Title
Ordinance - Third and Final Reading on an Ordinance Approving a Zoning Change from PR, Pre-Development to PD for Age Restricted Single-Family Residential on Approximately 35.54 Acres, Generally Located South of E. Debbie Lane and North of Sandstone Court and Primrose Trail; Integrity Group, LLC (ZC#15-005)
Requested Action
To consider the subject zoning change request.
Recommendation
The Planning and Zoning Commission held a public hearing on June 15, 2015 and voted 4-0 to recommend approval with the following changes: clarify the minimum home type square footages, detail the size of activity center and types of activities, and clarify the sidewalk on E. Debbie Lane will be constructed by the developer. Commissioner’s Hudson, Dodson and Polozola were absent.
Description/History
The applicant has provided the changes recommended by the P&Z in the latest development plans.
The proposed development is an age-restricted gated residential community with tree-lined private streets and other HOA maintained amenities like a swimming pool, walking trails, ponds and open space (see Exhibit C). It is intended for active seniors that wish for a relatively maintenance-free living environment.
There will be 185 dwelling units on a single lot. The units are designed to be condominiums. The homeowner’s association will maintain the building exterior and yards. The three dwelling types will be as follows:
Type 1 - 144 units at about 1,519 sq ft each
Type 2 - 17 units at about 1,519 sq ft each
Type 3 - 12 duplexes (24 units) at about 1,350 sq ft each unit
The separation between homes will be a minimum of six feet from side to side and twenty feet back to back (see Exhibits B and C).
There are several components of Section 4600 that the development is unable to meet. Exhibit B, Section VIII.B outlines these deviations. Staff feels that the deviations needed for this development are reasonable given it’s distinctions from other residential developments.
The project will have sidewalks along the private streets as well as trails throughout the neighborhood and around the perimeter of the development (see Exhibit D).
The developer has provided one gated trail connection to the south at Hearthside Lane. For vehicular access, the development has one main entrance along Debbie Lane and a secondary one for exit only. There will also be an emergency access drive in the northwestern portion of the property.
The land use is appropriate for this location. It appears to be a product lacking within the City. However, there are issues with the Thoroughfare Plan as described in the Engineering Staff comments below.
In the Master Thoroughfare Plan, Logan Drive is shown to extend to Debbie Lane. It is the plan’s intent that one or more of the existing five street stubs in Walnut Hills Addition be extended to Debbie Lane so not to overload one particular route. The proposed PD would block Hearthside Lane and Logan Drive from extending to Debbie Lane. Country Grove Trail and Pyramid Lane are possible extensions. The Country Grove Trail extension could be an issue due to an existing homestead and the future plan of Community of Hope. The right-of-way for the future extension of Pyramid Lane will be reserved in case it is necessary. If Pyramid Lane is the only route to Debbie Lane, it could be overloaded with traffic. Staff has not received a traffic impact analysis from the developer.
Prepared By
Felix Wong, Director of Planning
817-276-4228