres of medium density single-family residential in the future. Waiver 3: Section 8.3.E.3 Street Projections – South perimeter boundary, from proposed Lantana Way to Oldham Oaks Avenue, is approximately 1,989 feet. This segment is required one (1) street projection to the adjacent unplatted Windham tract. Staff is recommending denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Along the south boundary, between two minor collectors, proposed Lantana Way and Oldham Oaks Avenue, are the Windham properties that are within the City Limits and collectively make up over 550 acres. This property is designated as Restricted Suburban in the City’s Comprehensive Plan. A street projected to this property will allow for connectivity between the subdivisions and allow traffic to be distributed in multiple directions. There is an existing drainage way, Peach Creek South tributary, near the south corner, shown within Pond D. A street can be extended to not create conflicts with the drainage way and provide the necessary connection that is intended by this section. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This street projection waiver is not necessary for the preservation and enjoyment of the property. A street projection to the Windham tract would allow connectivity to future development from the proposed development. Providing the street projection would allow for traffic to be distributed at another location within the development and reduce future concentration of traffic on the future Minor Collectors. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver would be detrimental to the subject development and adjacent properties as it would limit connectivity and ability to disperse traffic in a reasonable manner. A street projection to the adjacent tract will allow traffic from Greens Prairie Reserve to move south and reduce the concentration of traffic on Lantana Way and Oldham Oaks Avenue, minor collectors. The adjacent properties are designated for medium density single-family development. This projection would ensure access and connection to areas with similar land use context. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting of the street projection to the adjacent property will not prevent the orderly subdivision of other land but it will limit connectivity, access to and from the subject property and create long-term traffic issues in the area. The purpose of the street projection is to provide the connectivity that reduces traffic issues as properties develop and connect to thoroughfares. As proposed, the only projection to the south is Lantana Way and Oldham Oaks Avenue, Minor Collectors, that will serve over 550 acres of medium density single-family residential in the future. Waiver 4: Section 8.3.E.3 Street Projections – The western perimeter boundary, from proposed Oldham Oaks Avenue to the west corner on Greens Prairie Road, is approximately 4,130 feet. This section is required three (3) street projections to the adjacent unplatted tract. Staff is recommending denial of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Along the west, between proposed Oldham Oaks Avenue and the west corner along Greens Prairie Road, are the Windham properties that are within the City Limits and collectively make up over 550 acres. These properties are designated as Restricted Suburban in the City’s Comprehensive Plan. Three street projections to the adjacent Windham properties are required by the Subdivision Regulations, which will allow for connectivity between the subdivisions and allow traffic to be distributed in additional directions, in addition to the minor collectors. There is an existing drainage way (Peach Creek South tributary) that bisects this boundary, shown within Pond H2, and south in the Windham tract. A street can be extended to not create conflicts with the drainage way and provide the necessary connection that is intended by this section. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This street projection waiver is not necessary for the preservation and enjoyment of the property. A street projection to the Windham tract would allow connectivity to future development from the proposed development. Providing the street projection will allow for traffic to be distributed at another location within the development and reduce future concentration of traffic on the future minor collectors. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver would be detrimental to the subject tract and adjacent property as it would limit connectivity and ability to disperse traffic in a reasonable manner. A street projection to the adjacent tract will allow traffic from Greens Prairie Reserve to move west and south and reduce the concentration of traffic from Greens Prairie Road and Oldham Oaks Avenue. The adjacent properties are designated for medium density single-family development. This projection would ensure access and connection to areas with a similar land use context. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting of the street projection waiver to the adjacent property will not prevent the orderly subdivision of other land but it will limit connectivity, access to and from the subject development and create long-term traffic issues in the area. The purpose of the street projection is to provide the connectivity that reduces traffic issues as properties develop and connect to thoroughfares. As proposed, the only projection in this region is Oldham Oaks Avenue, a minor collector. Waiver 5: Second street connection to public street will be provided when 429 or more lots are served or proposed capital project for Greens Prairie Road West is completed along the frontage of this development (whichever is first). Staff recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; There are special circumstances affecting the land where strict application of the regulations may limit the reasonable use of the land. The subject tract has over 3,000 feet of frontage to Greens Prairie Road West though the applicant has chosen to begin the initial phases from Arrington Road due in part to the upcoming City capital project to widen Greens Prairie Road West to a 4-lane roadway with a raised center median. The subject tract also has approximately 1,400 feet of frontage to Arrington Road. While a second street connection to Arrington Road would be possible, it would not provide the alternate access and circulation to the subdivision intended by the regulations. As the external connections to Arrington Road and Greens Prairie Road West are roughly 1 mile apart, it is reasonable to grant a waiver to the second point of access beyond 100 lots to allow more subdivision lots to be constructed in order to support the costs associated with extending the roadway that distance. Based on the phasing of the subdivision, the second access can be accommodated much earlier in the development process so as not to allow more than 428 homes off one public street access, which is a substantial increase to the standard requirement. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver seeks to delay the construction of a second public street access and is not necessary to preserve or enjoy a substantial property right. This secondary connection will be necessary for the development as a whole and timing the connection of Diamondback Drive to Greens Prairie Road West can be incorporated into the schedule for the capital improvement project proposed. Therefore, this wavier is not necessary for the preservation and enjoyment of a substantial property right of the applicant. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and The granting of the waiver to delay the second public street access for over 428 lots may be detrimental to public health, safety, and welfare. The applicant has submitted traffic analysis data to support the request based on an anticipated traffic Level of Service that would result. The Adequate Street Access section is not based on the Level of Service measures commonly utilized to analyze traffic impacts on major thoroughfares. However it is intended to operate at a finer grain for residential subdivisions in order to provide alternate routes and circulation for residents as well as public and emergency services. Allowing over 428 homes off of one public access represents a several-fold (over a 400%) increase to the standard requirement. While the timing and construction phasing of the Greens Prairie Road West widening project is not determined at this point, the manner in which the second access is provided can be further developed as that information becomes known. A waiver to the extent requested can create traffic issues as experienced with the Indian Lakes subdivision that only had one point of access and necessitated Brazos County to recently extend Mesa Verde Drive to help alleviate access and circulation issues. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver does not prevent the orderly subdivision of other land in the area as the second access via a public street is to an existing roadway. Waiver 6: Section 8.3.E.7.a Culs-de-sac length – The maximum length of a cul-de-sac for Restricted Suburban land use designated properties is 1,200 feet. Cattail Cove Court is 1,571 feet from Coral River Road along Sudden Breeze Drive to the center of the right bulb on Cattail Cove Court. Staff recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; There are no special circumstances or conditions affecting the land that would preclude the cul-de-sac from meeting the maximum length. The drainage way in the vicinity crosses the cul-de-sac and by extending a public street to the southern unplatted property, the subdivision would achieve improved connectivity and potentially meet the maximum length for the cul-de-sac. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The purpose of the maximum cul-de-sac length is to ensure connectivity within a subdivision and ultimately throughout the City. This waiver is not necessary for the preservation and enjoyment of a substantial property right. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver would not be detrimental to other property, but it does limit connectivity. Additionally, if this cul-de-sac met the maximum length of 1,200 feet, a street projection could be provided to the adjacent unplatted property to the South (Windham tracts). This would improve access and connection to areas with a similar land use context. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier to cul-de-sac length may not effect subdivision of other land but by providing the maximum length it could allow for a street projection to be extended south and reduce the need for a waiver to street projection to the southern, unplatted tract and improved street connectivity between the proposed single-family subdivision and future single-family land use. Waiver 7: Section 8.3.E.7.c Culs-de-sac (lots) – Regardless of length, a cul-de-sac is not allowed more than 30 lots. Sudden Breeze Drive and Cattail Cove Court has 45 residential lots on the cul-de-sac (shown in green below). Staff recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; There are no special circumstances or condition affection the land that would restrict the cul-de-sac from containing no more than 30 lots. A cul-de-sac is defined as ‘a street having but one (1) outlet to another street and terminating on the other end in a vehicular turnaround. In this scenario, there are two ends of the cul-de-sac and there are 45 lots within the cul-de-sac. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This wavier is not necessary for the preservation and enjoyment of a substantial property right. This waiver is tied to Waivers 4 and 6. Breaking the block within the cul- de-sac would allow for a reduction in the cul-de-sac’s length and a street projection could be provided to the unplatted properties (Windham tracts) to the south. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver will not be detrimental to other property. Meeting the requirement of minimum number of lots in a cul-de-sac could improve connectivity if the length of the cul-de-sac was reduced by providing a street projection to the southern properties. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this waiver will not prevent orderly subdivisions of other land as this waiver would only apply to this cul-de-sac. If a street was introduced or extended southwest to the adjacent unplatted property, this waiver would not be necessary. Waiver 8: Section 8.3.G.2.c Block – Greens Prairie Road from Diamondback to northeast corner of tract has a block length of 1,492 feet, which exceeds the maximum by 292 feet. Staff recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; A break in the block between Diamondback Drive and the northeast corner of the tract would reduce the concentration of traffic to Diamondback Drive that will move west to Greens Prairie Road West allowing traffic to distribute throughout the street network. There is an existing driveway on the west side of Greens Prairie Road West that is a bus only entry for the existing Forest Ridge Elementary. This driveway is not intended to generate traffic volumes as a traditional non-residential driveway, therefore reducing conflicts with a street connection. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Granting the waiver to block length along Greens Prairie Road West reduces connectivity and concentration of traffic to Diamondback Drive and Goodwin Greenway by distributing traffic in other directions. This wavier is not necessary for the preservation and enjoyment of the property. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver may be detrimental to the public, specifically future residents of the subdivision, as the subdivision is developed. A street connection to Greens Prairie Road West will allow connectivity to this existing thoroughfare and reduce the concentration of traffic to Diamondback Drive creating long-term traffic issues. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting of the block length waiver will not prevent orderly subdivision of other land but it will limit connectivity and access to and from the subdivision. Waiver 9: Section 8.3.G.2.c Block – the northeastern blockface of Harvest Moon Drive from Goodwin Greenway to Holly Leaf Lane has a block length of 2,442 feet, which exceeds the maximum by 1,242 feet. Staff recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; A break in the block between along this section of Harvest Moon Drive would eliminate the need for ‘Waiver 8- Block length along Greens Prairie Road West’. As mentioned in Waiver 8, providing a break this section would reduce the concentration of traffic to Diamondback Drive that will move west to Greens Prairie Road West allowing traffic to distribute throughout the street network. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Granting the waiver to block length would reduce connectivity and concentration of traffic to Diamondback Drive, a minor collector, and Goodwin Greenway, serving as a minor collector, by distributing traffic in other directions. This wavier is not necessary for the preservation and enjoyment of the property. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver may be detrimental to the public, specifically future residents of the subdivision, as the subdivision is developed. A street connection to Greens Prairie Road West will allow connectivity to existing thoroughfares. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting of the block length waiver will not prevent orderly subdivision of other land but it will limit connectivity and access to and from the subdivision. Waiver 10: Section 8.3.G.2.c Block – Prickly Pear Pass, southern blockface from Goodwin Greenway to Sudden Breeze Drive has a block length of 1,651 feet, which exceeds the maximum by 451 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The block is within 451 feet (37.6%) of the required 1,200-foot block length, so the strict application of this section could deprive the applicant of reasonable use of the land by requiring the introduction of a street within the block. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right given that the applicant’s intent is to create a trail system that is distinct from the street network. Introducing a street within this block would likely conflict with the trail system proposed within the center of the block. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this wavier will not detrimental or injurious to other property. This block is located near the center of the subdivision and does not impact other adjacent or surrounding properties. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent the orderly subdivision of the other land. Waiver 11: Section 8.3.G.2.c Block – Harvest Moon Drive northern blockface from Goodwin Greenway to Sudden Breeze Drive has a block length of 1,527 feet, which exceeds the maximum by 327 feet. Staff recommends approval of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The block is within 327 feet (27.3%) of the required 1,200-foot block length, so the strict application of this section could deprive the applicant of reasonable use of the land by requiring the introduction of a street within the block. