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Item 7BItem 7B – ZA08-075 Owners: Cosgrove, Sheehey, & Venis Partners Applicant: Community Site Planners Requests: Approval of a Zoning Change and Development Plan (ZA08-075) for Ridgeview at Southlake, a Transition Zoning District development of 24 single-family residential lots and 3 office buildings on approximately 13.22 acres Location: 505—519 Davis Blvd Item 7B – ZA08-075 Presentation Outline City Presentation 1. Background 2. Transition Land Use Designation 3. Transition Zoning District 4. Brief Description of Request 5. Variances & TZD Modifications Applicant Presentation 1. Site Analysis 2. Request Specifics a. Renderings, Cross Sections, etc. Zoning District Map SF-20A LU Map Southlake 2025 T-1 & T-2 Transition Optional Land Uses T-1 Primarily non-residential uses Intended for larger sites 15 to 40 acres Adjacent to commercial land uses, arterial roadways, and lower-intensity residential uses T-2 Primarily single-family residential uses Intended for smaller sites of 4 to 20 acres Adjacent to lower-intensity commercial and lower-intensity Limited commercial opportunities Significant environmental limitations Southlake 2025 Recommended Land Use Mix T-2 Land Use Criteria Office uses: Office uses are to be located along a major arterial, collector, or immediately adjacent to existing retail uses Office uses are encouraged to be limited to professional offices that are 1 – 2 stories with footprints between 3,000 – 6,000 square feet T-2 Land Use Criteria Residential uses: Located adjacent to proposed office and existing residential neighborhoods Well integrated with proposed open space and other civic uses to create a sense of place. Integrated with proposed commercial uses to provide internal automobile and pedestrian access to convenience commercial uses. Recommended to be to the density and scale that is appropriate based on the context and character of the proposed overall development. T-2 Land Use Criteria Open Space: Well designed and integrated open spaces are critical to the creation of successful mixed-use neighborhoods Emphasis shall be placed on preservation of existing wooded areas and stream corridors Open spaces should maximize frontage along residential and office uses. Open spaces shall occupy a prominent place in the development of a neighborhood and form the center pieces of a community Provide pedestrian connections to existing trail or greenway networks limit retail uses to areas which are at-grade with Davis Blvd; encourage service-oriented retail and office uses that cater to commuter traffic; preserve wooded areas and significant natural features; coordinate development of the site in conjunction with adjoining property; and encourage internal connectivity. Southlake 2025 Area A9 Recommendations Southlake 2025 Environmental Resource Protection Tree Cover / Open Space to be preserved where appropriate Transition Zoning District Alternative zoning category For properties adjacent to both commercial land uses or arterial roadways and lower intensity residential uses Allows for creative development in exchange for protection of open space and critical environmental resources Allow for mixed-use, pedestrian oriented development Master Plan approach Transition Zoning District Defined by TZD component area: Retail Area - Retail, office, and limited residential uses Retail Edge / Neighborhood Edge – Office, residential, and limited retail uses Neighborhood – Residential uses Minimum of 2 components are required W. Southlake Blvd Davis Blvd Southlake Woods Southlake Crossing PICTOMETRY TRANSITION DISTRICT COMPONENTS MASTER PLAN DEVELOPMENT PLAN TREE CONSERVATION PLAN SITE DATA SUMMARY Neighborhood Edge (Office) SITE DATA SUMMARY TZD REGULATIONS TZD REGULATIONS TZD REGULATIONS TZD MODIFICATIONS Cul-de-sac Prohibition: Cul-de-sacs are not permitted in a Transition Zoning District Raised First Floor Elevations: The finished-floor elevation of a single-family residence in the Transition Zoning District is required to be raised 2-feet above the finished level of the sidewalk in front of the residence. Davis Blvd Sidewalk Width: The Transition Zoning District requires 6’ sidewalks in the Neighborhood Edge component. The applicant is requesting a 5’ sidewalk along Davis Blvd to meet the minimum requirement of the Subdivision Ordinance Office Building Orientation: The applicant is proposing to orient the buildings toward the proposed internal street, however primary facades are required to be “oriented to the primary street,” which would be Davis Blvd. VARIANCES REQUESTED Driveway Stacking Required: 50’ Provided: 44’ Driveway Spacing Required: 100’ Provided: 82’ Driveway Access Required: Davis Blvd Provided: Local Street Public Review SPIN – August 25, 2008 Planning & Zoning Commission – November 6, 2008 Approved (7-0) granting the modifications to the “TZD” – Transitional Zoning District regulations for cul-de-sac prohibition, raised first floor elevations, Davis Boulevard sidewalk width, and the office building orientation; and granting the variances for driveway spacing, driveway stacking, and for commercial driveways on local streets; and subject to Review Summary No. 3, dated October 31, 2008. Park Board – Scheduled for December 8, 2008 Questions? PRELIMINARY PLAT Public Works EXISTING DRAINAGE AREA MAP PROPOSED DRAINAGE AREA MAP PRELIMINARY GRADING & DRAINAGE PLAN Proposed Private Storm Sewer Existing Public Storm Sewer Proposed Public Storm Sewer PRELIMINARY UTILITY PLAN LANDSCAPE PLAN NEIGHBORHOOD COMPONENT LANDSCAPE PLAN NEIGHBORHOOD EDGE COMPONENT OPEN SPACE & PATHWAYS PLAN NORTH ENTRY RENDERING SOUTH ENTRY RENDERING SOUTH ENTRY RENDERING STREET CROSS SECTIONS STREET CROSS SECTIONS STREET CROSS SECTIONS EXAMPLE RESIDENTIAL LOT EXAMPLE RESIDENCE ELEVATIONS – OFFICE COMPONENT BUILDING RENDERING – OFFICE COMPONENT CONCEPTUAL DEVELOPMENT AMENITIES TRI-COUNTY STREET LIGHT PLAN