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HomeMy WebLinkAbout09/03/2009 - Minutes - Planning & Zoning Commission.111'Y OT< COLIEGl? .SEV1'l0N Iome of I"xas A &M Universiq* MINUTES PLANNING AND ZONING COMMISSION Workshop Meeting September 3, 2009, 6:00 p.m. City Hall Council Chambers 1101 Texas Avenue College Station, Texas COMMISSIONERS PRESENT: Chairman John Nichols, Paul Greer, Mike Ashfield, Scott Shafer, Tom Woodfin, and Hugh Stearns COMMISSIONERS ABSENT: Doug Slack CITY COUNCIL MEMBERS PRESENT: Katy-Marie Lyles and Dennis Maloney CITY STAFF PRESENT: Senior Planners Jennifer Prochazka and Jason Schubert, Staff Planner Matthew Hilgemeier, Graduate Civil Engineer Erika Bridges, Senior Assistant City Engineer Carol Cotter, City Engineer Alan Gibbs, Transportation Planning Coordinator Joe Guerra, Planning Administrator Molly Hitchcock, Assistant Director Lance Simms, Director Bob Cowell, First Assistant City Attorney Carla Robinson, Action Center Representative Kerry Mullins, and Staff Assistant Brittany Caldwell Call the meeting to order. Chairman John Nichols called the meeting to order at 6:00 p.m. 2. Discussion of consent and regular agenda items. There was general discussion regarding Regular Agenda items 6 and 7. 3. Discussion of Minor and Amending Plats approved by Staff. • College Station I.S.D. Graham Road School Site (09-500158) Jason Schubert, Senior Planner, reviewed the Plat that was approved at the staff level. 4. Presentation, possible action, and discussion regarding an update to the Commission on the status of items within the 2009 P&Z Plan of Work (see attached). (JS) Jason Schubert, Senior Planner, gave an update regarding the 2009 P&Z Plan of Work. 5. Presentation, possible action, and discussion regarding an update to the Commission on development activity and regulations in Northgate. (BC) Director Cowell gave an update regarding development activity and regulations in Northgate. September 3, 2009 P&Z Workshop Meeting Minutes Pagel of 3 6. Presentation, possible action, and discussion regarding agenda items, meeting location, and possible dates for a joint meeting with the City of Bryan P&Z Commission. (LS) Assistant Director Lance Simms stated that the joint meeting with the City of Bryan Planning & Zoning Commission would be held in the City of College Station. He said that the dates they were looking at for the meeting were October 29, November 9, and November 17. The Commission decided that November 9 would be the best date. Mr. Simms also reviewed possible agenda items. 7. Presentation, possible action, and discussion on Connectivity. (JG) Joe Guerra, Transportation Planning Coordinator, gave a presentation regarding regulations dealing with connectivity. He provided a detailed analysis and comparisons to benchmark cities which showed how the City regulates and promotes connectivity compared to benchmark cites. Chairman Nichols recessed the Workshop meeting at 6:56 p.m. Chairman Nichols reconvened the Workshop meeting at 9:15 p.m. There was general discussion regarding connectivity. 8. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. •S September 10, 2009 - City Council - Council Chambers - 7:00 p.m. ❖ September 17, 2009 - Planning & Zoning Meeting - Council Chambers Workshop 6:00 p.m. and Regular 7:00 p.m. Director Bob Cowell reviewed the upcoming meeting dates for the Planning & Zoning Commission. 9. Presentation, possible action, and discussion regarding the Bicycle, Pedestrian, and Greenways Plan. There was no discussion. 10. Discussion, review and possible action regarding the following meetings: Design Review Board, Council Transportation Committee, Joint Parks/Planning and Zoning Subcommittee, Wolf Pen Creek Oversight Committee, Platting Requirements and Standards Subcommittee, Neighborhood Plan Stakeholder Resource Team. There was no discussion. 11. Discussion and possible action on future agenda items - A Planning and Zoning Member may inquire about a subject for which notice has not been given. A statement of specific September 3, 2009 P&Z Workshop Meeting Minutes Page 2 of 3 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. 12. Adjourn. Commissioner Greer motioned to adjourn the meeting. Commissioner Shafer seconded the motion, motion passed (6-0). Meeting adjourned at 9:50 p.m. Appro J chols, Chairman P ing and Zoning Commission Attest: NUlIkI' 1 'I Britta y C dwe , Staff Assistant Planning and Development Services September 3, 2009 P&Z Workshop Meeting Minutes Page 3 of 3 MINUTES Home of 76:asA&Mb"niver.,iry' PLANNING AND ZONING COMMISSION Regular Meeting September 3, 2009, 7:00 p.m. City Hall Council Chambers 1101 Texas Avenue College Station, Texas COMMISSIONERS PRESENT: Chairman John Nichols, Paul Greer, Mike Ashfield, Scott Shafer, Tom Woodfin, and Hugh Stearns COMMISSIONERS ABSENT: Doug Slack CITY COUNCIL MEMBERS PRESENT: Katy-Marie Lyles and Dennis Maloney CITY STAFF PRESENT: Senior Planners Jennifer Prochazka and Jason Schubert, Staff Planner Matthew Hilgemeier, Graduate Civil Engineer Erika Bridges, Senior Assistant City Engineer Carol Cotter, City Engineer Alan Gibbs, Transportation Planning Coordinator Joe Guerra, Planning Administrator Molly Hitchcock, Assistant Director Lance Simms, Director Bob Cowell, First Assistant City Attorney Carla Robinson, Action Center Representative Kerry Mullins, and Staff Assistant Brittany Caldwell 1. Call meeting to order. Chairman John Nichols called the meeting to order at 7:05 p.m. 2. Hear Citizens. None 3. Consent Agenda 3.1 Consideration, discussion and possible action on Absence Requests from meetings. • John Nichols - August 20, 2009 • Scott Shafer - September 17, 2009 3.2 Consideration, discussion, and possible action to approve meeting Minutes. • August 6, 2009 - Workshop • August 6, 2009 - Regular Commissioner Greer motioned to approve Consent Agenda items 3.1 and 3.2. Commissioner Shafer seconded the motion, motion passed (6-0). September 3, 2009 P&Z Regular Meeting Minutes Page 1 of 5 Regular Agenda 4. Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action. No items were removed from the Consent Agenda. 5. Presentation, possible action, and discussion on Variance Requests to Section 8.2.A.10.b "Block Lengths" and Section 8.2.A.13 "Sidewalks" of the Unified Development Ordinance, and presentation, possible action, and discussion on a Preliminary Plat for Pebble Creek Center Subdivision consisting of 2 lots on 44.164 acres located at 4491 State Highway 6, generally located at the southeast corner of State Highway 6 and William D. Fitch Parkway. Case # 09-00500148 (JP) Jennifer Prochazka, Senior Planner, presented the variance requests to block lengths and recommended denial. The variance requests would be required on Lakeway Drive, Venture Drive, and State Highway 6 South. She also recommended that sidewalks be provided along State Highway 6 South in the area because of the potential for increased pedestrian activity due to the development of the subject property. To accomplish this, she stated that she recommends that the variance request to the sidewalk requirements be denied or that it be approved with the condition that sidewalks be provided on the subject property within the public access easements. She said that if the requested variances are granted, then staff recommends approval of the Preliminary Plat. There was general discussion regarding the variance requests. Commissioner Stearns stated that he was concerned that the development would not be appropriate for the area. Davis Young, 5204 Whistling Straits Loop, said that he would make the development pedestrian friendly, but does not think that sidewalks are appropriate on State Highway 6. He also said that adding at least two public streets along each roadway would restrict potential users. Commissioner Greer motioned to deny the variance requests to Section 8.2.A.10.b Block Length. Commissioner Stearns seconded the motion, motion passed (6-0). Commissioner Shafer motioned to deny the variance request to Section 8.2.A.13 Sidewalks. Commissioner Woodfin seconded the motion, motion passed (4-2). Chairman Nichols and Commissioner Ashfield were in opposition. Commissioner Greer motioned to deny the Preliminary Plat. Commissioner Ashfield seconded the motion, motion passed (6-0). 