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right given that the applicant’s intent is to create a trail system that is distinct from the street network. Introducing a street within this block would likely conflict with the trail system proposed within the center of the block. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this wavier would not be detrimental or injurious to other property. This block is located near the center of the subdivision and does not impact other adjacent or surrounding properties. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent the orderly subdivision of the other land. Waiver 12: Section 8.3.G.2.c Block – Harvest Moon Drive southern blockface from Goodwin Greenway to Sudden Breeze Drive has a block length of 1,496 feet, which exceeds the maximum by 296 feet. Staff recommends approval of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The block is within 296 feet (24.6%) of the required 1,200-foot block length, so the strict application of this section could deprive the applicant of reasonable use of the land by requiring the introduction of a street within the block and breaking up the linear park along Diamondback Drive. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right as a street within this block would impact the concept of the linear park along Diamondback Drive. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this wavier would not be detrimental or injurious to other property. This block is located near the center of the subdivision and does not impact other adjacent or surrounding properties. Additionally, introducing a street within this block would create a separation within the proposed parkland along Diamondback Drive that is intended to be a linear park with a multi-use path. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent the orderly subdivision of the other land. Waiver 13: Section 8.3.G.2.c Block – Lofty Hill Trail, from Holly Leaf Lane to Diamondback Drive, has a block length of 2,666 feet, which exceeds the maximum by 1,466 feet. Staff recommends denial of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Along the northern boundary, the adjacent properties are designated on the Comprehensive Plan as Estate. A break in the block along Lofty Hill Trail would eliminate the need for ‘Waiver 1- street projection to the north unplatted property’ and will allow for connectivity between subdivisions and traffic to be distributed in multiple directions when the unplatted property is developed/platted. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Granting a waiver to block length would also eliminate the need for a street projection north. By having a break in the block, connectivity to future development is possible. A block length waiver is not necessary for the preservation and enjoyment of the property. If a break is provided, traffic from the development can be distributed north at this location when the adjacent properties are developed. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver may be detrimental as the subdivision is developed. A break in the blockface could provide a street extension to the north and allow traffic to connect to the future streets. As currently proposed there are no projections to the north ensuring future development will increase the concentration of traffic on Arrington Road. By providing the break in the block, connectivity between the similar land uses would be improved. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting the wavier to block length will not prevent the orderly subdivision of other land but it will limit connectivity to the subject property. The purpose of this provision is to provide this connectivity to reduce traffic issues as properties develop and to connect to thoroughfares. As each phase of the subject development is built, traffic generation on future and existing thoroughfares will increase, potentially reducing the level of service of these thoroughfares. Waiver 14: Section 8.3.G.2.c Block – Diamondback Drive, northern blockface from Goodwin Greenway to Sudden Breeze Drive has a block length of 1,388 feet, which exceeds the maximum by 188 feet. Staff recommends approval of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The block is within 188 feet (15.7%) of the required 1,200-foot block length, so the strict application of this section could deprive the applicant of reasonable use of the land by requiring the introduction of a street within the block and breaking up the linear park along Diamondback Drive. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right as a street within this block would impact the concept of the linear park along Diamondback Drive. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this wavier is not detrimental or injurious to other property. This block is located near the center of the subdivision and does not impact other adjacent or surrounding properties. Additionally, introducing a street within this block would create a separation within the proposed parkland along Diamondback Drive that is intended to be a linear park with a multi-use path. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent the orderly subdivision of the other land. Waiver 15: Section 8.3.G.2.c Block – Diamondback Drive, southern blockface from Goodwin Greenway to Sudden Breeze Drive has a block length of 1,343 feet, which exceeds the maximum by 143 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The block is within 143 feet (11.9%) of the required 1,200-foot block length, so the strict application of this section could deprive the applicant of reasonable use of the land by requiring the introduction of a street within the block and breaking up the linear park along Diamondback Drive. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right as a street within this block would impact the concept of the linear park along Diamondback Drive. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this wavier is not detrimental or injurious to other property. This block is located near the center of the subdivision and does not impact other adjacent or surrounding properties. Additionally, introducing a street within this block would create a separation within the proposed parkland along Diamondback Drive that is intended to be a linear park with a multi-use path. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent the orderly subdivision of the other land. Waiver 16: Section 8.3.G.2.c Block – Diamondback Drive northern blockface from Sudden Breeze Drive to Arrington Road has a block length of 2,912 feet, which exceeds the maximum by 1,712 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The property to the north of Diamondback Drive contains open space and natural features including an existing pond and an Alum Creek Tributary. Strict application of this provision - requiring a street to reduce block length - would require a street to cross an existing pond proposed to be used for detention. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This wavier is necessary to preserve the existing drainage way. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and The granting of the waiver will not be detrimental to the public or other property as this wavier would only be applicable to this block and there are no residential lots within this block. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of this waiver will not prevent the orderly subdivision of other land as it is internal to the subject property. Waiver 17: Section 8.3.G.2.c Block – Legendary Drive north blockface, from Hickory Bank Court to Goodwin Greenway has a block length of 1,588 feet, which exceeds the maximum by 388 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; This block is within 388 foot (32.3%) of the required 1,200-foot block length, so the strict application of this section could deprive the applicant of reasonable use of the land. Additionally, introducing a break in this block would create a break along Diamondback Drive, minor collector, or Greens Prairie Road West, minor arterial, and potentially creating conflicts due to proximity of other intersections. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The waiver is necessary so conflicts on the existing and proposed thoroughfares. Given the classification of Diamondback Drive and Greens Prairie Road, introducing an additional street may create traffic concerns. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and The waiver to the 1,200-foot block length will not be detrimental to the public or other property. The waiver is necessary to avoid conflicts along the thoroughfares due to proximity of other intersections. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent the orderly subdivision of other land. The additional 388 feet for the block allows proper spacing to be maintained along the thoroughfares. Waiver 18: Section 8.3.G.2.c Block – Legendary Drive, from Goodwin Greenway to Sudden Breeze Drive has a block length of 1,201 feet, which exceeds the maximum by 1 foot. Staff recommends approval of this request. v 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; This block is within 1 foot (0.08%) of the required 1,200-foot block length, so the strict application of this section could deprive the applicant of reasonable use of the land. Additionally, introducing a break in this block would create a break along Diamondback Drive, a minor collector, and potentially create an offset intersection with Sudden Breeze Drive or Goodwin Greenway that will create a transportation conflict along the proposed thoroughfares. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The waiver is necessary so conflicts at the intersections are not created. Given the classification of Diamondback Drive, a minor collector, the length of the block is necessary. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and The waiver to the 1,200-foot block length will not be detrimental to the public or other property. The waiver is necessary to avoid conflicts along the proposed thoroughfare and at the intersection with Goodwin Greenway and Sudden Breeze Drive. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent the orderly subdivision of other land. The additional 1 foot for the block allows proper spacing to be maintained along the thoroughfare. Waiver 19: Section 8.3.G.2.c Block – Legendary Drive, from Sudden Breeze Drive to Coral River Road has a block length of 1,945 feet, which exceeds the maximum by 745 feet. Staff recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; A break in the block along this section of Legendary Drive would reduce the concentration of traffic to Diamondback Drive and Oldham Oaks Avenue at two intersections and allow traffic to distribute throughout the street network. Local streets should connect as frequently as practical to the collector network to keep block lengths short and to promote connectivity throughout the system. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Granting the waiver to block length reduces connectivity and increases concentration of traffic at intersections with Diamondback Drive and Oldham Oaks Avenue. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver may be detrimental to the public, specifically future residents of the subdivision. As the subdivision is developed, concentration of traffic will increase at the intersections with the minor collectors. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting of the block length waiver will not prevent orderly subdivision of other land but it will limit connectivity and access to and from the subdivision. Waiver 20: Section 8.3.G.2.c Block – Crystal Ridge Court, from Oldham Oaks Avenue to Diamondback Drive, has a block length of 1,771 feet, which exceeds the maximum by 571 feet. Staff recommends denial of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Along the southeastern boundary are the Windham properties that are within the City limits. These properties are designated on the Comprehensive Plan as Restricted Suburban (medium density single-family residential). A break in the block along Foxglove/Storyteller Court would eliminate the need for ‘Waiver 2- street projection to the southeastern unplatted property’ and will allow for connectivity between subdivisions and traffic to be circulated in multiple directions. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Granting a waiver to block length would also eliminate the need for a street projection south to the Windham tract. By having a break in the block, connectivity to future development and to the proposed thoroughfares, Oldham Oaks Avenue and Lantana Way, is possible. A block length waiver is not necessary for the preservation and enjoyment of the property. If a break is provided, traffic from the development can then be distributed at another location within the development. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver may be detrimental as the subdivision is developed. A break in the blockface could provide a street extension to the south and allow traffic to connect to the future thoroughfare. As currently proposed, the only street access is Oldham Oaks Avenue and Lantana Way for over 550 acres of property designated for single-family residential. By providing the break in the block, connectivity between the similar land uses would be improved. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting the wavier to block length will not prevent the orderly subdivision of other land but it will limit connectivity to the subject property. The purpose of this provision is to provide this connectivity to reduce traffic issues as properties develop and connect to thoroughfares. As each phase of the subject development is built, traffic generation on Oldham Oaks Avenue and Lantana Way will increase, potentially reducing the level of service to these thoroughfares. Waiver 21: Section 8.3.G.2.c Block – Coral River Road northern blockface from Oldham Oaks Avenue to Sudden Breeze Drive has a block length of 1,647 feet, which exceeds the maximum by 447 feet. Staff recommends denial of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; There are no special circumstances or conditions affecting the land that would deprive the applicant of reasonable use of the land. By introducing a public street within this block, connectivity would be improved. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The purpose of the maximum block length is to ensure connectivity within a subdivision and ultimately throughout the City. This waiver is not necessary for the preservation and enjoyment of a substantial property right. By breaking this block it would allow for a street to be extended to the south to unplatted properties and eliminate the need for Waiver 23 and Waiver 4. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver impacts the street network and does not allow for the dispersion of traffic in different directions. Additionally, if the block met the maximum length of 1,200 feet, a street projection could be provided to the unplatted properties to the south (Windham tracts), which would also improve access and connection to areas with a similar land use context. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier may not effect subdivision of other land but providing the maximum length could allow for a street projection to be extended south and reduce the need for a waiver to street projection to the southern, unplatted tracts, improving street connectivity between the proposed single-family subdivision and future single- family land use. Waiver 22: Section 8.3.G.2.c Block – Coral River Road southern blockface from Goldenrod Pass to Sudden Breeze Drive has a block length is 1,566 feet, which exceeds the maximum by 366 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; To the south of this block is an existing pond and drainage way (Peach Creek Tributary), which will be used for drainage of the development. Strict application of this provision could deprive the applicant of reasonable use of the land given that the natural drainage is existing. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The waiver is necessary so drainage concerns are not created, therefore necessary for the preservation and enjoyment of substantial property right of the applicant. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting a waiver to the required 1,200-foot block length will not be detrimental to the public or other property. The waiver is necessary to ensure proper drainage is maintained and conflicts are not created. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent the orderly subdivision of other land. The additional 366 feet for the block allows for adequate drainage to be maintained. Waiver 23: Section 8.3.G.2.c Block – Coral River Road southern blockface from Sudden Breeze Drive to Oldham Oaks Avenue has a block length is 1,857 feet, which exceeds the maximum by 657 feet. Staff recommends denial of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Along the southwestern boundary, the adjacent properties are within the City limits. These properties are designated on the Comprehensive Plan as Restricted Suburban, medium density single-family residential. A break in the block along Coral River Road would eliminate the need for ‘Waiver 4- street projection to the southwest unplatted property’ and would allow for connectivity between subdivisions and traffic to be distributed in multiple directions. