Title
Consider public testimony regarding and ordinance adopting the Planned Unit Development (PUD) No. 95 zoning district to allow single-family residential. (First Reading*)
Body
This tract is currently in the City's Extra Territorial Jurisdiction (ETJ) and is not zoned. This request will allow for a single-family development on an approximately 158-acre site. The General Plan indicates residential uses for this tract. The proposal of the Planned Unit Development (PUD) allowing single-family residential uses is in conformance with the General Plan. The proposed PUD will allow for two single-family lot types: Lot Type A provides a minimum of 18,000 square feet and a minimum lot width of 110 feet; Lot Type B provides a minimum of 8,450 square feet and a 65- foot minimum lot width. Lot Type A is proposed on 49% of the development acreage; Lot Type B encompass the remaining 51% of development acreage. The maximum number of single-family lots will not exceed 250.
The proposed PUD contains heightened architectural standards as well as landscaping standards for the single-family lots. The proposed architectural standards include heightened masonry standards, design variety, roofing materials, and front door and garage door design specifications. The PUD also requires landscaping on each residential lot and along both sides of Forest Ridge Blvd. The developer is required to construct a natural stone subdivision wall on both sides of Forest Ridge Blvd. and install landscaping along the right-of-way (ROW) to further enhance the streetscape. The proposed standards exceed the existing SF-2 (Single-family - Standard Lot) district standards and meet or exceed the adjacent Forest Ridge PUD standards. A table of the proposed standards and comparisons to both the SF-2 district and the Forest Ridge PUD have been included in this packet.
In conjunction with the single-family development, approximately 40 acres of open space is proposed including an expansion of the existing public park, two Brushy Creek Trail connections, and a privately maintained 1.31-acre park. The public park improvements include two additional picnic areas and a large open-air pavilion. The HOA-maintained park will include the substantial preservation of an existing Pecan Tree grove.
A Traffic Impact Analysis (TIA) has been reviewed and approved by the Transportation Department. The TIA analyzed several scenarios to determine the impact the development would have on the surrounding area and identify the need for any improvements. As a result of the TIA, the likely need for a traffic signal at the intersection of Forest Ridge Blvd. and Red Bud Lane was identified. The companion development agreement to this PUD requires the developer to pay his pro-rata share for this signal. During a public open house, residents raised concerns about the increase in traffic at the Forest Ridge Blvd. and Forest Creek Drive intersection. In response, staff and the developer's traffic engineer analyzed a scenario that assumed all peak hour traffic would travel south to this intersection. This scenario indicated that a slight delay would occur; however, the increase in traffic resulting from this unlikely scenario is still within the acceptable levels of service (LOS) for the Intersection.
The proposed PUD outlines specific standards for the extension of Forest Ridge Blvd. through the site, including landscaping and stone subdivision walls. The companion development agreement addresses the portion of the Forest Ridge Blvd. ROW that is on City property; subdivision walls along Forest Ridge Blvd. outside the PUD limits; realignment of the Brushy Creek Trail; reuse water for the common areas and the Forest Ridge Blvd ROW; and the pro-rata share of the aforementioned traffic signal.
As a part of the PUD process, the developer conducted three neighborhood meetings which were attended by the Planning and Development Services Director and the Assistant Transportation Director. The developer also met on-site and at adjacent property owners' homes to further discuss the proposal and mitigating development impacts. Several of the comments raised at these meetings have resulted in changes to the proposed PUD. These changes include:
· The planting of additional trees in the rear yard on lots abutting the existing homes;
· The preservation of existing trees during construction within a 20-foot tree buffer area adjacent to existing homes;
· Improved perimeter fencing to include a top cap, treated rails, metal posts, and 1 x 6" cedar picket size adjacent to existing homes;
· A four-way stop sign on Forest Ridge Blvd. within the PUD;
· Accessory structures and pools are required to be setback 20 feet on lots adjacent to existing homes;
· Storage buildings are limited to 7 feet in height on lots adjacent to existing homes;
· Increased the height of the stone wall from 6 feet to 8 feet for the homes in Forest Bluff that back up to the east side of the Forest Ridge Blvd. extension;
· All lots adjacent to existing homes will consist of a minimum of 18,000 square feet, and all homes on these lots will include a home size of no less than 2,400 square feet;
· The rear setback for homes on lots adjacent to the existing homes is increased from 20 feet to 30 feet;
· No above ground pools will be permitted within the PUD.
Cost: 0.00
Source of Funds: N/A
Recommended Action
The Planning and Zoning Commission recommend approval of the PUD with a vote of 6-0 on April 17, 2013. Staff recommends approval.