6. Public hearing, presentation, possible action, and discussion regarding a Rezoning from A-O Agricultural-Open to Planned Development District for 1.5 acres located at 13601 and 13679 FM 2154, generally located at the intersection of W.D. Fitch Parkway and Wellborn Road. Case #09-00500161 (LH) September 3, 2009 P&Z Regular Meeting Minutes Page 2 of 5 Lauren Hovde, Staff Planner, presented the Rezoning and recommend denial. She stated that the applicant was requesting a variation to Section 5.4 Non-Residential Dimensional Standards that require a front setback of 25' for a commercial building. All three sides of the triangular shaped property are shown with a 15' setback. The second variation the applicant is requesting is to Section 7.6 Buffer Requirements, which requires a bufferyard of 15' and a wall to be constructed between commercial and residential uses. The applicant is proposing a 6' bufferyard, but is willing to increase the wall height. In addition, the applicant would like to relocate required buffer plantings to the front of the property so that they may be more visible. The third variation is to Section 7.1.H.2 Height-Single Family Protection, which requires a height limitation ratio of 2:1 when commercial property abuts single family. She stated that the applicant was also requesting two items that vary from a C-3 zoning district, which would be comparable for Neighborhood Commercial. The first is from Section 6.3.G.7 which clarifies the Specific Use Standards for fuel sales and limits the number of vehicles served simultaneously to four. The second is from 6.3.Q.2 which prohibits the use of drive-thru restaurants. Chairman Nichols opened the public hearing. Ray Hanson, developer, stated that two fuel dispensers is not marketable and he was proposing 14 gasoline service positions. He also said that he believes there is still an appeal process for access to the site from William D. Fitch Parkway, which was denied by TxDOT. Jackson Fulham stated that the proposed development is needed in the area for convenience. Oliver Bishop, 1400 Cordell, stated that he was representing the property owner. He said that if the property is not rezoned it will be unsellable and will diminish the character. He also said that the future of the property owner is dependent on the sale of the property. Parviz Vessali, 110 Pershing, said that he tried to purchase the property for the same purpose and Mr. Hanson was proposing the best use for the property. He said that the property would lose its value if it is not rezoned. Chairman Nichols closed the public hearing. Commissioner Shafer stated that the intent was Neighborhood Retail, but he did not see the relation. He also said that pedestrian connectivity was absent. Mr. Hanson stated that he believes that TxDOT is putting in sidewalks on State Highway 40, but he was not positive. He said that he agreed to form a deceleration lane with extensive curbs to make it safer for egress and ingress. Commissioner Stearns stated that he was concerned about the significant impact that this development would have on Junek's. Mr. Hanson said that the pumps at Junek's had been eliminated and the property was for sale. September 3, 2009 P&Z Regular Meeting Minutes Page 3 of 5 Chairman Nichols stated that there are too many variances required for the development to work and another development could fit on the property that is less intense. Commissioner Greer stated that he was concerned about the access to William D. Fitch being denied by TxDOT. Commissioner Stearns motioned to recommend denial of the Rezoning. Commissioner Shafer seconded the motion, motion passed (6-0). 7. Public hearing, presentation, discussion, and possible action regarding an ordinance amending Section 5.6.A.11 of the Unified Development Ordinance regarding signage in the Wolf Pen Creek District. (Case # 09-00500167) (MKH) Matthew Hilgemeier, Staff Planner, presented the ordinance amendment regarding signage in the Wolf Pen Creek District. Commissioner Shafer asked who would enforce that the fabric for the signs be maintained. Mr. Hilgemeier stated that Code Enforcement would enforce the maintenance of the signs. Chairman Nichols opened the public hearing. No one spoke during the public hearing. Chairman Nichols closed the public hearing. There was general discussion regarding the ordinance amendment Commission Shafer motioned to approve the ordinance amendment. Commissioner Ashfield seconded the motion, motion passed (6-0). 8. Discussion and possible action on future agenda items - A Planning and 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. Commissioner Woodfin stated that he would like a future agenda item regarding the requirements for public notifications. 9. Adjourn. Commissioner Greer motioned to adjourn the meeting. Commissioner Shafer seconded the motion, motion passed (6-0). Meeting adjourned at 9:15 p.m. September 3, 2009 P&Z Regular Meeting Minutes Page 4 of 5 Appr ed ~ ~ Jo ichols, Chairman Planning and Zoning Commission Attest: i ~64 Brittan Cal ell, taff Assistant Planning and Development Services September 3, 2009 P&Z Regular Meeting Minutes Page 5 of 5 CONNECTIVITY SUBDIVISION REGULATION BENCHMARK CITY ANALYSIS Fourteen Benchmark Cities were compared in this analysis. Those cities were Bryan, Flower Mound, McKinney, Plano, Fort Collins Colorado, Lawrence Kansas, Norman Oklahoma, Carrollton, Denton, Frisco, Lubbock, Round Rock, San Marcos, and Sugar Land. The analysis looked at first if the benchmark city had a regulation and then the analysis looked to see how it would promote connectivity compared to the City of College Station with a stringent regulation rating of less than equal to or greater than. The analysis conducted was a qualitative analysis. STRINGENT COMPARED TO COLLEGE STATION REGULATION PROVISIONS FOR < _ > Block Length 14 yes 7 1 6 Street Projections 14 yes 5 2 7 Cul-de-Sacs 14 yes 1 0 13 Access Ways 11 yes 1 no 4 1 6 Gating of Subdivisions 13 yes 1 no 0 1 13 *Subdivision Access Requirements 7 yes 7 no 4 2 1 *Driveway Access & Spacing 7 yes 7 no 5 1 1 *Only sub-division regulations were scrutinized, fire code requirements were not part of analysis. The results indicated that College Station compared to other benchmark cities has less stringent regulation concerning street projections, cul-de-sacs as well as gated subdivisions. However, block length requirements with no distinction to thoroughfare class was more stringent that other benchmark cities. For instance: College Station states "Where necessary to the neighborhood pattern, existing streets in adjacent or adjoining areas shall be continued, in alignment therewith. Where adjoining areas are not subdivided, the arrangement of streets in the subdivision shall make provision for the proper projection of streets into such areas." Staff has applied the proper projection as to require one projection in each general cardinal direction were the proposed subdivision abuts unplatted property. The majority of the cities had requirements to project streets to adjacent properties and continuation of streets stubbed to the proposed subdivision, regardless of cardinal direction. College Station allows gated subdivisions with private streets built to public standard and owned and maintained privately. Streets on the Thoroughfares Plan are not permitted to be gated. 