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Block length is also tied to the need for a street projection southwest to the Windham tracts. By having a break in the block, connectivity to future development and to the proposed thoroughfares, Oldham Oaks Avenue and Lantana Way, is possible. A block length waiver is not necessary for the preservation and enjoyment of the property. If a break is provided, traffic from the development could then be distributed at another location within the development. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver may be detrimental as the subdivision is developed and for the future citizens/property owners within the subdivision. A break in the blockface could provide a street extension to the southwest and allow traffic to connect to the future thoroughfare. As currently proposed, the only street access is Oldham Oaks Avenue and Lantana Way for over 550 acres of property designated for single-family residential. By providing the break in the block, connectivity between the similar land uses would be improved and provide relief to future traffic generation on the surrounding thoroughfares. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting the wavier to block length will not prevent the orderly subdivision of other land but it will limit connectivity to the subject property. The purpose of this provision is to provide this connectivity to reduce traffic issues as properties develop and connect to thoroughfares. As each phase of the subject development is built, traffic generation on Oldham Oaks Avenue and Lantana Way will increase, potentially reducing the level of service to these thoroughfares. Waiver 24: Section 8.3.G.2.c Block – Foxglove Court/Storyteller Court, from Lantana Way to Oldham Oaks Avenue, has a block length of 1,396 feet, which exceeds the maximum by 196 feet. Staff recommends denial of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Along the south boundary, the adjacent properties are within the City limits. This property is designated on the Comprehensive Plan as Restricted Suburban, medium density single-family residential. A break in the block along Foxglove/Storyteller Court would eliminate the need for ‘Waiver 3- street projection to the south unplatted property’ and will allow for connectivity between subdivisions and traffic to be distributed in multiple directions. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Granting a waiver to block length would also eliminate the need for a street projection south to the Windham tracts. By having a break in the block, connectivity to future development and to the proposed thoroughfares, Oldham Oaks Avenue and Lantana Way, is possible. A block length waiver is not necessary for the preservation and enjoyment of the property. If a break is provided, traffic from the development then can be distributed at another location within the development. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver may be detrimental as the subdivision is developed. A break in the blockface could provide a street extension to the south and allow traffic to connect to the future thoroughfare. As currently proposed, the only street access is Oldham Oaks Avenue and Lantana Way for over 550 acres designated for single-family residential. By providing the break in the block, connectivity between the similar land uses would be improved. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting the wavier to block length will not prevent the orderly subdivision of other land but it will limit connectivity to the subject property. The purpose of this provision is to provide this connectivity to reduce traffic issues as properties develop and connect to thoroughfares. As each phase of the subject development is built, traffic generation on Oldham Oaks Avenue and Lantana Way will increase, potentially reducing the level of service to these thoroughfares. Waiver 25: Section 8.3.J.2 Access Ways – Northern blockface of Diamondback Drive between Sudden Breeze Drive to Arrington Road is 2,912 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The property to the north of Diamondback Drive contains open space and natural features including an existing pond and an Alum Creek Tributary. A recreational trail is proposed around the pond, providing connectivity to the proposed multi-use path along Diamondback Drive and also connecting to the larger trail system throughout the development. Strict application of this provision, requiring an access way within the center of the block, would require the access way to cross an existing pond proposed to be used for detention. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This wavier is necessary to preserve the existing drainage way. Additionally, pedestrian connectivity to the north is provided along Sudden Breeze Drive. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and The granting of the waiver will not be detrimental to the public or other property. Access is still being provided through the proposed recreation trail around the pond and Alum Creek Tributary 5. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of this waiver will not prevent the orderly subdivision of other land as it is internal to the subject property. Waiver 26: Section 8.3.J.2 Access Ways – Southern blockface of Diamondback Drive between Sudden Breeze Drive to Oldham Oaks Avenue is 936 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Access ways provide additional pedestrian and bicycle circulation within a subdivision and in particular, to connect planned facilities within the vicinity (such as the multi-use paths proposed). The strict application of this provision does not preclude this from being achieved, given that an access way is being provided along Oldham Oaks Avenue that crosses the block from the multi-use path and connects to the larger trail network. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Requiring an access way within this block could encourage a crossing midblock across a minor collector. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver is necessary to increase public safety, given that an access way within the center of the block could create a crossing midblock across a minor collector. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier will not prevent orderly subdivision of other land. This wavier will only be granted for this block. Waiver 27: Section 8.3.J.2 Access Ways – Southern blockface of Diamondback Drive between Oldham Oaks Avenue to Martin Wing Way is 915 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; This block is within 16 feet (1.7%) of the 900-foot requirement when an access way is required within a block, so the strict application of this section could deprive the applicant of reasonable use of the land as connectivity is achieved at Martin Wing Way from the multi-use path along Diamondback Drive. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right given that connectivity is proposed in close proximity, therefore achieving the goal of this section. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver is necessary to increase public safety, given that an access way within the center of the block could create and encourage a crossing midblock across a minor collector. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier will not prevent orderly subdivision of other land. This wavier will only be granted for this block. Waiver 28: Section 8.3.J.2 Access Ways – Northern blockface of Pearl River Court from Crystal Ridge Lane to Martin Wing Way is 1,165 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; This waiver request is associated with Waiver 28. The strict application of this section could deprive the applicant of reasonable use of the land as connectivity is achieved at Martin Wing Way from the multi-use path along Diamondback Drive. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right given that connectivity is proposed in close proximity, therefore achieving the goal of this section. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver is necessary to increase public safety, given that an access way within the center of the block could create and encourage a crossing midblock across a minor collector. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier will not prevent orderly subdivision of other land. This wavier will only be granted for this block. Waiver 29: Section 8.3.J.2 Access Ways – Southern blockface of Lantana Way from Oldham Oaks Avenue to Storyteller Court is 941 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; This block is within 41 feet (4.5%) of the 900-foot requirement when an access way is required within the center of the block, so the strict application of this section could deprive the applicant of reasonable use of the land. Additionally, connectivity is still achieved along Oldham Oaks Avenue and Storyteller Court. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right given that requiring an access way within this block would connect to another sidewalk on White Ash Court and this connection is made in close proximity along Storyteller Court. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver is necessary to increase public safety, given that an access way within the center of the block could create a crossing midblock across a minor collector. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier will not prevent orderly subdivision of other land. This wavier will only be granted for this block. Waiver 30: Section 8.3.J.2 Access Ways – Northern blockface of Coral River Road from Goodwin Greenway to Sudden Breeze Drive is 1,093 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The strict application of this section could deprive the applicant of reasonable use of the land. The purpose of this section is being met via the sidewalks along the local streets that connect to the proposed trail to the north. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right. The sidewalks along Copper Lily, Rock Rose and Rivercane propose to connect to the trail system within the open space. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver would not be detrimental to the public or injurious to other property as connection to other sidewalks are provided. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier will not prevent orderly subdivision of other land. This wavier will only be granted for this block. Waiver 31: Section 8.3.J.2 Access Ways – Eastern blockface of Foxglove Court from Oldham Oaks Avenue along Storyteller Court to Lantana Way is 1,396 feet. Staff recommends approval of this waiver. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The strict application of this section could deprive the applicant of reasonable use of the land as an access way at the center of this block would not connect to another trail network. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right given that requiring an access way within this block would require an access way that would not connect to another network. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver would not be detrimental to the public as an access way would likely dead end if provided. An access way within this block would require it be extended in the future by the adjacent property when developed. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier will not prevent orderly subdivision of other land. This wavier will only be granted for this block. Waiver 32: Section 8.3.J.2 Access Ways – Southern blockface of Hickory Bark from Greens Prairie Road along Goldenrod Pass to Coral River Road is 1,085 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The strict application of this section could deprive the applicant of reasonable use of the land as additional land would need to be provided for the access way within the block. Additionally, an access way is provided on Hickory Bark Court that connects sidewalks to the trail system throughout the development. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is necessary for the preservation and enjoyment of a substantial property right. An access way at the center of this block will not further achieve the goals to provide a pedestrian and bicycle network, given that the sidewalks along Goldenrod Pass and Hickory Bark Court connect to the larger trail system at the end of the block and are in close proximity. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver is not detrimental to public safety or another property but an access way within the center of the block is not necessary since a connection is provided in close proximity. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier will not prevent orderly subdivision of other land. This wavier will only be granted for this block. Waiver 33: Section 8.3.J.2 Access Ways – Northern blockface of Legendary Drive from Hickory Bark Court to Goodwin Greenway is 1,588 feet. Staff recommends approval of this waiver request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; There are no special circumstances or condition affecting the land that strict application of this section would deprive the applicant of reasonable use of the land, but requiring an access way within this block may create a midblock crossing that would reduce public safety. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; This waiver is not necessary for the preservation and enjoyment of substantial property right but due to the length of the block and its curvature, requiring an access way midblock would create safety concern. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver is necessary to increase public safety, given that an access way within the center of the block could create a crossing midblock that due to the curvature of the street would conflict with vehicle movements. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Granting this wavier will not prevent orderly subdivision of other land. This wavier will only be granted for this block. Waiver 34: Section 8.3.K.2.a Sidewalks – Sidewalks are proposed on one side of the local street, in lieu of both side within the subdivision. Staff recommends approval of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; This subdivision is proposed to be clustered, which allows smaller lot sizes but maintains the same density required for Restricted Suburban. As part of the cluster requirements, open space is provided to maintain maximum density. The applicant is proposing to provide private sidewalks throughout the open space to provide pedestrian connections throughout the development. By providing sidewalks on one side of the street, sewer manholes can be provided to serve the development and not create conflicts with sidewalks therefore reducing future maintenance issues. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The waiver is necessary in order to avoid conflicts with future utility lines, specifically, sewer manholes that are necessary for the development. If sidewalks are provided on both sides of the street, manholes would be located within the sidewalk; creating long-term maintenance issues. Additional pedestrian connectivity is being provided within the open space area, via a privately maintained trail system. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this wavier will not be detrimental to the public or other property in the area as sidewalks will be provided on one side of the street to provide pedestrian connectivity and this waiver would not be applicable to other properties. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. This wavier will not prevent orderly subdivision of other land in the area. Sidewalks are proposed on both sides of the thoroughfares, which would be continued to adjacent property when those are developed. Waiver 35: Section 8.8.C.2.a Land Dedication – This development proposes to dedicate parkland with phases 101, 201 and 403. The Parks & Recreation Advisory Board recommended approval (7-0) of this request. 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; The proposed park is intended to be developed by the developer in lieu of paying park development fees into the general park zone fund. The proposed parkland is a “linear park” and located on both sides of the minor collector, Diamondback Drive. This preliminary plan shows an approximation of the final alignment of Diamondback Drive. Dedication of the entire parkland with the first phase would require that a complete design of the minor collector be done initially, in order to provide the exact boundary of the parkland. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; The wavier is not necessary for the preservation and enjoyment of substantial property right, as the parkland is proposed to be dedicated to the City. However, this waiver would not reduce the required parkland that this development would be required to provide. 3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Granting this waiver is not detrimental to the public or other property as this parkland will have to be provided to the City. If parkland is approved as presented, any modification to the parkland layout or preliminary plan would require recommendation by the Parks & Recreation Advisory Board and action by the Planning & Zoning Commission. