Title
Ordinance - Third and Final Reading on an Ordinance Approving a Zoning Change from PR to PD for Single-Family Residential on Approximately 23.84 Acres, Generally Located at the Northwest Corner of Newt Patterson Road and Cardinal Road by Tipton Engineering (ZC#11-010)
Requested Action
To consider the subject zoning change request.
Recommendation
The Planning and Zoning Commission held a public hearing on February 21, 2012, and voted 6-0 to recommend approval, with the following conditions: 1) Ensure that garage openings are at least 24 feet from the front property line to allow for cars parked in driveways and room to walk behind the cars; 2) Provide at least 6 different housing models throughout the subdivision; 3) Each housing model should have at least 3 characteristics which clearly distinguish it from other housing models, including different floor plans, exterior materials, roof lines, garage placement and placement of the footprint on the lot and or the building face; 4) Add the Residential Design Guidelines Checklist as an Exhibit to the PD; and 5) Revise the second sentence of the first paragraph in the PD to read as follows: "The proposed development is to adhere to the SF 8.4 standards, unless provided herein."
The applicant has incorporated the P&Z Commission's requirements into the material presented to the City Council.
Description/History
Monday, April 2, 2012---The applicant has submmitted a written request to withdraw the zoning change application (see attachment). At this point of the zoning change process, after notice to surrounding property owners and public hearings, the withdrawal will require the consent of the City Council.
Third and Final Reading - April 9, 2012
The developer will be required to conduct a detailed hydraulic analysis of Nichols Branch in the existing condition and the post development condition and confirm the development does not cause any impact to the floodplain that is inconsistent with the City of Mansfield Master Drainage Plan.
The developer will conduct a detailed analysis of all localized drainage issues; adjacent property line flows, bar ditch capacity, culvert capacities, and mitigate any negative impacts created by this development.
Public Hearing and First Reading - March 5, 2012
The applicant first appeared before the Planning & Zoning Commission on October 17, 2011. The Commission tabled the item after Mr. Charles Jowell (applicant) requested that the item be tabled in order for the applicant to prepare a Concept Plan/Planned Development and have a drainage study done. In January of 2012, the applicant returned with the proposed PD and provided the Engineering Department with a preliminary Drainage Analysis.
The proposed PD includes 55 lots with a minimum lot size of 8,400 sq ft and an average lot size of 11,711 sq ft. The minimum dwelling unit size will be 2,200 sq ft. Bloomfield Homes is the owner of the property and will be the builder throughout this development. All yards will be sodded and irrigated and planted with three trees, two of which will be in the front yard. The homes will have a covered front or rear porch, cedar garage door, washed aggregate driveway, masonry mailbox, 80% masonry and a minimum 8/12 pitched roof with dimensional shingles. Sidewalks are planned for both sides of the street and the streets will be lined with historically-styled lighting fixtures. Entrance monuments are planned for entries off Newt Patterson Road and Cardinal Road.
There will be 5.88 acres of open space with an existing pond and trees for the residents' enjoyment. A six-foot wide trail with a low water crossing will provide residents access throughout the development. Picnic tables and benches will be provided. The open space will be maintained by the Homeowner's Association.
This plan meets the minimum criteria spelled out in The Design Guidelines for Planned Development Districts for Residential Neighborhoods as noted in the following sections: streets, street pattern, block length, relationship of buildings to street, screening, walkways and landscaping, lighting, HOA's, entry features, signage, lot coverage, and storm water management.
In addition to the base design of the subdivision and the criteria stated above, this plan also incorporates the Guidelines for Residential Neighborhoods by:
§ Preserving and incorporating natural amenities unique to the site such as topography, mature trees, water features, etc. into the project. By protecting natural amenities and setting those areas aside, the development establishes a more natural intensity for the project.
§ Lot sizes and housing types are varied to blend and average out density and avoid homogeneous neighborhoods.
§ The average gross density has been evaluated and stands at 2.3 dwelling units per acre.
§ This infill development respects the scale, proportion, and character of the surrounding areas. Although some of the lots are smaller, the proposed homes are larger than some of the homes in the surrounding areas.
§ Open space is located within 1,500 feet of every dwelling unit in the new development.
§ Mix of housing products meets different needs of owners, family programs, classes and styles.
§ Variation of building placement and lot development patterns are essential to achieve visual diversity and avoid monotony.
§ Placement of homes and garages at variable setbacks establishes different patterns of visible open spaces and creates interesting streetscape.
Justification
See information above
Funding Source
Not applicable
Prepared By
Felix Wong, Director of Planning
817-276-4228