5 of the 14 cities require private streets approval through a legislative process of a Specific Use Permit or Planned Development (Frisco, McKinney, Plano, Lawrence (KS), Norman (OK)). 2 of the 14 cities prohibit new private streets (Round Rock, San Marcos). Finally, none of the bench mark cities employed a connectivity index in their regulations. Connectivity could be enhanced by revising these regulations. Further comparative analysis of benchmark cities, looked at regulations based on context, and regulations promoting multimodal components. See tables below: COLLEGE STATION REGULATION CONTEXT YES CONTEXT NO MULTI-MODAL YES MULTI-MODAL NO Block Length V V Street, Projections V Cul-de-Sacs V A/ Access, Ways Gating of Subdivisions V *Subdivision Access Re uirements *Driveway Access & Spacing V/ V BENCHMARK CITIES REGULATION CONTEXT YES CONTEXT NO MULTI-MODAL YES MULTI-MODAL NO Block Length 10 4 3 9 " Street Projections 4 10 1 13 Cul-de-Sacs 5 9 0 14 Access Ways 5 7 9 3 Gating of Subdivisions 4 9 5 8 *Subdivision Access Requirements 2 5 0 7 *Driveway Access & Spacing 2 5 0 7 The results indicate that when it comes to the consideration of multi-model accommodations or context (context sensitive design) College Station mirrors our benchmark cities except for the categories of Cul-de- Sacs and Driveway Access. In these categories College Station does have language in the regulation that considers the context of the surrounding land use and the majority of the benchmark cities do not. For instance: The City of College Station block length requirement specifically mentions single family, multifamily or non residential use, and rural ETJ location. (context) Plano regulation states The lengths, widths, and shapes of blocks shall be such as are appropriate for locality and the type of development contemplated but block lengths in residential areas shall not exceed 1200 feet." (context) Fort Collins Co. block length regulation states "The local street system of any proposed development shall be designed to be safe, efficient, convenient and attractive considering all modes of transportation that will use the system, including without limitation, cars, trucks, buses, pedestrians, and emergency vehicles. (multi- modal) Bryan gated subdivision states, "A private street will not disrupt or cross an existing or proposed city public pedestrian pathway, hike and bike trail or park shown on the city's parks and trails master plan. (multi-modal) Survey of Benchmark Cities - Connectivity-Related Requirements City Maximum Block Length Street Projections and Connections Cul-de-Sacs Pedestrian Access Ways College Station . 800 feet for Multi-Family or Non-residential; • Where necessary to the neighborhood pattern, existing streets in • 24 or fewer lots; • If block length greater than 800 feet, Access Way may be • 1,200 feet for Single Family; adjacent or adjoining areas shall be continued, in alignment . 2,000 feet in length but required near the center of the block by the Planning and • 1,500 feet Rural Residential (1+ acre) and ETJ therewith. Where adjoining areas are not subdivided, the no more than 30 Zoning Commission; arrangement of streets in the subdivision shall make provision for dwelling units in Rural • Access way is 10-foot right-of-way with 4-foot sidewalk. the proper projection of streets into such areas. Residential and ETJ • No tract, lot or parcel shall be subdivided unless the required internal street system adjoins an existing, paved public right-of- way. • Staff has administered "proper projection" as at least one per cardinal direction. Bryan • 1,200 feet along local streets and collectors; • Where adjoining areas are not subdivided, the developer shall • 800 feet in subdivisions • If block over 1,200 feet in length, a pedestrian access easement • 1,600 feet along major thoroughfares; design and construct abutting streets, short stub-outs or with lot sizes less than may be required near the center of the block; • 2,000 feet for subdivisions with lots larger than one acre temporary turnarounds for the projection of streets at proper one acre; • Pedestrian easements may be required where deemed block intervals into such unsubdivided areas. • 1200 feet in necessary by the Planning and Zoning Commission or Staff to • Tract subdivided into parcels larger than ordinary building lots, subdivisions with lot provide pedestrian circulation within the subdivision or access such parcels shall be arranged so as to allow for the opening of sizes equal to or to schools, shopping centers, recreation, transportation, or future streets and future subdivisions. greater than one acre other community facilities; • Pedestrian easement is 10 feet in width with a minimum 4-foot sidewalk. Carrollton • 1,200 feet; • When such street is not on the Transportation Plan, the • 600 feet • Where a block in the vicinity of a school, public park or • 1,600 feet along arterial thoroughfares; arrangement of streets in a subdivision shall either: shopping center is platted to a length of 1,000 feet or longer, • In general, intersecting streets determining the block • Provide for the continuation or appropriate projection of the Planning and Zoning Commission may require a sidewalk, 5 lengths and widths shall be provided at such intervals as existing streets in surrounding areas; or feet in width and within a 10 foot easement, to be built by the to serve cross traffic adequately, and to meet existing • Conform to a Subdivision Master Plan approved by the developer within the block or at a street that terminates streets. Where no existing subdivision establishes control, Planning and Zoning Commission in accordance with Article IX between the streets at the ends of the block, as determined the block lengths shall not exceed 1,200 feet, nor be less of this ordinance to meet a particular situation where appropriate by the Commission. Such sidewalk shall be than 500 feet in length. topographical or other conditions make continuance or constructed in accordance with the standards prescribed by the conformity with existing streets impracticable. City of Carrollton, and shall extend through the block from • Existing streets in adjoining areas shall be continued into the sidewalk to sidewalk, or to the rear property line where no proposed subdivision. Proposed streets shall be at least as wide street exists. as, and in alignment with, such existing streets in the adjoining subdivision. • Where adjoining areas are not subdivided, the arrangement of streets in the subdivision shall make provision for the proper projection of streets into such unsubdivided area. Denton • 600 feet for Multi-Family, Commercial/ Retail; • In accordance with the standards in the Transportation Criteria • 150 feet for Single • All developments shall provide for the pedestrian and bicycle • 600 feet for Single Family with lot width of 100 feet or Manual, and using the connectivity component of the Mobility family/duplex