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Orderly subdivision of other land will not be prevented by this waiver request as parkland dedication is required for each dwelling unit within each subdivision. This wavier will allow the applicant to dedicate parkland as each phase is designed and recorded. Summary of staff recommendations Staff is recommending denial to waivers 1, 2, 3, 4, 5, 6, 7, 8, 9, 13, 19, 20, 21, 23, and 24. Staff is recommending approval to waivers 10, 11, 12, 14, 15, 16, 17, 18, 22, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34, and 35. Name of Project:GREENS PRAIRIE RESERVE Address:N/A Legal Description:A010101, WILLIAM CLARK (ICL), TRACT 1, 368.57 ACRES, & A007601 A BABILLE Applicant:: Property Owner:OGC CNO JV LLC RME Consulting Engineers Total Acreage:368.6 Requested waiver(s) to subdivision regulations and reason for same (if applicable): N/A Regarding the waiver request, explain how: There are special circumstances or conditions affecting the land involved such that strict application of the subdivision regulations will deprive the applicant of the reasonable use of his land. #Error Total No. of Lots:906 ROW Acreage:65.01 Floodplain Acreage:N/A 35 PRELIMINARY PLAN APPLICATION SUPPORTING INFORMATION Page 1 of 2 The waiver is necessary for the preservation and enjoyment of a substantional property right of the applicant. #Error The granting of the waiver will not be detrimental to the public health, safety, or welfare, orinjurious to other property in the area, or to the City in administering subdivision regulations. #Error Fee in lieu of sidewalk construction is being requested because of the following condition (if applicable): N/A Requested Oversize Participation: Detailed explanation of condition identified above: N/A Parkland Dedication due prior to filing the Final Plat, if applicable: No. of acres to be dedicated: No. of acres in detention: N/ANo. of acres in floodplain: N/A N/A No. of acres in greenways:N/A Parkland Development Fee:N/A Parks & Recreation Advisory Board approval date: N/A Page 2 of 2 = Future Lane Configuration = Roundabout = Two-way Stop Control = Traffic Signal = TIA Recommendation / Site Mitigation = Deceleration Lane North Not To Scale SITE Existing -A traffic signal at Greens Prairie Road and Arrington Road is currently under construction for future implementation. A southbound free right-turn lane and two-lane westbound approach are planned to be constructed. Build Out - Stripe the eastbound approach to provide a dedicated left-turn lane and shared left/through/right turn lane. BuildOut - Signalization shoud be considered during the preliminary design of Greens Prairie Road. The site (northbound approach) would not trigger warrants until 913 homes. Southbound approach to trigger around 250 homes. Provide deceleration lane into site. Provide two outbound lanes serving as dedicated left and shared through/right. Existing -Greens Prairie Road should be widened to a four-lane divided cross section. Background - Median openings and left-turn lanes should be implemented along Greens Prairie Road at minor collector locations. Existing - Improve the condition of Arrington Road to allow the facility to operate as intended. Build Out - Stripe existing shoulder on eastbound approach for dedicated right-turn lane. Anticipated to be needed at construction of 214 homes. FIGURE 4Mitigation Plan Greens Prairie Reserve STOP STOP STOP Build Out - Provide deceleration lane into site. Provide two outbound lanes serving as dedicated left and shared through/right. GREENS PRAIRIE RESERVE Waiver Request Page - 1 WAIVERS TO SUBDIVISION REGULATIONS: 1. There are special circumstances or conditions affecting the land involved such that strict application of the subdivision regulations will deprive the applicant of the reasonable use of his land. The project is zoned Restricted Suburban and will utilize the “cluster” type development. Due to unique development conditions, natural features, existing surrounding developments and desired master planning of the subdivision, the below waiver requests are being made. Additional information and reasoning, specific to each waiver, are provided. 2. The waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant. The waivers are necessary to allow this project to maximize natural features and topography of the land while integrating innovative design and land planning. 3. The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to the other property in the area, or to the City in administering subdivision regulations. Significant coordination efforts have been made with CoCS, Brazos County, and adjacent neighborhoods. Granting of these various waivers will allow the property to be developed/improved to its highest and best use in a manner that satisfies adjacent existing subdivisions, future potential growth, and development of the surrounding vacant property. 4. The granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of the Unified Development Ordinances. The waivers requested should not have a negative or disruptive influence on the development of adjacent property. This development, as well as the adjacent undeveloped property, is relatively encumbered by natural features that invoke these waivers to be granted. Additional information and specific reasoning for each waiver are provided below. WAIVER REQUEST: Section 12-8.3.E.3 – Street Projections: Where adjoining areas are not platted, the subdivision shall provide street projections to such areas by projecting a public street or public way. Waiver Request: Waiver requirement for a street or public way projection, to be increased from the maximum distance of 1,200 feet, as illustrated on the Preliminary Plan. These areas are generally located along the parceled unplatted tracts that front Whites Creek Lane, unplatted lots that front Arrington Road and the Wyndham tract. Specific data is quantified below. LOCATION PROPOSED LENGTH EXCEEDS ORDINANCE BY: North Perimeter Block 4169’ 2969’ South Perimeter Block 1782’ 582’ Southwest Perimeter Block 1989’ 789’ West Perimeter Block 4130’ 2930’ Waiver Explanation (Application Questions #1-#4): The intent of the master plan has been to provide a unique development and utilize the key development characteristics of the RS Cluster Development designation. To that end neighborhood integrity is paramount. The recent rezoning along Arrington Road GREENS PRAIRIE RESERVE Waiver Request Page - 2 would indicate that incompatible uses may develop to the east of this property. Also, it is currently unclear how the Wyndham tract will develop in the future. For these main reasons and other specific reasons listed below, co-mingling of use type should be discouraged from direct access. Appropriate planning should be provided when the adjacent tracts develop to encourage traffic to flow to the minor collectors and other major thoroughfares in the near vicinity. North Perimeter Block (Diamondback Dr. @ Castlegate Dr. to Arrington Road): Access along this exterior block perimeter should be restricted due to the following existing conditions (generally described from north to south along this block perimeter). 1. The natural drainage way that is directly downstream of the Castlegate Subdivision. Extending a street projection along this perimeter would present potential USACE issues. 2. Along Greens Prairie Road, within this segment, there is a high desire to limit and control traffic turning movements near the Forest Ridge Elementary school. 3. The existing property along Whites Creek Lane is not platted but has been parceled into smaller tracts of land ranging from 1.45 acres to 8.02 acres. All tracts are currently developed similar to a typical rural subdivision. Extension of a street or public way would extend to an existing residence backyard which is highly undesirable. 4. Further southeast are two (2) uplatted tracts (Stabler & Saunders tracts) that are adjacent to this project. Along this common property line are two (2) significant drainage ways that split this perimeter boundary. Providing street projections to these tracts would present potential USACE issues and serve a nominal area of land adjacent to this project (once appropriate drainage easements have been dedicated). Therefore, the vast majority of the Northeast Perimeter boundary is encumbered with existing and natural hardships. South Perimeter Block (Arrington Road to Lantana Way): Per the Thoroughfare Plan, a Minor Collector street connection is being provided along this block perimeter. Due to the location of this Minor Collector (as shown on the Thoroughfare Plan), the existing drainage way (near the southeast corner of the subject property) and the “wedge” shape of the Wyndham property, it is our opinion that a street projection along this boundary line is unwarranted and unlikely to be used if/when the Wyndham tract develops. Southwest Perimeter Block (Lantana Way to Oldham Oaks Avenue): Per the Thoroughfare Plan, two (2) Minor Collector street connections are being provided along this block perimeter. Due to the location of these Minor Collectors (as shown on the Thoroughfare Plan) and the existing drainage way/lake (near the southwest corner of the subject property and immediately downstream), it is our opinion that a street projection along this boundary line is unwarranted and unlikely to be used if/when the Wyndham tract develops. West Perimeter Block (Oldham Oaks Avenue to Greens Prairie Road @ Castlegate Dr.): There are two (2) existing lake features immediately downstream of this development and located approximately along the middle of the west perimeter boundary. Therefore, providing additional access beyond the required minor collector would impose undue hardship on the reasonable sub-diving of the proposed property. Section 12-8.3.E.4.b – Adequate Street Access: When there are more than thirty (30) lots to be served by external street connections, a minimum of two (2) street connections to external paved public streets shall be required. The Commission may allow a Remote Emergency Access where development phasing or constraints of the land prevent the provision of a second street connection. Notwithstanding the foregoing, two (2) street connections to external paved public streets shall be required when one hundred (100) or more lots are served. GREENS PRAIRIE RESERVE Waiver Request Page - 3 Waiver Request: A second permanent street connection to Greens Prairie Road to be provided at such time that the development either exceeds a lot count of 428 dwelling units or the CoCS proposed improvements of Greens Prairie Road are completed along the frontage of this development (whichever comes first). Until such time a Remote Emergency Access meeting the IFC will be provided. Waiver Explanation (Application Questions #1-#4): The Preliminary Plan illustrates three (3) proposed street connections. The first street connection being along Arrington Road and the remaining two (2) following in subsequent phases and being off of Greens Prairie Road. A Remote Emergency Access is also proposed for this development and will connect to Greens Prairie Road. This access is also illustrated on the Preliminary Plan and will be constructed with the first phase of this development. The connection to Arrington Road was targeted as the primary access point with delayed access to Greens Prairie Road for the following reasons: 1. The TIA that was performed for this project determined that an initial single connection point, off of Arrington Road, will suffice for up to 628 single-family dwelling units based on the upper end of a level of service D. Based on further discussions with the City the threshold was revised to 428 single-family dwelling units to improve the projected level of service on Arrington Road to the lower end of a level of service D. Note, the outbound AM peak (northbound on Arrington) traffic is deciding factor. Outside of the AM peak (23 hours of the day) the level of service is projected to be C or better. 2. The CSFD Fire Marshal was consulted and was satisfied with the single point of connection as long as a temporary remote access point was provided to Greens Prairie Road (used during emergency situations solely). 3. Recent improvements have, and are, being made to the surrounding thoroughfares that will have a positive impact on the performance of Arrington Road (i.e. Cherokee and Mesa Verde extensions, Arrington Road widening, and Arrington/Greens Prairie Road intersection improvements). These improvements have allowed for alternative routes and lessened the volumes on Arrington Road. 4. The Castlegate/Greens Prairie Road intersection is currently at a failing condition. Currently, there are 218 AM peak left-turns from Castlegate onto Greens Prairie. The TIA recommended a signal at Castlegate with the widening of Greens Prairie Road to assist with this existing condition. The need for a signal is unrelated to the Margraves tract, but becomes further necessary as the area continues to develop. Currently, Castlegate is a t-intersection and the addition, the proposed minor collector drive, will increase the delay at for the Castlegate approach if Greens Prairie Road is still two lanes or under construction Improvements for the Greens Prairie Road and Castlegate intersection are in the preliminary schematic design phase. It is our understanding that construction for these improvements may not begin as far out as 2022. Providing the subdivision connection, to Greens Prairie Road, ahead of these improvements would further exacerbate traffic issues along this thoroughfare/intersection. 5. A westbound left-turn from Greens Prairie Road onto the Margraves tract would be needed if Greens Prairie Road were to remain two lanes. This requirement would be met at approximately 75 homes according to AASHTO requirements. This left-turn may be difficult to accommodate during construction. GREENS PRAIRIE RESERVE Waiver Request Page - 4 Section 12-8.3.E.7.a – Culs-de-sac: Maximum length of a cul-de-sac of one thousand two hundred (1,200) feet in General Suburban and Restricted Suburban designations. Waiver Request: Proposed cul-de-sac to exceed the maximum block length of 1,200’. STREET NAME PROPOSED LENGTH EXCEEDS ORDINANCE BY: Cattail Cove Court 1571’ 371’ Waiver Explanation (Application Questions #1-#4): See explanations in “Street Projections” and “Block lengths” for additional information. Section 12-8.3.E.7.c – Culs-de-sac: Regardless of length, cul-de-sac shall have no more than thirty (30) lots. Waiver Request: Proposed cul-de-sac (Cattail Cove Ct.) to exceed the maximum lot total of thirty (30) with a total lot count of forty-five (45). Waiver Explanation (Application Questions #1-#4): A permanent fire access connection will be provided to Legendary Court which will comply with the IFC. See explanations in “Street Projections” and “Block lengths” for additional information. Section 12-8.3.G.2.c – Blocks: Maximum block length of one thousand two hundred (1,200) feet in General Suburban, Restricted Suburban, and Business Park designations. Waiver Request: Proposed streets to exceed the maximum block length of 1,200’. STREET NAME PROPOSED LENGTH EXCEEDS ORDINANCE BY: Greens Prairie Road (Diamondback to NE) 1492’ 292’ Harvest Moon Drive – Block 50 2442’ 1242’ Prickly Pear Pass – Block 13 1651’ 451’ Harvest Moon Drive – Block 11 1527’ 327’ Harvest Moon Drive – Block 10 1496’ 296’ Lofty Hill Trail – Block 31 & 34 2666’ 1466’ Diamondback Drive – Block 10 1388’ 188’ Diamondback Drive – Block 15 1343’ 143’ Diamondback Drive (Sudden Breeze to Arrington Road) 2912’ 1712’ Legendary Drive – Block 40 & 42 1588’ 388’ Legendary Drive – Block 15 1201’ 1’ Legendary Drive – Block 16 & 19 1945’ 745’ Crystal Ridge Court – Block One 1771’ 571’ Coral River Road – Block 24 1647’ 447’ Coral River Road – Block 39 1566’ 366’ Coral River Road – Block 23 1857’ 657’ Foxglove Court/Storyteller Court – Block 7 1396’ 196’ GREENS PRAIRIE RESERVE Waiver Request Page - 5 Waiver Explanation (Application Questions #1-#4): Block lengths are generally exceeded along the perimeter of the property or where natural drainage features (creeks, ponds, lake, detention facility) necessitate a greater block length. The proposed development has also been enhanced with nearly all residential lots backing-up to common area, trail system, or open/buffer space. The intent of the block lengths, in conjunction with the trail system, is to provide a distribution of natural amenities throughout the subdivision and provide outdoor living/privacy for each resident, while utilizing the natural features and terrain of the development. Section 12-8.3.J.2 – Access Ways: In Blockfaces over nine hundred (900) feet in length, an Access Way shall extend across the width of the block near the center of the block. Waiver Request: For the following blocks to exceed the specified blockface length for Access Ways are summarized below. BLOCK LOCATION BLOCK LENGTH EXCEEDS ORDINANCE BY: Diamondback Drive (Sudden Breeze to Arrington) 2912’ 2012’ Diamondback Drive – Block 16 936’ 36’ Diamondback Drive – Block 1 1033’ 133’ Diamondback Drive – Block 2 915’ 15’ Pearl River Court – Block 2 1165’ 265’ Lantana Way – Block 4 941’ 41’ Coral River Road – Block 38 1093’ 193’ Foxglove Court/Storyteller Court – Block 7 1396’ 496’ Goldenrod/Hickory Bark – Block 45 1085’ 185’ Legendary Drive – Block 40 & 42 1588’ 688’ Waiver Explanation (Application Questions #1-#4): An extensive system of trails, sidewalks and multi-use paths are being proposed throughout the subdivision. This network was specifically land planned to provide adequate connectivity at desirable locations sufficient to meet the needs of the neighborhood and also to provide community connectivity (i.e. linear park along Diamondback Drive). While providing adequate connectivity, locating the access ways at key locations will discourage mid-block crossings and increase safety for users. Full adherence to the access way block length requirement would require the crossing of existing natural features (i.e. drainage ways and lakes). These crossings present USACE impacts and should be avoided where possible. These locations mirror Waiver Explanations that are contained in the “Street Projection” request. Section 12-8.3.K.2(a) – Sidewalks: Sidewalks shall be required on both sides of all streets except as follows or as provided elsewhere in this UDO. Waiver Request: Sidewalks to be located on only one side of the street as illustrated on the Preliminary Plan. Waiver Explanation (Application Questions #1-#4): See Waiver Explanation for “Access Ways” above. GREENS PRAIRIE RESERVE Waiver Request Page - 6 Section 12-8.8.C.2(a) – Land Dedication: For a phased development the entire park shall be either platted concurrently with the plat of the first phase of the development or the developer may provide the City with financial security against the future dedication by providing a bond, irrevocable letter of credit, or other alternative financial guarantee such as a cash deposit in the amount equal to the number of acres park land required and in a form acceptable to the City. Waiver Request: Waiver for dedication of parkland by Section and Phase as development of the subdivision progresses. Waiver Explanation (Application Questions #1-#4): The following two (2) reasons are given for justification of this waiver request. (1) Per the Preliminary Plan “Parkland Dedication Phasing Summary” and “Section Prerequisites” Table, dedication of parkland will always be in an amount greater than the required amount (based on dwelling units). (2) The proposed parkland dedication is a “linear park” and located on either side of the minor collector (Diamondback Drive). The Preliminary Plan illustrates a close approximation of the final alignment of the minor collector. Complete dedication of the parkland would require full detailed engineering and development of the minor collector with the initial phase, which would make future minor modifications highly infeasible. Planning & Zoning Commission May 17. 