lots with facilities necessary to serve pedestrian/bicycle traffic to, from less; Plan, the street system for each development shall be connected average width of less or across the development in accordance with the • 1,200 feet for Single Family with lot width over 100 feet; with existing, proposed and anticipated streets within and outside than 60 feet; Transportation Criteria Manual and the Bicycle/Pedestrian • 1,200 feet for Industrial; the development and shall be extended to the property boundary • 300 feet for Single component of the Mobility Plan. If a development is proposed • Max Block Length does not apply to blocks that back up of the subdivision so as to provide for adequate access, and the family/duplex lots with within a'h mile of a public elementary or secondary school, a to developed properties where redevelopment is not safe and effective movement and circulation of traffic in average width from 60 pedestrian TIA will be required to determine the appropriate expected in the near term, floodplains, railroads or accordance with the Mobility Plan. When streets are extended to to 100 feet; size and location of sidewalks and bicycle facilities to serve freeways without frontage roads. the property boundary any resulting dead-end streets may be • 600 feet for Single those uses. approved without a temporary turnaround, however shall be Family/duplex lots with • Where sidewalks or bicycle facilities have been stubbed out to provided with signage indicating that the street is intended to be average width of over the boundary of a development, the adjacent development extended in the future when adjacent property develops. When 100 feet; shall be required to connect to and extend that facility into the adjacent property develops, extension of the street will be 0 150 feet for Multi development to the extent required by this code. required. • Where a Special Use Permit is approved by the City Council for a gated community, then this section on connectivity does not apply. • When extending streets from an existing development into a new development, the street section shall remain the same as that in the existing development to the first intersection. Requirements concerning block length, land use versus street sections and maximum traffic trips are all applicable in the extension of existing streets into a new development. Family; • 150 feet for Commercial/Retail; • 300 feet for Industrial uses • Cul-de-sacs are to be connected at the end to adjacent streets or common areas by a minimum 30'view corridor including a pedestrian and/or bicycle system. Flower Mound • 1,200 feet • Provide for the continuation or appropriate projection to existing • 600 feet; N/A principal streets in surrounding areas; • 1,200 feet in A and SF-E • The system of streets designated for the subdivision, except in districts (rural/estate); unusual cases, must connect with streets already dedicated in • local streets shall be adjacent subdivision; and where no adjacent connections are laid out so that their platted, must, in general, be the reasonable projection of streets in use by through traffic the nearest subdivided tracts, and must be continued to the will be discouraged and boundaries of the tract subdivided, so that other subdivisions may grid patterns avoided; connect therewith. • Cul-de-sacs may be permitted and are encouraged where the subdivision design or the shape of the property makes such street design appropriate. Frisco • 200 feet minimum width, wide enough to allow 2 tiers of • New developments shall provide street connections to adjacent • 600 feet; • To promote a pedestrian friendly environment, a sidewalk shall lots, except when prevented by the size of the property developments, as determined by the Director of Development • The use of cul-de-sac be provided between cul-de-sacs and adjacent streets. or the need to back up to a major thoroughfare. Services, allowing access between developments for streets shall be limited • Residential streets with 60 feet of right-of-way or less, neighborhood traffic and to enhance pedestrian and bicycle within new excluding collector streets, shall not exceed a maximum connectivity as recommended in the City's Comprehensive Plan. developments to the length of 600 feet, measured from the major • Stub Streets. greatest extent thoroughfare right-of-way, and 1,400 feet for all other • See the Thoroughfare and Circulation Design Requirements for possible. The Fire Chief residential streets that do not intersect a major the design requirements. and the Director of thoroughfare without one or more of the following design . Connections are required to adjacent vacant properties at Development Services elements: locations as approved by the Director of Development shall have the authority a. A curve radius of 200 feet. Tangent between reverse Services. to determine whether curves shall be a minimum of 150 feet. A 150 foot . A note shall be clearly placed on the Final Plat indicating that or not the use of cul- offset shall be provided within the street when the stub street is intended to be extended with future de-sacs in a reverse curves are used. See Diagram 8.13-1. development (see requirements for temporary turn-arounds in development meets b. An offset within the street between 90 to 120 the Thoroughfare and Circulation Design Requirements). the intent of this degrees. Minimum offset between reverse offsets . All stub streets shall have a sign prominently posted at the Section during City shall be 150 feet. See Diagram 8.13-2. terminus of the street to indicate that the street will be review and • Residential streets may extend to two thousand feet extended in the future. consideration of the (2,000') without an offset when one of the following is Preliminary Plat. provided: a. A street design with 22 foot wide travel section with parking cut-outs that are 8 feet wide and 88 feet long with a tree island between the parking cut-outs that measure 20 feet long and 8 feet wide. Parking cutouts shall be offset from parking cutouts on the opposite of the street. A 3 inch caliper tree shall be planted in each tree island. This option is not available for front entry product(s). Front entry product is prohibited on this street. See Diagram 8.13-3. b. Block lengths not to exceed 700 feet with 60 feet of right-of-way with 27 feet of residential street pavement and 13-inchcaliper tree is provided in front of each residential lot between the curb and the sidewalk. This tree is in addition to the tree(s) required on a residential lot. The tree shall be installed before the Certificate of Occupancy for the dwelling. The number of cul-de-sacs intersecting this street is limited to 25 percent. See Diagram 8.13-4. • A collector street may exceed 1,400 feet provided that no residential lots front the collector street, and the collector street shall not have any straight sections exceeding 1,000 feet. • Divided roadways are excluded from the street length requirement. Lubbock • Block length and depth shall relate directly to conditions, • Where such is not shown on the master thoroughfare plan, the • 600 feet, encouraged • Cul-de-sac streets, whether containing a drainage easement or opportunities, and constraints for creating the greatest arrangement of streets in a subdivision shall either: to be no greater than not, shall be platted with pedestrian access easement (a benefit to traffic circulation, safety, drainage, and zoning. • Provide for the continuation of appropriate projection of 330 feet minimum of 4 feet in width) from the cul-de-sac to the abutting • The lengths, width, and shapes of blocks shall be existing principal streets in surrounding areas; or street. A fence shall not block such access. Refer to the Lubbock determined with due regard to: • Conform to a plan for a neighborhood approved or adopted Zoning Ordinance for fence height specifications. • Provisions of adequate building sites suitable to the by the planning commission to meet a particular situation special needs of the type of use contemplated. where topographical or other conditions make continuance or • Zoning requirements as to lot sizes and dimensions. conformance to existing streets impractical. Blocks proposed for townhouses and zero lot line (patio homes) development shall be stated on the face of the plat. • Needs for convenient access, circulation, control, and safety of street traffic. In areas where residential streets intersect, four-way intersections shall be avoided, notwithstanding conditions stated in subsection • Limitations and opportunities of topography. Not only shall conditions within the proposed plat be considered, but also adjacent and abutting properties whether platted or unplatted. McKinney • 1,200 feet for Residential, 600 feet is a desirable • The development plan shall not impede the current or future • 600 feet • To promote a pedestrian friendly environment, a sidewalk shall minimum; street circulation needs of the area, especially any needed be provided between cul-de-sacs and adjacent streets. • 1,600 feet along a thoroughfare collector or arterial street route, or adequate access to any adjoining tract. Plano . 1,200 feet for Residential; • Street extensions may be required to link subdivisions as the • 600 feet • The Commission may require, in order to facilitate pedestrian • The lengths, widths, and shapes of blocks shall be such as neighborhood develops. Temporary cul-de-sacs shall be installed access from the streets to schools, parks, playgrounds, or other are appropriate for the locality and the type of by the developer when required by phasing. nearby streets, perpetual unobstructed easements at least development contemplated. Proposed streets shall be extended to the boundary lines of the fifteen (15) feet in width. Easements shall be indicated on the tract to be platted, unless prevented by topography or other plat. physical conditions, or unless in the opinion of the Commission such extension is not necessary or desirable for the coordination of the layout of the subdivision or addition with the existing layout or the most advantageous future development of adjacent tracts. • The city may require the construction of temporary dead-end streets in order to provide for the future connection of subdivisions and to ensure reasonable access and avoid excessive street length. Round Rock • Block lengths shall be designed to provide fire and police • A proposed Subdivision or Addition must provide access to • 750 feet Sidewalks shall be required on all streets, except on streets access to ensure public safety; adjacent land subdivided by stubbing appropriate streets to the where pedestrian access is provided within the approved • The configuration of blocks shall promote convenient and boundaries of the proposed Addition or Subdivision. When the Subdivision through an alternative sidewalk design as approved safe traffic and pedestrian circulation throughout the abutting land is platted, the Developer shall integrate the stubbed by the City Engineer. Subdivision. streets into the existing traffic system of streets in a logical manner as well as continue the same street classification of the stub street. The Developer shall present a schematic plan to demonstrate how the stub street will eventually extend through the adjacent property and connect with a collector or arterial roadway. • A local street shall not connect to two separate higher classification streets or connect directly to arterial streets. San Marcos • 1,200 feet and a minimum of 600 feet; • The arrangement, character, extent, width, grade and location of 500 feet N/A • 1,600 feet in length along major thoroughfares all streets shall conform to the City's Thoroughfare Plan and the City's Technical Construction Standards and Specifications (TCSS), and shall be considered in their relation to existing and planned streets or driveways (whether within the City limits, the ETJ area, or adjacent municipal or county areas), to topographical conditions, to public safety, and in their appropriate relation to the proposed uses of the land to be served by the streets. Reserve or residual strips of land controlling access to or egress from other property, or to or from any street or alley, or having the effect of restricting or damaging the adjoining property for subdivision purposes, or which will not be taxable or accessible for improvements, shall not be permitted in any subdivision unless they are required by the City in the public interest (such as to enhance public safety or other public interest). All streets shall be constructed in accordance with this Section and with the City's TCSS. Sugar land • 1,200 feet and a minimum of 500 feet; • When a street is not on the thoroughfare plan, the arrangement of • 1,200 feet or maximum • Pedestrian sidewalks shall be provided in all residential • 1,400 feet where no existing subdivision controls street streets in a subdivision shall: of 25 residential lots, developments, areas of public use, and in certain portions of layout • Provide for the continuation or appropriate protection of whichever is less; nonresidential developments as set forth in the current design existing streets in surrounding areas; or conform to a plan for • 500 feet for standard. the neighborhood approved or adopted by the city to meet a commercial or particular situation where topographical or other conditions industrial make continuance or conformity to existing streets developments. A traffic impracticable. analysis may be • Provide for future access to adjacent vacant areas which will required in commercial likely develop in the future. or industrial areas, high • Resolve alignment with existing right-of-way and driveway traffic volumes may openings. result in a reduced maximum cul-de-sac length. Fort Collins, • The local street system of any proposed development • All development plans shall incorporate and continue all sub- 660 feet in length N/A Colorado shall be designed to be safe, efficient, convenient and arterial streets stubbed to the boundary of the development plan attractive, considering use by all modes of transportation by previously approved development plans or existing that will use the system, (including, without limitation, development. All development plans shall provide for future public cars, trucks, buses, bicycles, pedestrians and emergency street connections to adjacent developable parcels by providing a vehicles). The local street system shall provide multiple local street connection spaced at intervals not to exceed six direct connections to and between local destinations such hundred sixty (660) feet along each development plan boundary as parks, schools and shopping. Local streets must that abuts potentially developable or redevelopable land. provide for both intra- and inter-neighborhood connections to knit developments together, rather than forming barriers between them. The street configuration within each parcel must contribute to the street system of the neighborhood. • Streets on