2018 Scale Two Cemetery Sections on approximately 32 acres Location 3800 Raymond Stotzer Parkway, generally located near the intersection of Harvey Mitchell Parkway and Raymond Stotzer Parkway Applicant Joe Orr – Baseline Corp. Project Manager Lauren Hovde, AICP, Senior Planner lhovde@cstx.gov Project Overview The proposed replat adjusts section lines to accommodate for 44 square foot grave sites, in lieu of the current 40 square foot spaces, thus increasing the area of Section MCA-R. Preliminary Plan January 2008 Final Plat April 2008 May 2008 December 2010 December 2013 Parkland Dedication N/A Impact Fees N/A Traffic Impact Analysis N/A Compliant with Comprehensive Plan (including Master Plans) and Unified Development Ordinance Yes Compliant with Subdivision Regulations Yes Staff Recommendation Approval Supporting Materials 1. Vicinity, Small Area Map and Aerial 2. Application 3. Copy of Final Plat Final Plat for Memorial Cemetery of College Station Section MC2A-R and MC2X-R Being a Replat of Memorial Cemetery of College Station Section MC2A and MC2X FPCO2018-000005 FP2017-000024 Name of Project:COCS MEMORIAL CEMETERY SECT MC2a-R & MC2x-R Address:3800 RAYMOND STOTZER PKWY Legal Description:MEMORIAL CEMETERY OF COLLEGE STATION Applicant:: Property Owner:COLLEGE STATION CITY OF Joe Orr - Baseline Corp. Total Acreage:32.51 Requested waiver(s) to subdivision regulations and reason for same (if applicable): N/A Regarding the waiver request, explain how: There are special circumstances or conditions affecting the land involved such that strict application of the subdivision regulations will deprive the applicant of the reasonable use of his land. N/A Total No. of Lots:2 ROW Acreage:N/A Existing Use:municipal cemetery Floodplain Acreage:N/A Special Flood Hazard Area?No there are no Special Flood Hazard Areas on the property CITY OF COLLEGE STATION Planning & Development Services Department Final Plat Application Supporting Information Project No.:FPCO2018-000005 Page 1 of 2 The waiver is necessary for the preservation and enjoyment of a substantional property right of the applicant. N/A The granting of the waiver will not be detrimental to the public health, safety, or welfare, orinjurious to other property in the area, or to the City in administering subdivision regulations. N/A Fee in lieu of sidewalk construction is being requested because of the following condition (if applicable): N/A Requested Oversize Participation: N/A Detailed explanation of condition identified above: N/A Parkland Dedication due prior to filing the Final Plat, if applicable: No. of acres to be dedicated: No. of acres in detention: N/ANo. of acres in floodplain: N/A N/A No. of acres in greenways:N/A Parkland Development Fee:N/A Parks & Recreation Advisory Board approval date: N/A Page 2 of 2 Planning & Zoning Commission May 17, 2018 Scale 17 non-residential lots and one common area on approximately 8 acres. Location Western corner of the Barron Road and William D. Fitch Parkway intersection Applicant Schultz Engineering LLC Project Manager Lauren Hovde, AICP, Senior Planner lhovde@cstx.gov Project Overview The proposed final plat is intended to subdivide the single Suburban Commercial lot into 17 lots that will be connected through a common area used for circulation, parking, and landscaping. Preliminary Plan April 2017 Development Plat December 2016 Parkland Dedication Not required for non-residential development. Impact Fees Assessed at building permit for water, sewer, and roadway. Traffic Impact Analysis Approved as part of the September 2015 rezoning of the property from R Rural to SC Suburban Commercial Compliant with Comprehensive Plan (including Master Plans) and Unified Development Ordinance Yes Compliant with Subdivision Regulations Yes Staff Recommendation Approval Supporting Materials 1. Vicinity, Small Area Map and Aerial 2. Application 3. Copy of Final Plat Final Plat of CityView Southwest Subdivision Lots 1R & 2-17, Block 1 and Common Area 1 Being a Replat of CityView Southwest Subdivision Lot 1, Block 1 (FPCO2017-000005) Name of Project:CITYVIEW SOUTHWEST Address:N/A Legal Description:CITYVIEW SOUTHWEST, BLOCK 1, LOT 1, ACRES 7.91 Applicant:: Property Owner:CITYVIEW INVESTMENTS LLC SCHULTZ ENGINEERING LLC Total Acreage:7.91 Requested waiver(s) to subdivision regulations and reason for same (if applicable): N/A Regarding the waiver request, explain how: There are special circumstances or conditions affecting the land involved such that strict application of the subdivision regulations will deprive the applicant of the reasonable use of his land. N/A Total No. of Lots:17 ROW Acreage:N/A Existing Use:SC Floodplain Acreage:N/A Special Flood Hazard Area?No there are no Special Flood Hazard Areas on the property CITY OF COLLEGE STATION Planning & Development Services Department Final Plat Application Supporting Information Project No.:FPCO2017-000005 Page 1 of 2 The waiver is necessary for the preservation and enjoyment of a substantional property right of the applicant. N/A The granting of the waiver will not be detrimental to the public health, safety, or welfare, orinjurious to other property in the area, or to the City in administering subdivision regulations. N/A Fee in lieu of sidewalk construction is being requested because of the following condition (if applicable): N/A Requested Oversize Participation: N/A Detailed explanation of condition identified above: N/A Parkland Dedication due prior to filing the Final Plat, if applicable: No. of acres to be dedicated: No. of acres in detention: N/ANo. of acres in floodplain: N/A N/A No. of acres in greenways:N/A Parkland Development Fee:N/A Parks & Recreation Advisory Board approval date: N/A Page 2 of 2 WILLIAM D. FITCH PARKWAY STATE HIGHWAY 40 BARRON ROADJEANNE DRIVEW. S. PHILLIPS PARKWAY BLOCK 1 BLOCK 1 LOT 1R 0.26 AC. LOT 2 0.21 AC. LOT 3 0.21AC. LOT 4 0.21 AC. LOT 5 0.21 AC. LOT 6 0.21 AC. LOT 7 0.21 AC. LOT 8 0.21 AC. LOT 9 0.21AC. LOT 10 0.31 AC. LOT 11 0.37AC.LOT 12 0.34 AC. LOT 13 0.25 AC.LOT 14 0.37 AC. LOT 15 0.28 AC. LOT 16 0.29 AC. LOT 17 0.35 AC. 3.44 AC. COMMON AREA 1 TBPE NO. 12327 911 SOUTHWEST PKWY E. College Station, Texas 77840  (979) 764-3900 ENGINEER: FINAL PLAT OF CITYVIEW SOUTHWEST SUBDIVISION LOTS 1R & 2-17, BLOCK 1 - 4.47 ACRES COMMON AREA 1 - 3.44 ACRES BEING AREPLAT OF CITYVIEW SOUTHWEST SUBDIVISION LOT 1, BLOCK 1 VOLUME 13739, PAGE 154 ROBERT STEVENSON SURVEY, A-54 COLLEGE STATION, BRAZOS COUNTY, TEXAS SURVEYOR: Brad Kerr, RPLS No. 4502 Kerr Surveying, LLC 409 N. Texas Ave. Bryan, TX 77803 (979) 268-3195 SCALE 1'' = 50' MAY 2018 OWNER/DEVELOPER: Cityview Investments, LLC 12633 State Highway 30 College Station, Texas 77845 LEGEND LEGEND · · · REPLAT SHEET 1 OF 2 VICINITY MAP W I L L I A M D F I T C H P W W Y BARRON ROADNOT TO SCALE WILLIAM D. FITCH PARKWAY STATE HIGHWAY 40 BARRON ROADJEANNE DRIVEW. S. PHILLIPS PARKWAY BLOCK 1 LOT 1 WILLIAM D. FITCH PARKWAY STATE HIGHWAY 40 BARRON ROADJEANNE DRIVELOT 1R LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 15 LOT 16 LOT 17 COMMON AREA 1 TBPE NO. 12327 911 SOUTHWEST PKWY E. College Station, Texas 77840  (979) 764-3900 ENGINEER:SURVEYOR: Brad Kerr, RPLS No. 4502 Kerr Surveying, LLC 409 N. Texas Ave. Bryan, TX 77803 (979) 268-3195 SCALE 1'' = 50' MAY 2018 LEGEND SHEET 2 OF 2 OWNER/DEVELOPER: Cityview Investments, LLC 12633 State Highway 30 College Station, Texas 77845 LEGEND ORIGINAL PLAT 13769/154 EASEMENT DETAIL FINAL PLAT OF CITYVIEW SOUTHWEST SUBDIVISION LOTS 1R & 2-17, BLOCK 1 - 4.47 ACRES COMMON AREA 1 - 3.44 ACRES BEING AREPLAT OF CITYVIEW SOUTHWEST SUBDIVISION LOT 1, BLOCK 1 VOLUME 13739, PAGE 154 ROBERT STEVENSON SURVEY, A-54 COLLEGE STATION, BRAZOS COUNTY, TEXAS May 17, 2018 Regular Agenda Rezoning – Huntington at College Station To: Planning and Zoning Commission From: Alaina Helton, Senior Planner, Planning & Development Services Agenda Caption: Public hearing, presentation, possible action, and discussion regarding an ordinance amending Appendix “A”, “Unified Development Ordinance,” Section 4.2, “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from R Rural to PDD Planned Development District on approximately 7 acres generally located along the south side of Lakeway Drive, approximately 130 feet east of Medical Avenue. Case #REZ2018-000004 (Note: Final action of this item will be considered at the June 14th City Council Meeting- Subject to change.) Recommendation: Staff recommends approval of the PDD Planned Development District zoning request and associated Concept Plan. Summary: This request is to rezone 7 acres located along the south side of Lakeway Drive, approximately 130 feet east of Medical Avenue, from R Rural to PDD Planned Development District with a base zoning of MF Multi-Family for the use of a Senior Housing Development. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The subject property is located within the Medical District Master Plan, which aims to support the City’s goal of designating a special district that will establish identity, promote continuity, and invite significant new investment to fulfill the demand for medical and health care related uses in the emerging medical district and in the City of College Station. The subject property is designated as Medical Use and Natural Areas Reserved on the Comprehensive Plan Future Land Use and Character Map. Medical Use is further identified in the Medical District Master Plan as a pedestrian-friendly area intended to provide a concentration of medical-related uses. Uses include all medical services, rehabilitation, sports medicine, psychiatric, laboratories, pharmacies, senior housing, assisted living, hotels, and education. Natural Areas Reserved is defined in the Comprehensive Plan as a future land use designation that is generally for areas that represent a constraint to development and that should be preserved for their natural function or open space qualities. These areas include floodplains and riparian buffers, as well as recreation facilities. The proposed PDD Planned Development District zoning uses a base zoning district of MF Multi-Family and proposes 120 age-restricted Senior Housing units. The Concept Plan associated with the PDD also provides a 10-foot Multi-Use Path along the perimeter of the property as identified on the Bicycle, Pedestrian and Greenways Master Plan, located along the area which is also identified as Natural Area Reserved. The rezoning request is consistent with the Comprehensive Plan Future Land Use and Character Map and the Medical District Plan. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: Property immediately to the west is zoned PDD Planned Development District and is undeveloped, with Scott and White Hospital located farther west across Lakeway Drive. Property to the north across Lakeway Drive is zoned O Office and PDD Planned Development District and is undeveloped. Property to the east and south is zoned Rural and is currently undeveloped. The adjacent properties that are zoned PDD Planned Development provide for uses and development that are in line with the Medical District Plan. This rezoning is compatible with continued medical development in the area. 3. Suitability of the property affected by the amendment for uses permitted by the districts that would be made applicable by the proposed amendment: The proposed PDD uses a base zoning district of MF Multi-Family and limits the use to 120 age-restricted Senior Housing units. Located in close proximity to the Scott and White Hospital and other medical services, major thoroughfares, as well as nearby retail and commercial services to the west across Highway 6, the property is suitable for a Senior Housing Development. 4. Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The property can be marketed under the current R Rural zoning which allows for 2- acre single-family uses. However, with proximity to multiple nearby medical facilities, the proposed Senior Housing concept would allow for a more intense level of development. 5. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: There is an existing 12-inch waterline along the east side of Lakeway Drive. An off-site 48-inch sanitary sewer trunk line, which will provide capacity for this area, is currently under construction. The applicant has acknowledged that their development is dependent on the availability of this infrastructure and limited by the timing of construction. With site development, an additional sanitary sewer main will need to be constructed downstream from the proposed terminus of trunk line to the southeast through the subject property. Stormwater from the site generally discharges to the east within the Lick Creek Drainage Basin. Detention may be required in this area and will be further evaluated with the site plan. Drainage and other public infrastructure required with site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. The subject tract has limited frontage to Lakeway Drive, which is currently being extended by the City as a 2-lane Major Collector with a two-way center turn lane in this area. It then widens to a future 4-lane boulevard section with on-street parking in the proposed Midtown on Lakeway/Medical District Town Center area to the east. With platting of the property, the proposed development will extend a Minor Collector/Commercial Street into the tract that will eventually connect to a planned roadway in the Midtown on Lakeway development. The proposed use generates minimal traffic so a Traffic Impact Analysis (TIA) was not required. REVIEW OF CONCEPT PLAN The Concept Plan provides an illustration of the general layout of the proposed land uses as well as access points external and internal to the property. In proposing a PDD, an applicant may also request variations to the general platting and site development standards provided that those variations are outweighed by demonstrated community benefits of the proposed development. The Unified Development Ordinance provides the following review criteria as the basis for reviewing PDD Concept Plans: 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. General: The project will help to further the Medical District Plan by addressing one of the key themes of the plan, which is the need for additional senior housing and senior care facilities. The PDD proposes 120 age-restricted Senior Housing units, with a proposed density of 17 dwelling units per acre. According to the Limited Parking Study submitted, the development is projected to comprise of sixty percent (60%) 1-Bedroom and forty percent (40%) 2-Bedroom units. The building will be three stories and have a maximum height of 46 feet. This development will provide vehicular access to Lakeway Drive through the construction of a new public street as shown on the Concept Plan, as well as a 10-foot Multi-Use Path along the perimeter of the development that will connect into the existing sidewalk along Lakeway Drive. Meritorious Modification Requested: Parking Ratio: Parking Demand-Reduction from 1.5 spaces / Bedroom for 1 Bedroom Units and 1.0 spaces / Bedroom for 2+ Bedroom Units to 1.20 spaces / Dwelling Unit (per Limited Parking Study attached). Community Benefits: The applicant offers the following as community benefits:  Further the Medical District Master Plan by providing new Senior Housing. The minimum occupancy age will be sixty-two (62).  Traditional Central Texas landscaping and planting will be incorporated into the site that will include a Texas vernacular utilizing native and adaptive plants.  A 10-foot Multi-Use Path will be provided along the west and southern boundary of the development as depicted on the Concept Plan.  Newly planted, or existing, shade trees will be provided along the Multi-Use Path. If fencing is provided along the perimeter of the development, open ornamental fencing with pedestrian access gates will be provided along the Multi-Use Path. STAFF RECOMMENDATION Staff recommends approval of the PDD Planned Development District zoning request and associated Concept Plan. Attachments: 1. Background Information 2. Vicinity, Aerial & Small Area Map 3. Application 4. Rezoning Map 5. Zoning Exhibit 6. Concept Plan 7. Zoning Narrative 8. Limited Parking Study NOTIFICATIONS Advertised Commission Hearing Date: May 17, 2018 Advertised Council Hearing Date: June 14, 2018 The following neighborhood organizations that are registered with the City of College Station’s Neighborhood Services have received a courtesy letter of notification of this public hearing: None Property owner notices mailed: Seven (7) Contacts in support: None Contacts in opposition: None Inquiry contacts: One at the time of staff report. ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Medical Use & Urban Mixed-Use O Office & PDD Planned Development District Rural & Agricultural South Natural Area Reserved R Rural Undeveloped East General Commercial R Rural & PDD Planned Development District Undeveloped West Natural Areas Reserved & Medical Use PDD Planned Development District Undeveloped DEVELOPMENT HISTORY Annexation: 1983 Zoning: Rural upon Annexation Final Plat: Property is not platted Site development: Property is not developed HUNTINGTON AT COLLEGE STATION (REZ2018-000004) ; Total Acreage:7.077 Existing Zoning:R Date Deeded to Owner:December 19, 1997 Proposed Zoning:PDD Deed Recording:Volume 3007, Page 341 Present Use:Vacant PAC Meeting Date:2/7/2018 12:00:00 AM Proposed Use: [P58_PROPOSEDUSE Additional Properties: AREA CONDITIONS In the past 5 years this area has developed into a medical area along with complementary uses. Rural is no longer an applicable use. COMPATIBILITY Conforms with the Land Use Plan. COMPREHENSIVE PLAN Conforms with the Land Use Plan. REZONING SUITABILITY Extension of public infrastructure and adjacent development and a need for affordable housing. APPLICANT:RME Consulting Engineers OWNER: APPLICANT:RME Consulting Engineers OWNER: CURRENT SUITABILITY Same as "Rezoning Suitability". PROPERTY MARKETABILITY Same as "Rezoning Suitability". OTHER REASONS None. BUILDING HEIGHTS Two & three story single structure PROPOSED DRAINAGE Pre- and post-development runoff will discharge to Lick Creek. Detention will be provided per the Watershed Timing Analysis. VARIATIONS SOUGHT Reduction in parking to mirror standard Senior Housing developments. COMMUNITY BENEFITS Affordable housing. SUSTAINED STABILITY Senior living is a natural fit with the Medical District and neighboring existing developments. CONFORMITY The PDD zoning will be adjusted to meet the general intent of the Scott & White PDD zoning ordinance. COMPATIBILITY WITH USE The proposed concept plan integrates key features of the Comprehensive Trail Plan, Land Use Plan, and does not encroach the 100-year floodplain. ACCESS TO STREETS This development will front Lakeway Drive or a proposed commercial street extension. PUBLIC IMPROVEMENTS Sufficient water and sanitary sewer can be extended to the property to accommodate the development. PUBLIC HEALTH No adverse impacts foreseen. SAFETY No adverse impacts foreseen. P.O. Box 9253 College Station, TX 77842 Off: (979) 764-0704 PDD Zoning Request2 Page - 1 PDD ZONING GENERAL: The Concept Plan proposes an age-restricted senior housing development with a Base Zoning of MF and additional development standards to further the Medical District Master Plan. MERITORIOUS MODIFICATIONS: Parking Ratio: Parking Demand-Reduction to 1.20 spaces / Dwelling Unit (per Limited Parking Study) COMMUNITY BENEFITS: The applicant offers the following Community Benefits:  Furthers the Medical District Master Plan by providing affordable Senior Housing. Minimum occupancy age will be sixty-two (62).  Traditional Central Texas landscaping and planting will be incorporated into the site.  A 10-foot Multi-Use Path will be provided along the west and southern boundary of the development as depicted on the Concept Plan.  Newly planted, or existing, shade trees will be provided along the Multi-Use Path. If fencing is provided along the perimeter of the development, open ornamental fencing with pedestrian access gates will be provided along the Multi-Use Path. DEVELOPMENT STANDARDS:  Base Zoning: Multi-Family (MF)  Permitted Uses: Land Use will be limited to Age-Restricted Multi-Family (Senior Housing)  Building Height: Three-story structure with a maximum height of 46’0”  Bedroom Range: o ~60% 1-Bedrooms (72 beds) o ~40% 2-Bedrooms (96 beds) o Total Dwelling Units = 120 o Proposed Density = 120 Units/7.077 acres = 17 D.U./acre P.O. Box 9253 College Station, TX 77842 Off: (979) 764-0704 CD1-325-0661-L04 Page - 1 April 13, 2018 City of College Station Planning & Development Services 1101 Texas Avenue South College, Station, 77840 RE: Huntington – Limited Parking Study Lakeway Drive (Future Midtown Loop) – College Station, TX RME No. 325-0661 To Whom It May Concern: The following “Limited Parking Study” has been provided for the above referenced project. The purpose of this Study is to ascertain a reasonably demand-based parking reduction since the current CoCS UDO does not have a specific parking requirement for “Senior Living” multi-family developments. To accomplish this, the following steps have been taken: 1) Compilation of general research and information for standard parking demands within a Senior Living community 2) Investigation of current parking requirements from the City of College Station (CoCS) and other municipalities 3) Based on the findings of Steps #1 & #2, quantify the parking demands for the Huntington at College Station 4) Provide a comparison of the quantified/proposed parking demand to other existing/comparable Senior Living facilities Throughout this Study the following information will be utilized to analyze and make comparisons for Huntington at College Station. In general, facilities will be selected that are similar in nature/type for evaluation and calculation purposes.  For this project, Senior Living will be per TDHCA requirements with a minimum occupancy age of sixty-two (62)  Huntington at CS is expected to be a 120 Dwelling Unit (DU) facility with the following approximate bed ratios: o 60% - 1 bedroom units (72) o 40% - 2 bedroom units (48) o Estimated Total Bed Count = 168  Peak staffing hours will be between 8 AM and 6 PM with an estimated 5 employees  No “nursing beds” will be provided at this facility P.O. Box 9253 College Station, TX 77842 Off: (979) 764-0704 CD1-325-0661-L04 Page - 2 STEP #1 – GENERAL PARKING DEMAND INFORAMTION for SENIOR LIVING:  Institute of Transportation Engineers – 66th Annual Meeting: Senior Housing Trip Generation & Parking Demand Characteristics (presented by Stephen B. Corcoran, PE): o The study illustrated that peak parking demand rates varied between 0.214 and 0.579 vehicles per unit/bed with a weighted average rate of 0.404 vehicles per bed. Employee, resident, and visitor parking is included. This rate is one third to one half the parking rate of other residential uses o Mother’s Day is the highest parking day of the year, with many facilities short of spaces for that one day o It was observed that sites with higher parking rates generally had more nursing beds. This project will not be providing nursing beds  Comparable Parking Ratios per the ITE Parking Manual: o Low/Mid-Rise Apartments (Land Use Code 221) = 1.21 o High-Rise Apartments (Land Use Code 222) = 0.88 o Residential Condominium (Land Use Code 230) = 1.11 STEP #2 – CITY ORDINANCES: Some cities provide a specific off-street parking requirement (space per bed or dwelling unit) for Senior Living. Findings do have some variation, but this is to be expected as there are some variables that affect parking demand (i.e. limit of age restrictions, with or without nursing facilities, etc…). Below is a short list of other City’s requirements. MUNICIPALITY PARKING REQUIREMENT CONDITION City of Tyler, Texas 0.5 Space / 1-Bedroom Unit + 5% of Total Required 1.0 Space / 2-Bedroom Unit + 5% of Total Required 1.5 Space / +2-Bedroom Unit + 5% of Total Required City of Houston, TX 0.75 Space / Dwelling Unit w/Kitchen Facilities + 1 space per employee (largest shift) City of Dallas, TX 1.0 Space / Dwelling Unit or Suite City of College Station, TX(1) 1.5 Space / 1-Bedroom Unit 1.0 Space / 2 & 2+ Bedroom Unit (1) CoCS UDO parking requirements for standard Multi-family developments; STEP #3 – ANALYSIS OF PARKING DEMAND Utilizing the above information in Steps #1 and #2 and the assumed development conditions for this project (i.e bed count and type), the applicable parking requirements were appropriately assigned to the Huntington at College Station project. This information is quantified as follows: P.O. Box 9253 College Station, TX 77842 Off: (979) 764-0704 CD1-325-0661-L04 Page - 3 APPLICABLE CODE CALCULATED PARKING SPACES ITE Study 68 City of Tyler 89 City of Houston 95 City of Dallas 120 City of College Station(1) 204 (1) Not included in below calculations. Solely used for comparison purposes. Per this analysis, the average parking space requirement for this project would be 93 spaces. This equates to a parking ratio of either 0.78 space/Dwelling Unit or 0.55 space/Bed. STEP #4 – EXISTING SIMILAR DEVELOPMENTS: The following developments are existing Senior Living multi-family developments. These projects are similar in nature with the proposed project (in terms of operations, age restrictions, none or nominal nursing bed counts, etc…) with no known parking issues. FACILITY NAME # of DWELLING UNITS PARKING COUNT PARKING RATIO (Space : DU) Huntington at Sienna Plantation – Missouri City, TX 132 184 1.41 Huntington at Missouri City – Missouri City, TX 171 171 1.42 The Ranch at Sienna Plantation – Missouri City, TX 217 217 1.44 The Huntington Senior Community – Buda, TX 120 150 1.25 Huntington at Brownsville – Brownsville, TX 132 132 1.26 Gardens at Sienna – Beaumont, TX 120 180 1.50 Huntington at Lake Jackson – Lake Jackson, TX 96 144 1.50 Sagetree Terrace – Houston, TX 65 65 1.00 Darson Marie Terrace – San Antonio, TX 57 60 1.06 Per the above information, these existing developments have an average parking ratio of 1.32 spaces per Dwelling Unit. P.O. Box 9253 College Station, TX 77842 Off: (979) 764-0704 CD1-325-0661-L04 Page - 4 RECOMMENDATION: It is recommended that Huntington at College Station provide a parking ratio of 1.20 spaces per Dwelling Unit. This ratio would result in a minimum total parking count of 144 spaces which would provide sufficient parking for residents, visitors, and staff during peak usage hours/days. Rabon A. Metcalf, P.E. No. 88583 Texas Firm Registration No. F-4695 rabon@rmengineer.com MEMORANDUM May 17, 2018 TO: Members of the Planning & Zoning Commission FROM: Rachel Lazo, Staff Planner SUBJECT: UDO Amendment – Non-Residential Landscaping & Buffer Requirements Item: Public hearing, presentation, possible action, and discussion regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Article 7, “General Development Standards”, Section 7.6, “Landscaping and Tree Protection”, and Section 7.7, “Buffer Requirements”. Background: As part of the 2017 Plan of Work, the City Council and Planning and Zoning Commission directed staff to review current city landscaping requirements, including streetscaping and buffer standards, and the water usage needed to maintain current landscaping requirements. Staff was also encouraged to explore options for water-conserving landscaping. A summary of the work to date is provided below:  August 30, 2017, Staff received feedback from stakeholders in the development community, neighborhood associations, and the general public on this item through two public meetings held in a “come and go” format.  September 21, 2017, Planning and Zoning Commission heard the results of this meeting and endorsed staff’s general recommendations at the time.  December 15, 2017, Staff presented additional proposals to the Commission, and received direction on final recommendations.  January 11, 2018, Staff presented the P&Z Commission recommendations to City Council for discussion. Council directed Staff to move forward with all proposed amendments as recommended, which are outlined below. Summary of Changes  Encouraging drought tolerant irrigation by increasing the point credit from 10 percent to 20 percent for water-conserving irrigation systems.  Providing an extra 50 percent increase in landscaping points for Texas native plants.  Incentivizing the retention of older/larger trees by doubling the point values for each protected tree.  Creating administrative flexibility to waive buffer requirements adjacent to residential common area, and exempting buffers adjacent to FEMA 100-year floodplain.  Removing the double landscape point requirements for building plots over 10 acres.  Removing the heightened 2.5-inch caliper tree requirement for building plots over 15 acres and allow these sites to meet the 2-inch caliper tree requirement of other sites.  Providing water conserving landscaping options, such as xeriscaping in lieu of sod.  Requiring buffer by developed/proposed use instead of by zoning district. This item is currently scheduled to be heard by City Council on Thursday, June 14th, 2018. Attachments: 1. UDO Section 7.6 – Redlined 2. UDO Section 7.7 – Redlined Sec. 7.6. - Landscaping and Tree Protection. A. Purpose and Intent. The purpose and intent of this Section is to regulate the manner in which land in the City is used and developed, to minimize adverse effects on surrounding property owners or the general public, and ensure that high quality development is maintained throughout the community. For the purpose of landscaping, College Station, Texas falls within Zone 8 of the United States Department of Agriculture (USDA) Hardiness Zone Map. Also, dwarf plants will not be allowed in required screening or buffer areas. B. Application of Section. The landscaping requirements of this Section apply to all land located in the City of College Station proposed for site development with the exception of those zoned NG-1, NG-2, and NG-3. The requirements also do not apply to single-family, duplex, townhouse, or mixed use developments in the MU district, except as follows: 1. The requirements of this Section have limited application to properties developed for duplexes, as follows: a. A minimum of two hundred (200) points of landscaping as calculated in this Section shall be provided for each new duplex unit; b. Where parking is provided in the front yard, an eight-foot landscaped setback shall be required between the property line and the nearest side of the parking pad. This eight-foot setback area must be landscaped and contain a three-foot high screen consisting of a continuous berm, hedge, or wall. In addition, an eight-foot landscaped setback shall be required between the dwelling unit and the nearest side of the parking pad; and c. The maintenance and completion requirements of this Section also apply to duplex uses. Every development must employ an irrigation system. All new plantings must be irrigated. An irrigation system shall be designed so that it does not negatively impact existing trees and natural areas. Soaker hose and drip irrigation system designs may be permitted as the Administrator deems appropriate. 