a project development plan or subdivision plat shall conform to the Master Street Plan where applicable. All streets shall be aligned to join with planned or existing streets. All streets shall be designed to bear a logical relationship to the topography of the land. Intersections of streets shall be at right angles unless otherwise approved by the City Engineer. • All development plans shall contribute to developing a local street system that will allow access to and from the proposed development, as well as access to all existing and future development within the same section mile as the proposed development, from at least three (3) arterial streets upon development of remaining parcels within the section mile, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. • The local street system shall allow multi-modal access and multiple routes from each development to existing or planned neighborhood centers, parks and schools, without requiring the use of arterial streets, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. • Block sizes shall not exceed ten (10) acres for commercial development. Lawrence, • 800 feet Every subdivision shall provide for at least one street connection to • 1,000 feet (1,320 if • Pedestrian Right-of-Way Easements shall be required when Kansas each adjacent subdivision or future adjacent subdivision. Any rural) or not to exceed block lengths for Local Streets exceed 800 feet in length. Such existing or Platted Street that terminates at the boundary line of a 10 times the required Easements shall extend entirely across the width of the block at proposed Subdivision shall be continued into the subject minimum Lot Width of approximately the midpoint of the block. The Planning Subdivision in such a manner as to provide Street connections to the base zoning district Commission may waive this requirement where, due to adjoining lands and Streets within the subject Subdivision or, in the topography or physical barriers, the Pedestrian Right-of-Way case of a local Street, may be terminated in a cul-de-sac. would not form a logical part of the larger pedestrian • Streets shall provide for Street connections to adjacent circulation system. undeveloped land in accordance with the adopted Major • Pedestrian Right-of-Way Easements shall have a minimum Thoroughfares Plan. width of 12 feet. Norman, . 700 feet for Residential; • The arrangement of streets shall be such as to cause no undue • 600 feet; • When a block exceeds 700 feet in length, the City Council may Oklahoma • Blocks intended for commercial and industrial use should hardship either on a subdivider or in the subdividing of adjacent • 1,200 feet or 16 lots, require a mid-block sidewalk within a dedicated easement. be of a width and depth suitable for the intended use properties. The dedication of street rights-of-way to facilitate the whichever is greater for • Easement is not less than20 feet in width and a paved crosswalk , with due allowance for off-street parking and loading development of adjoining properties may be required. large lot rural not less than 5 feet in width. Fencing may not be placed within facilities and such blocks shall abut a street dedicated to subdivisions the easement. the public on at least one (1) side. Survey of Benchmark Cities - Private Streets and Gated Subdivision Requirements City Private Streets and Gated Subdivision College Station • Gating of a public roadway is prohibited. • Driveways are considered roadways for the purpose of these gating requirements. • The gate shall not block area-wide through routes or block access for roadways to serve future development. • Access shall be provided at all times for police, fire, city inspection, mail delivery, garbage pickup, dial-a-rides, utility, school buses, and other health and safety related vehicles. Access must not require drivers to exit their vehicle. • A private street subdivision will not cross an existing or proposed thoroughfare as shown on the City's Thoroughfare Plan. A private street subdivision will not disrupt or cross an existing or proposed City of College Station public pedestrian pathway, hike and bike trial or park as shown on the City's Parks and Open Space Plan. • The gate design and implementation shall be such that it does not pose a threat to public health, safety and welfare. • The infrastructure main lines (electrical, water, and sewer) shall be maintained by the City of College Station. Bryan • Gating of a public roadway is prohibited. However, gates may be placed in order to enclose subdivisions restricting access to privately owned and maintained streets. Private streets for gated subdivisions shall be clearly labeled and defined on all master plans, preliminary plans, and final plats for the subdivision. All master plans and preliminary plans for gated subdivisions shall be considered for approval by the planning and zoning commission and city council. No gated subdivision shall be approved unless the city council further finds that the gated subdivision conforms with the comprehensive plan, major thoroughfare plan, utility master plans, engineering specifications, city ordinances, and does not adversely affect health, safety and general welfare. • The gate shall not block area-wide through routes or block access for roadways to serve future development. • Access shall be provided at all times for police, fire, city inspection, mail delivery, garbage pickup, utility, school buses, para transit, demand and response vehicles, and other health and safety related vehicles. Access must not require drivers to exit their vehicle. • A private street subdivision will not block an existing or proposed thoroughfare as shown on the city's most recent thoroughfare plan. A private street subdivision will not disrupt or cross an existing or proposed city public pedestrian pathway, hike and bike trail or park as shown on the city's most recent parks and trails master plan. In addition, public parkland dedicated as a requirement of the gated subdivision (as outlined in section 110-60) shall not be enclosed within the gated area. • The gate design and implementation shall be such that it does not pose a threat to public health, safety and welfare. • Water and sewer main lines located within a public utility easement shall be maintained by the city. Carrollton • Private streets shall be designed in accordance with the Design Standards of this ordinance, and all other applicable standards as prescribed by the city of Carrollton. • All streets, alleys, sidewalks, drainage ways, water and sewer line and improvements shall be designed, placed and constructed in accordance with the General Design Standards of the city of Carrollton, as amended. • Streets designated on the Thoroughfare Plan as an arterial or collector shall not be used, maintained or constructed as private streets. • The Planning and Zoning Commission and or the City Council may deny the creation of a private street if it makes a finding of fact, based upon the evidence provided, that it would: • Negatively affect traffic circulation on public streets; or • Impair access to property either on-site or off-site of the subdivision; or • Impair access to or from public facilities including schools, parks and libraries, or • Delay the response time of emergency vehicles. Denton • All the streets and alleys in a gated community will be private streets. • All gated communities must have one or more points of access to public streets surrounding the development, and an alternative emergency