2. The requirements of this Section have limited application to properties developed for single- family and townhouse uses, as follows: a. A minimum of two (2) trees of at least two (2) inches in caliper or one (1) tree of four-inch caliper shall be planted on each lot with every new single-family home. b. For townhouse developments, the Administrator may allow the required trees to be dispersed throughout the development, including common areas. c. The landscaping requirements of this Section shall apply to manufactured home parks, but not to individual manufactured homes on separate lots. 3. The requirements of this Section have limited application to properties developed in the MU Mixed-Use district, as follows: a. Within fifty (50) feet of the property line along the street, and located between the structure and the public right-of-way, street, or public way, one (1) canopy tree for every twenty-five (25) linear feet of frontage shall be installed. One (1) existing tree (minimum four-inch caliper) may be substituted for a new tree. b. Canopy trees must be selected from the College Station Streetscape Plant List and may be grouped as desired so long as the canopy trees are reasonable dispersed across each public right-of-way, street, or public way frontage. c. Parking areas adjacent to a right-of-way shall be screened from the right-of-way. Screening is required along one hundred (100) percent of the street frontage (such as ten (10) shrubs for every thirty (30) linear feet of frontage), with the exception of areas within the visibility triangle. Screening may be accomplished using plantings, berms, structural elements, or combinations thereof, and must be a minimum of three (3) feet above the parking lot pavement elevation. Walls and planting strips shall be located at least two (2) feet from any parking area. Where the street and the adjacent site are at different elevations, the Administrator may alter the height of the screening to ensure adequate screening. Fifty (50) percent of all shrubs used for screening shall be evergreen. d. One hundred (100) percent coverage of groundcover, decorative paving, decorative rock, or a perennial grass is required in parking lot islands, swales and drainage areas, and the parking lot setback unless otherwise landscaped or existing plants are preserved. One hundred (100) percent coverage of groundcover or perennial grass is also required in all unpaved portions of street or highway right-of-way or on adjacent property that has been disturbed during construction. If grass is to be used for groundcover, one hundred (100) percent live grass groundcover is required whether by solid sod overlay or pre-planting and successful takeover of grasses. No point value shall be awarded for ground cover. e. All new plantings must be irrigated. An irrigation system shall be designed so that it does not negatively impact existing trees and natural areas. Soaker hose and drip irrigation system designs may be permitted as the Administrator deems appropriate. 4. All landscaping/streetscaping requirements under this Section shall run with the land once the development has begun and shall apply against any owner or subsequent owner. 5. The landscaping requirements of this Section apply to all unsubdivided property, improved subdivided lots and to other improved lands where buildings or structures are being added or replaced within the City. 6. Each phase of a multi-phase project shall comply with this Section. 7. All plantings must be in accordance with the College Station Plant List, or as deemed appropriate by the USDA for Zone 8 in their Hardiness Zone Map. The plant list is approved and amended as needed by the Administrator. C. Landscaping Point Requirements. 1. The landscaping point requirements for a site is determined by the combined point total of Site Area and Streetscape subtotals. 2. Site Area Points. a. Minimum thirty (30) landscape points per one thousand (1,000) square feet of site area. For sites subject to the Non-Residential Architectural Standards of this UDO, the minimum points are increased to sixty (60) points per one thousand (1,000) square feet if the development or building plot exceeds of ten (10) acres or if a development or building plot in excess of ten (10) acres does not utilize berms to screen parking areas; b. The minimum total number of points for any development is eight hundred (800) points; c. Undeveloped floodplains may be removed from site size calculations; in such case, existing trees within that floodplain shall not be claimed for points; and d. Projects may be phased with the phase lines being drawn twenty (20) feet beyond any new site amenity. The portion left for subsequent phases shall be of developable size and quality. 3. Streetscape Points. a. Six (6) additional landscape points shall be required for every one (1) linear foot of frontage on a right-of-way or public way; and b. Driveway openings, visibility triangles, and other traffic control areas may be subtracted from total streetscape frontage. 4. Point Credits. The following point credits will apply to the total landscaping point requirement, so long as with the total reduction does not cause the development to exceed have a point total lower than the minimum 800 point requirement: a. A ten (10) twenty (20) percent point credit will be awarded where the irrigation system employed is a recognized water-conserving system as defined in the Site Design Standards, or utilizes a commercial soil moisture meter. b. A ten (10) percent point credit will be awarded if twenty-five (25) percent or more of parking area consists of enhanced paving. c. A ten (10) percent point credit will be awarded for every one (1) percent of site area devoted to special facilities including water features, public art, or other public features determined by the Administrator. d. A ten (10) percent point credit will be awarded for landscape plans that are prepared by a landscape architect registered in Texas, an International Society of Arboriculture (ISA) certified arborist or other professional as deemed appropriate by the Administrator. e. A ten (10) percent point credit will be awarded where berms are utilized for parking screening. 5. Point Values. a. Point values will be awarded for any type of canopy tree, non-canopy tree, or shrub, except for those listed on the Non-Point Tree List as prepared by the Administrator. No point value shall be awarded for ground cover. For the purpose of this Section, Texas Native, as referenced in the College Station Site Design Standards, shall be considered those notated as both native to Texas and recommended by the Texas Forest Service for Brazos County. b. All caliper measurements shall be twelve (12) inches above grade. The minimum caliper for non-canopy trees are measured on a single cane of a multi-trunk tree. c. Landscaping points are accrued as follows: Plant Material Point Values Plant Material Points Accrued (per Plant) Installed Size Caliper (Inches) New Plantings Canopy Tree 75 1.5 to 2 150 2.1 to 3.4 300 3.5 and larger Texas Native 110 1.5 to 2 Canopy Tree 225 2.1 to 3.4 450 3.5 and larger Non-Canopy Tree 40 1.25 and larger Shrubs 10 Min. 5 gallon Shrubs, not for screening 1 Min. 1 gallon Existing Trees with no Barricade Protection Area Canopy Tree 40 4 to 14.5 Non-Canopy Tree 35 2 and larger Existing Trees Within Barricade Protection Area Canopy Tree 400 800 Between 4 and 8 500 1000 8 and larger Non-Canopy Tree 150 300 Between 2 and 4 200 400 4 and larger d. To receive landscape points for existing trees, all existing trees must be in good form and condition and reasonably free of damage by insects and/or disease. e. To receive additional points for barricaded trees, such trees must be barricaded to the dripline of the tree. A barricade detail must be provided on the landscape plan. Barricades must be in place prior to any activity on the property including, but not limited to, grading. If the required barricades are not in place prior to any activity and maintained during construction, barricaded points will be forfeited. f. No points shall be awarded for existing Post Oak trees. D. Planting and Screening Requirements . 1. General Requirements . a. Every project must expend a minimum of fifty (50) percent of its point total on canopy trees. b. For sites subject to the Non-Residential Architectural Standards of this UDO, canopy trees in a site or as part of a building plot in excess of ten (10) acres shall have a minimum allowable tree caliper of at least two (2) inches. Canopy trees in a site or as part of a building plot in excess of fifteen (15) acres shall have an increased minimum allowable tree caliper of at least two and one-half (2.5) inches. cb. Landscaping must be reasonably dispersed throughout all visible areas of the site. dc. One hundred (100) percent coverage of groundcover, decorative paving, decorative rock, or a perennial grass is required in parking lot islands, swales and drainage areas, and the parking lot setback unless otherwise landscaped or existing plants are preserved. When decorative rock is used, it shall be designed such that it will not migrate into sidewalks or other paved areas. One hundred (100) percent coverage of groundcover or perennial grass is also required in all unpaved portions of street or highway right-of-way or on adjacent property that has been disturbed during construction. If grass is to be used for groundcover, one hundred (100) percent live grass groundcover is required whether by solid sod overlay or pre-planting and successful takeover of grasses. ed. All landscape materials shall be installed in accordance with the current planting procedures established by the most recent addition of The American Standard for Nursery Stock, as published by the American Association of Nurserymen. fe. For existing plantings, the Administrator may require a health appraisal if the applicant wishes to receive point credits. gf. All new plantings must be irrigated. An irrigation system shall be designed so that it does not negatively impact existing trees and natural areas. Soaker hose and drip irrigation system designs may be permitted as the Administrator deems appropriate. 2. Streetscape . a. Within fifty (50) feet of the property line along all major arterials, freeways, and expressways as designated on the Thoroughfare Plan, one (1) canopy tree for every twenty-five (25) linear feet of frontage shall be installed; b. Within fifty (50) feet of the property line along all other roadways including public ways, one (1) canopy tree for every thirty-two (32) feet of frontage shall be installed; c. Fractional amounts shall be increased to the nearest whole number; d. Two (2) non-canopy trees may be substituted for one (1) canopy tree; e. Trees used to meet the requirement along one (1) streetscape frontage shall not be counted toward another frontage; f. Canopy and non-canopy trees must be selected from the Administrator's Streetscape Plant List and may be grouped as desired so long as the trees are reasonably dispersed across each frontage; and g. One (1) existing tree (minimum four-inch caliper) may be substituted for a new tree. Existing trees must be of acceptable health, as determined by the Administrator. 3. Additional Landscaping along Large Building Façades . This subsection applies to sites subject to the Non-Residential Architectural Standards of this UDO: a. Sites with building façades that face a public right-of-way or public way and that exceed two hundred (200) feet in length shall place landscaping between the façade and roadway; b. One (1) canopy tree is required for every forty (40) feet of façade length. Fractional amounts shall be increased to the nearest whole number; c. The trees shall be placed within fifty (50) feet of the building facade; d. Two (2) non-canopy trees may be substituted for one (1) canopy tree; and e. Trees counting toward Streetscape planting requirements may also count toward the Additional Landscaping along Large Building Façades requirement. 4. Parking Screening . a. Parking areas adjacent to a right-of-way or public way shall be screened from the right-of- way or public way. b. Screening may be accomplished using plantings, berms, structural elements, or combinations thereof as described below, and must be a minimum of three (3) feet above the parking lot pavement elevation. c. Walls and planting strips shall be located at least two (2) feet from any parking area. d. Where the street and the adjacent site are at different elevations, the Administrator may alter the height of the screening to ensure adequate screening. e. A minimum fifty (50) percent of all shrubs used for screening shall be evergreen. f. The following options are allowed as parking lot screening methods: i. A solid hedgerow (such as ten (10) shrubs for every thirty (30) linear feet of frontage) to screen the parking to a height of three (3) feet. The screening must be a minimum of twenty-four (24) inches at planting and reach thirty-six (36) inches within one (1) calendar year of planting, and such method is certified to meet these requirements by a registered Landscape Architect, landscape designer, or landscape contractor; ii. Berms with a minimum height of three (3) feet as measured from the parking lot pavement, and a maximum slope of 1:3. Berms may be designed around trees that are barricaded for tree preservation. Where there will be gaps in berm screening for the preservation of existing trees, other screening methods shall be used to meet the minimum three-foot screening requirement; or iii. Half-berms with a minimum height of three (3) feet as measured from the parking lot pavement, and a maximum allowable slope of 1:3. Retaining walls shall be designed to face the parking lot and sidewalks located between the retaining wall and right-of- way or public way may not be closer than three (3) feet to the top of a retaining wall. g. For redeveloping sites maintaining existing parking lot perimeters, the Administrator may authorize the use of masonry walls, or lower the minimum berm height to a height that may be safely maintained in the existing parking setback when additional parking lot screening is provided. The cumulative height of plant material and berm shall be a minimum of three (3) feet. h. Variations to the requirements of this section may be approved if the landscape/streetscape plan is sealed by a registered Landscape Architect and approved by the Administrator. Such plans must show reasonable evidence that the requirements, as set forth in this section were used as a guide. 5. Detention Ponds . Detention ponds shall be integrated into the overall landscaping theme and design of the site as described in Section 7.9.B. Detention Pond Aesthetic Design. E. Landscape/Streetscape Plan Requirements. When a Landscape/Streetscape Plan is required, the landscape/streetscape plan shall contain the following: 1. The location of existing property lines and dimensions of the tract; 2. A north arrow and scale; 3. Topographic information and final grading adequate to identify and properly specify planting for areas needing slope protection; 4. Location and dimensions of existing and proposed structures, parking lots and drives, sidewalks, refuse disposal areas, fences, and other features as determined necessary by the Administrator; 5. Location, size, spread, type, and quantity of all proposed landscaping and screening materials, along with common and botanical names; 6. The location of existing and proposed utilities and all easements on or adjacent to the lot; 7. An indication of adjacent land uses, existing development and roadways; 8. An irrigation system plan or a general note indicating that an irrigation system to service all new plantings will be installed by a certified installer before a certificate of occupancy will be issued; and 9. Landscape Information. a. Landscape points required for site and calculations shown in the landscape legend. b. A legend showing the size, type (canopy, non-canopy, shrub) and points claimed for proposed landscaping. c. Location of landscape plants on plan identified by a symbol defined in a landscape legend (see sample legend below). 10. Streetscape Information. a. Streetscape points required for site and calculations shown. b. A table showing the scientific and common plant names, size, type (canopy, non-canopy, and shrub), and points claimed for proposed streetscaping. c. Location of streetscape plants on plan identified by a symbol defined in a landscape legend (see sample legend above). 11. The location and diameter of protected existing trees claimed for either landscape or streetscape requirements, and an indication of how the applicant plans to barricade the existing trees from damage during construction. Barricading shall be subject to the following requirements: a. Prior to land development or redevelopment, or any construction thereof, the developer shall clearly mark all qualifying and significant trees to be preserved; b. The developer shall erect a fence around each tree or group of trees to prohibit the placement of debris or fill, or the parking of vehicles within the drip line of any qualifying or significant tree; c. During construction, the developer shall prohibit the cleaning of equipment or materials within the drip line of any tree or group of trees that are protected and required to remain. The developer shall not allow to dispose of any waste material such as, but not limited to, paint, oil, solvents, asphalt, concrete, mortar, or other harmful liquids or materials within the drip line of any tree or groups of trees that are required to remain; d. No attachments or wires of any kind shall be attached to any tree, except those used to stabilize or protect such tree; e. With grade changes in excess of six (6) inches, a retaining wall or tree well of rock or brick shall be constructed around the tree not closer than one-half (½) the distance between the trunk and the drip line. The mid-point of the retaining wall shall be constructed at the new grade. Grade changes greater than one (1) inch may not be made without the prior approval of the Administrator; and, f. All vegetation must be planted in accordance with the visibility triangle referenced in Section 7.2.C, Visibility at Intersections in all Districts. F. Maintenance and Changes. 1. Landscaping/Streetscaping shall be maintained and preserved in accordance with the approved Landscape/Streetscape Plan. Replacement of landscaping/streetscaping must occur within forty-five (45) days of notification by the Administrator. Replacement material must be of similar character and the same or higher point total as the dead or removed landscaping. Failure to replace dead or removed landscaping, as required by the Administrator, shall constitute a violation of this Section of the UDO for which the penalty provision may be invoked. 2. Landscaping/Streetscaping Changes to Existing Sites. a. If changes constituting twenty-five (25) percent or more of the number of canopy and non- canopy trees are proposed, a revised Landscape/Streetscape Plan must be submitted for approval and is required to comply with this Section. Planting must occur pursuant to this approved landscape/streetscape plan within forty-five (45) days. b. Revised Landscape/Streetscape Plans shall meet the requirements of the ordinance in effect at the time of the revised Landscape/Streetscape Plan submittal. c. The replacement of existing canopy and non-canopy trees must be replaced caliper for caliper, or as determined by the Administrator. G. Completion and Extension. The Administrator shall review all landscaping for completion in compliance with this Section and the approved Landscape/Streetscape Plan. Landscaping/streetscaping shall be completed in compliance with the approved plan before a Certificate of Occupancy will be issued. However, the applicant may receive an extension of four (4) months from the date of the Certificate of Occupancy upon the approval of an application for extension with a bond or letter of credit in the amount of one hundred fifty (150) percent of the landscape/streetscape bid, as well as the irrigation required for the project. Failure to complete the landscaping/streetscaping according to the approved Landscape/Streetscape Plan at the expiration of the bond or letter of credit shall constitute forfeiting the bond or cashing of the letter of credit. Also, failure to complete the approved landscaping/streetscaping shall constitute a violation of this UDO. H. Review and Approval. Landscape/Streetscape Plans shall be reviewed and approved by the Administrator. I. Parking, Storage, or Display. No parking, storage, or display of vehicles or merchandise shall be allowed in the required landscape/streetscape areas or on required parking islands. J. Alternative Compliance Permitted. Variations to the requirements of this Section may be approved if the landscape/streetscape plan is sealed by a registered landscape architect and approved by the Administrator. Such plans must show reasonable evidence that the requirements as set forth in this Section were used as a guide. (Ord. No. 2012-3449 , Pt. 1(Exh. I), 9-27-2012; Ord. No. 2014-3624 , Pt. 1(Exh. L), 12-18-2014; Ord. No. 2015-3633, Pt. 1(Exh. G), 5-28-2015; Ord. No. 2017-3906 , Pt. 1(Exhs. A, B), 7-27- 2017) Sec. 7.7. - Buffer Requirements. A. Purpose. The purpose of buffer requirements, which generally include a buffer yard, plantings, and a fence or wall, is to provide a visual barrier between different zoning districts and to help mitigate any negative impacts of adjacent land uses on developed or developing properties. A buffer should visibly separate one (1) use from another and shield or block noise, glares, or other nuisances. B. Applicability. 1. Perimeter buffers shall be provided on building plots abutting developed (platted) or developing (in the process of platting) sites in accordance with the standards of this Section, as outlined in Section 7.7.F, Minimum Buffer Standards. The following shall provide buffers: a. Vacant sites that develop; b. Existing sites when additions, expansions, and/or redevelopments equal or are greater than twenty-five (25) percent of the existing improvements; c. Existing sites when cumulative additions, expansions, and/or redevelopments total twenty- five (25) percent or more of the existing improvements; d. Existing sites when a change of use intensifies the development in terms of elements such as traffic, processes, noise, water or air pollution, etc.; e. Existing sites with lawfully established nonconforming uses when the use is expanded; and f. Sexually-oriented businesses. 2. Exceptions to the terms of this Section will be made when: a. The adjacent developed use is nonconforming; b. The adjacent developed use is agricultural; c. The Land Use Plan designates the area as Redevelopment; d. The property is zoned P-MUD or PDD and the buffer requirement was determined through the rezoning process; e. The developing use is a Primary or Secondary Educational Facility containing a building with a Group "E" occupancy as defined in the International Building Code; or f. Properties in NG and RDD districts. Per Ordinance No. 3280 (September 9, 2010) g. The required buffer yard is adjacent to FEMA designated 100-year floodplain or residential common area, with approval by the Administrator. C. Relationship to Other Landscaping Standards. All buffer requirements shall be included on a development's Landscaping Plan. Landscaping provided to meet the buffer landscaping standards of this Section may not be counted towards meeting a project's landscape point requirements. The area of a site dedicated to a perimeter buffer shall not be included in calculating a site's minimum landscaping point requirements. D. Location. The buffer shall abut property boundaries shared with less intense uses or zoning districts as shown in Section 7.7.F, Minimum Buffer Standards. In the event that a property abuts a less intense use and a less intense zoning district, the more stringent buffer shall be required along the shared boundary. E. Permitted Uses. 1. A buffer yard may be used for passive recreation or stormwater management. It may contain pedestrian, bike, or equestrian trails provided that: a. No plant material is eliminated; b. The total width of the buffer yard is maintained; and c. All other regulations of this Section are met. 2. No active recreation area, storage of materials, parking, driveways, or structures, except for approved pedestrian, bike or equestrian trails and necessary utility boxes and equipment, shal l be located within the buffer yard. 3. Pedestrian access through a perimeter fence or wall and buffer yard may be provided at the abutting resident's, homeowners association's, or the Administrator's option to provide convenient pedestrian access to nonresidential uses such as commercial areas or schools. F. Minimum Buffer Standards. The buffer requirements are designed to permit and encourage flexibility in the widths of buffer yards, the number of plants required in the buffer yard, and opaque screens. Standard buffer requirements are depicted in the table below. The numbers shown are the required buffer widths. DEVELOPING USE (Classification) ABUTTING PARCEL* (Use more restrictive of the zoning or the developed use.) Single-Family Residential (ii) Multi-Family Residential (i) Non-Residential (iii) Single-family (ii) N/A N/A N/A Multi-Family (i) (iii) 10' (1) N/A N/A Office 10' (1) N/A N/A Commercial *** 15' (2) 10' (1) N/A Industrial 25' (2) 15' (2) 5' Business Park 50' (2) 15' (2) 5' Business Park – Industrial 50' (2) 30' (2) 10'** SOB 50' (2) 50' (2) 50' (2) (i) Includes duplexes. (ii) Includes manufactured homes, mobile homes, manufactured home parks, and townhouses. (iii) Includes commercial and other non-residential uses developed in the MF Multi-Family district. * When an abutting parcel is vacant and zoned R Rural, the Administrator shall use the future land use of the property as designated on the Comprehensive Land Use Plan in lieu of the zoning category in determining the buffer requirement. ** When an abutting parcel is zoned BP Business Park or BPI Business Park Industrial, the buffer width shall be reduced to five feet (5'). *** When an abutting parcel is zoned WC Wellborn Commercial, the buffer width shall be twenty (20) feet with a fence. (1) Fence (2) Wall 1. Buffer Yards. a. Buffer yards shall be measured from the common property line and may be located within established building setbacks. b. Where utility or drainage easements or other similar situations exists in the required buffer yard, the buffer yard may be reduced by the width of the easement; however, an additional five (5) feet may be required beyond the width of the easement in these situations to allow for the required plantings and fence or wall. All new plantings and irrigation shall be located outside of the easement. The Administrator has the discretion to allow a required fence or wall within the easement. c. In WC Wellborn Commercial: 1. Buffer required plantings shall be doubled along property lines adjacent to single- family residential zoning or land use. In lieu of a fence, plantings may be tripled. 2. When adjacent to single-family use, zoning, or future Land Use and Character designation, a buffer wall is required for the length of any adjacent parking, loading areas, or dumpster uses (including required maneuvering space). d. In BP Business Park, required buffer plantings shall be doubled along property lines adjacent to single-family residential zoning or development. e. In BPI Business Park Industrial, required buffer plantings shall be doubled along property lines adjacent to any zoning district or use other than BP Business Park or BPI Business Park Industrial. f. In MF Multi-Family and MU Mixed-Use, buffer yards shall only be required along the perimeter of the development, unless otherwise exempted in this Section. No buffer yards are required between uses contained within the development. 2. Plantings. a. If a fence or wall is not required per the table above, the following plantings shall be installed in the buffer yard: 1. A minimum of one (1) five-gallon shrub at a minimum of three (3) feet in height per three (3) linear feet of landscaping buffer; and 2. A minimum of one (1) two-inch caliper canopy tree per twenty-five (25) linear feet of landscape buffer. b. If a fence or wall is required per the table above, the following plantings shall be installed in the buffer yard, unless expressly provided for otherwise in this UDO: 1. A minimum of one (1) 1.25-inch caliper non-canopy tree per fifteen (15) linear feet of landscaping buffer. The Administrator may allow the substitution of a minimum of one (1) five-gallon shrub at a minimum of three (3) feet in height per three (3) linear feet of landscaping buffer for the non-canopy tree requirement, or may require the substitution to mitigate potential negative impacts of a development; and 2. A minimum of one (1) two-inch caliper canopy tree per twenty-five (25) linear feet of landscape buffer. c. All buffer yard landscaping areas not dedicated to trees or shrubs shall be landscaped with grass, ground cover, or other appropriate landscape treatment in accordance with Section 7.6.C.3, Landscaping and Tree Protection. d. Fifty (50) percent of all required shrubs within the buffer yard shall be evergreen. e. Plant materials shall show a variety of texture, color, shape, and other characteristics. Recommended buffer materials can be found in the College Station Plant List or in those listed as appropriate for Zone 8 on the USDA Hardiness Zone Map. f. The arrangement of trees and shrubs in the buffer area shall be done in a manner that provides a visual separation between abutting land uses. Shrubs shall be massed in rows or groups to achieve the maximum screening effect. g. Irrigation is required for all new plantings. h. Existing vegetation may count toward the planting requirement if: 1. The vegetation is in good health and the landscaping plan verifies that it will meet the plantings criteria listed above (non-point trees may count towards a natural buffer); and 2. The vegetation is protected in accordance with Section 7.6.C.2.c, Landscaping and Tree Protection, of this UDO. i. Plantings will not be allowed to encroach into a required visibility triangle for a public or private right-of-way except as provided for in Section 7.2.C, Visibility at all Intersections in All Districts. 3. Fences and Walls. a. Fences may be solid wood or solid wood accented by masonry, stone, EIFFIS (Exterior Insulation and Finish Finish Insulation System), or concrete columns. Walls may be masonry, stone, EIFFIS, concrete, or a combination of these materials, and shall be finished on both sides (framing not visible). Walls and masonry columns for fences must meet the footing standards prescribed by the Building Code for such structures. b. Fences and walls shall be a minimum of six (6) feet in height and a maximum of eight (8) feet. Walls over six (6) feet must obtain a building permit. When the adjacent property and the buffer yard are at different elevations, the Administrator may require a greater fence or wall height to ensure adequate buffering. c. Fences and walls shall be placed within one (1) foot of the common boundary line when physically possible. In the event that there is a physical constraint that will not allow the construction of a fence on the common boundary line (including, but not limited to, the existence of a creek, access easement, or existing vegetation), the Administrator may authorize an alternative fence location. d. Fences or walls will not be allowed to encroach into a required visibility triangle for a public or private right-of-way. 4. Substitutions. a. Existing natural vegetation may be used in lieu of plantings and a fence or wall under the following circumstances: 1. The existing vegetation consists of canopy and non-canopy trees which are shown through a tree survey to meet the minimum buffer planting requirements (non-point trees may be considered) and is of sufficient density to provide one hundred (100) percent opacity to a height of six (6) feet; and 2. The vegetation is protected in accordance with Section 7.6.C.2.c, Landscaping and Tree Protection, of this UDO. b. Fences and walls may be substituted with a solid plant or hedge wall that is greater than six (6) feet in height with approximately one hundred (100) percent opacity. All shrubs planted for a hedge wall must be a minimum of fifteen (15) gallons each. The solid plant or hedge wall must be evergreen and may not be counted towards meeting the buffer planting requirement. c. Fences and walls may be substituted with a landscaped earthen berm if the combination of berm and landscaping is not less than six (6) feet in height from the elevation at the property line with approximately one hundred (100) percent opacity. The berm plantings must be evergreen and may not be counted towards meeting the buffer planting requirement. Berms must be a minimum of four (4) feet in height with a maximum slope of 3:1. Berms in excess of six (6) feet in height shall have a maximum slope of 4:1 as measured from the exterior property line. d. The required height of fences or walls may be reduced if used in combination with an earthen berm or a landscaped earthen berm if the height of the screening is six (6) feet from the elevation at the property line with approximately one hundred (100) percent opacity. The berm plantings must be evergreen and may not be counted towards meeting the buffer planting requirement. e. Walls may be substituted with fences if the required buffer yard area and plantings are doubled. f. Walls and fences may be omitted if the required buffer yard area and plantings are tripled . g. Walls and fences may be omitted if two rows of evergreen plantings (minimum 6 feet in height at time of planting) are provided to create a solid screen along the common property line. hg. Buffer plantings may be reduced by half if providing a wall where a fence is required. G. Maintenance and Replacement. 1. Upon installation or protection of required landscape materials, appropriate measures shall be taken to ensure their continued health and maintenance. Required landscape areas and buffers shall be free of garbage and trash, weeds, pests, and disease. Required plant materials that do not remain healthy shall be replaced consistently with these provisions. 2. All landscaping materials and/or fences, walls, or berms shall be maintained by the owner(s) of the property that was required to install such landscaping materials and/or fences, walls, or berms under this Section. 3. Any canopy tree removed or otherwise destroyed by the willful act or negligence of the property owner, tenant, or contractor shall be replaced by a tree of the same or larger caliper. H. Appeals. 1. Appeals of the terms of this Section, with the exception of Section G, Maintenance and Replacement, shall be to the Design Review Board (DRB). 2. An appeal shall be made within thirty (30) days of the date of the notification of the decision by filing with the Administrator a notice of appeal specifying the grounds thereof. 3. The DRB may authorize on appeal alternative buffer standards for a specific property or a waiver to the Buffer Requirements of this Section when such standards or variance will not be contrary to the public interest where, owing to unique and special conditions not normally found in like areas, a strict enforcement of the provisions of the ordinance by the Administrator would result in unnecessary hardship, and so that the spirit of this Section shall be observed and substantial justice done. (Ord. No. 2012-3449 , Pt. 1(Exh. I), 9-27-2012; Ord. No. 2012-3450 , Pt. 1(Exh. E), 9-27-2012; Ord. No. 2013-3521 , Pt. 1(Exh. K), 9-12-2013; Ord. No. 2014-3624 , Pt. 1(Exh. M), 12-18-2014; Ord. No. 2016-3792 , Pt. 1(Exh. E), 7-28-2016)