access for emergency service vehicles if only one public access point is provided. • Private streets shall meet all requirements and standards of the City of Denton for public streets • Notwithstanding any other provision to the contrary in the Denton Development Code or City of Denton Criteria Manuals, the following requirements apply to private streets to be included in the gated community: • Turnouts or turn-arounds for the public shall be provided outside the gated perimeter, pursuant to the guidelines of the Transportation Design Criteria Manual. Areas shall be dedicated by the developer as public access easements or as part of the public right of way, and shall be maintained by the developer where they are easements. • Gated communities shall not be allowed to obstruct any existing arterial street or proposed arterial street as shown on the City of Denton Mobility Plan. Streets shown on the Mobility Planof the Denton Plan shall not be private streets. The Planning and Zoning Commission may recommend the denial of the creation of any other private street if, in the Commission's judgment, the private street would negatively affect vehicular or pedestrian traffic circulation on public streets, or impair access to property (either on-site or off-site), to the subdivision, and access to or from public facilities (including schools, parks and libraries), or the response time of emergency vehicles. • Private Street Lot - Private streets and alleys must be constructed within a separate lot owned by the property owners association. This lot must conform to all of the City's standards for a public street and/or alley right-of-way. An easement covering the street lot shall be granted to the city and franchised utilities, providing unrestricted use of the property for utilities and maintenance. The easement shall also provide the city with the right of access for any purpose related to the exercise of a governmental service or function. The easement shall permit the city to remove any vehicle or obstacle within the street lot that impairs emergency access. • Construction and Maintenance Cost. The city shall not pay for any portion of the cost of constructing or maintaining a private street. Flower Mound • The town council may allow a subdivision of land into residential lots that do not abut public streets, provided that such subdivision provides access for each lot to and from a public street by means of a private street shown on the plat. The town council may approve private alleys where private streets are allowed. • Private streets and private alleys shall comply with the thoroughfare plan of the town and shall not interrupt public through streets. Such private streets shall be named so as not to conflict with other street names, whether public or private. • Private streets and private alleys shall be labeled as such on the plat, and such plat shall provide access easements over the private streets and private alleys to the owners and residences served by such private streets and private alleys. In addition, such plat shall provide access and service easements over the private streets and private alleys including, but not limited to, the following easements: utilities, fire lane, street lighting, government vehicle access, ambulances and other emergency care, vehicles, mail collection and delivery access, utility meter reading access and school buses. more than 20 dwelling units shall have a minimum of two access points to a public street. All private entrances must be constructed to permit opening of the passageway in rivate streets and containin bdivision ser ed b • A g v su y p Frisco emergencies. • Private streets within the City and/or the ETJ may be allowed in accordance with the Zoning Ordinance. Private streets within the City's ETJ require Commission action and approval. Private streets shall be designed and constructed to the City's standards for public streets, in accordance with the Engineering Design Standards and Construction Details and the Thoroughfare and Circulation Design Requirements. • City Council Action Required. Dedicated streets and rights-of-way shall not be designated or used as private streets and such use is prohibited, except where specific approval is given by action of the City Council for properties within the City's extraterritorial jurisdiction and upon approval of a Specific Use Permit for properties within the City limits. The City Council may add any conditions as deemed appropriate as part of the approval of a Private Street Development. Lubbock N/A McKinney . It is the intent of these private street regulations: • To allow private street developments to occur within the city on a limited and restrictive basis; • To provide for private street developments as one type of residential development mechanism to allow the city to continue to be competitive in the development market; and • To provide a broader variety of residential areas to meet the needs of the residents of the city. • There shall be no required minimum or maximum acreage size and/or number of lots within private street developments. However, minimums and maximums will be evaluated on a case-by-case basis through the specific use permit process. • The location of each private street development will be subject to the approval of the city council, through the specific use permit process, on a case-by-case basis, based on, among other matters, the criteria described in this article. An applicant who meets the stated criteria will not be entitled to the specific use permit as a matter of right, but shall only obtain approval for the specific use permit at the sole discretion of the city council. Plano • Subdivisions may be developed with private streets and alleys instead of public streets and alleys if the development complies with the requirements of this section and the subdivision has received a specific use permit for a private street development. The term private street shall be inclusive of alleys. Variances to these requirements shall not be permitted. • Streets shown on the Thoroughfare Plan of the Transportation Element of the Comprehensive Plan shall not be used, maintained or constructed as private streets. Also, the Planning & Zoning Commission may deny the creation of any other private street if in the Commission's judgment the private street would negatively affect traffic circulation on public streets or impair access to property either onsite or offsite to the subdivision, impair access to or from public facilities including schools, parks and libraries, or delay the response time of emergency vehicles. Round Rock . Private streets are prohibited. h San Marcos e • New subdivisions shall not be constructed with private streets, nor may an existing subdivision's public streets be converted to private ownership. Any private streets in subdivisions that were in existence (i.e., platted of record) on t effective date of this Ordinance shall be allowed to remain as private streets. The City will not assist in enforcing deed restrictions. The City may periodically inspect private streets, and may require any repairs necessary to ensure efficient emergency access and to protect the public health, safety, convenience and welfare. Sugar Land • Private streets are prohibited except that the city council may approve private streets in a new single-family residential subdivision if it meets the following regulations: 1. The private street complies with the city's design and construction standards. 2. The private street is so designated on the plat. 3. The private street is not an arterial or collector street, does not affect the circulation of local or through traffic or have a negative impact on planning for the area. 4. There are natural or manmade boundaries contiguous to the subdivision, including creeks, lakes, levees, utility easements or golf courses, that would make it difficult or undesirable to extend the streets beyond the subdivision. 5. The subdivision contains no more than twenty-five (25) lots. 6. The subdivision is not within one mile of another subdivision with private streets and would not result in an undesirable concentration of private street subdivisions in one area of the city or its extraterritorial jurisdiction. The developer shall disclose to the city all other land the developer owns within one mile of the private street subdivision if zoned for single-family residential use. 7. The maximum travel distance along the private street is two thousand (2,000) feet from a connecting public street. 8. A portion of the private street shall be designated on the plat as a fire lane in accordance with the design standards and the developer shall properly mark or post notice of the designated fire lane. 9. Access control devices shall be designed and located to accommodate the normal turning characteristics of a single unit bus (BUS) and accommodate the combined stacking length of a BUS and passenger car (P) with normal separation between, as a BUS and P are defined by American Association of State Highway and Transportation Official standards. The design of the entryway shall allow a vehicle to pass around the front and side of a BUS stopped at the entry control device. 10. Access control devices for a private street meet regulations adopted by the city, including redundancy requirements. The description and specifications for the access control devices shall be submitted for approval with the plat. The developer shall provide to the city all equipment necessary to operate the access control devices, as determined by the city and at no cost to the city. 11. The developer, his successor and assigns agree to install and maintain, prior to the sale of any lot, a readily visible sign where any public street provides access to a private street, giving notice that the street is private. 12. The developer shall record subdivision covenants approved by the city prior to the sale of any lot in the subdivision that require at a minimum: The lot owners to pay monthly assessments into a maintenance fund restricted for use for maintenance and repair cost for the private streets in the subdivision. The monthly assessments shall be in an amount that will, at the end of a . the first five (5) years of the assessments, create and thereafter maintain a fund that will not be less than three (3) percent of the initial cost of constructing the private streets in the subdivision; b. The lot owners to pay monthly assessments into a capital replacement fund restricted for use for the reconstruction and replacement of the private streets in the subdivision. The monthly assessment shall be an amount that will, at the end of thirty-five (35) years, create a fund that will not be less than the reconstruction cost of the private streets; maintain the markings or postings required for fire lanes and the required signs giving notice of the private street and to provide access control mechanisms for emergency etuall assessments to er monthl a t Th l t y p p y y owners o p o c. e vehicles. 13. No existing public street in a subdivision shall be converted to a private street. 14. No private street in a developed subdivision shall be accepted as a public street. • This section shall not apply to a subdivision that was originally platted within three (3) years immediately preceding the effective date of Ordinance No. 844; in which no dwellings have been constructed; and in which the lot owners agree, by written contract with the city, to comply with the purpose and intent of the requirements in paragraphs 1., 8., 9., 10., and 12. above. Fort Collins, • Gated street entryways into residential developments shall be prohibited. wou nt) , in if (by plan or circumstance) such streets woud Colorado • Private streets shall be controlled by the following requirements: • Private streets shall be allowed in a development, provided that their function will only be to provide access to property within the development. Private streets shall n be permit ns and destinations outside of the developme the judgment of the City Engineer, attract "through traffic" in such volumes as to render such streets necessary as connections between developments, neighborhoods or other plan. Lawrence, • New Private Streets in the City are permitted only in Planned Developments approved by the Planning Commission and City Commission. Kansas rman • It is the ur ose of this section to allow for the development of private streets in Planned Unit Developments approved under Section 22:432.4, subject to compliance with all other subdivision requirements contained in this Code. A No p p Oklahoma such streets shall be reviewed, inspected and built to the same construction standards as public improvements. • All private streets, roads, and drives within said subdivisions shall be maintained by the owners of property within such subdivisions. The City shall have no responsibility whatever for their maintenance and repair. • Private streets, roads, and drives within said subdivision shall always remain open to police, fire, and other official vehicles of all municipal, county, state, and federal agencies. • The following additional requirements shall apply to all land contained in private road, Planned Unit Development subdivisions: met less 1. Prior to the sale of any land within said subdivision, the subdivider shall erect, at all entrances to the subdivision, within the private drive and street rights-of-way, in a clearly on pHere.° Thetion shall a eledy off al sign, a metal be fixed to than eighteen (18) inches by twenty-four (24) inches in dimension, with lettering thereon of no less than two (2) inches per letter in height, bearing t words "City no less than two 2) inches in diameter by two (2) metal bolts, which post shall be permanently set into the ground as required by the Public Works Department. Said sign shall be no less than four (4) feet above the surface of the post ( I Hom mbers ground and shall be maintained in good repair by the subdivider and by the owners of the property within said subdivision. n this auto shall owners 2. No deed of conveyance shall ever be filed of record for any land within said subdivision unless said deed clearly states that "ail property the reco dinglof any such deedmttmulst fbst be presented to and approved by lo ment:WPror t ithi Association, whose responsibility includes complete maintenance of all private road(s) and common area(s) within this Planned Unit Devep the Director of Public Works and the Director of Planning and Community Development, or their designees. In order to assure that private roads and facilities are properly installed and inspected, no building permit shall be issued for any lot until City Staff has reported to the City Council that all proposed improvements, whether public or 3 private, are installed in compliance with approved plans and specifications. I'.LANNING & ZONING COMMISSION GUEST REGISTER MEETlNGDATES"mYxn'3., Qz~ NAME :6 3. QL 4L "~S t~n_ 1Lf(S0 CAS A 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25.