General REPORT OF OFFICE OF URBAN DEVELOPMENT, PLANNING DIVISION STAFF TO THE TUSCALOOSA PLANNING AND ZONING COMMISSION ON THE TOWNHOMES OF WELLINGTON, A PLANNED UNIT DEVELOPMENT February 18, 2019 The following report on The Townhomes of Wellington PUD is submitted pursuant to Paragraph 2, Section 24-163 of the Code of Tuscaloosa. Plans of the proposed development are available for examination in the office of the Planning Division of the Office of Urban Development. Conformity of the PUD to Standards Prescribed in the Zoning Ordinance 1. The property proposed to be included within this PUD is currently within the city limits and is currently zoned as R-1. 2. The area of the property measures approximately 3.65 acres. The Zoning Ordinance specifies 15 acres as the normal minimum tract size for a PUD in an R-1 district. 3. The development is proposed to have 10 dwelling units on 3.65 acres (2.7 dwelling units per gross site acre). The Zoning Ordinance specifies 4 dwelling units per gross site acre as the normal maximum dwelling unit density for a PUD in an R-1 district. 4. Access to this development will be from Beacon Hill Parkway, a residential street. There will be four driveways, one of which will be shared by six lots. The development will not be gated. 5. Utilities within the PUD will be installed underground, as required in a PUD. 6. This development will be served by the City of Tuscaloosa sanitary sewer system. 7. The property will be developed as 10 residential lots and 1.94 acres of permanent open space. The Townhomes will be 44 feet wide and 3,000 3,500 square feet in size. Meanwhile, the Duplex units will be 44 feet wide and 3,000 3,500 square feet in size. All homes will have two (2) enclosed car garages. 8. The narrative states that the PUD subdivision will appeal to young adults and professionals, empty nesters, and retirees. The total population is expected to be approximately 20 residents. All homes will be for sale, with none being marketed for rental by the developer. The approximate cost of the homes will be $350,000.00 - $400,000.00. Desirability of PUD The 2009 City of Tuscaloosa Specific Plan for District 3 (Plan) does not specifically address this property. In the 2017 update to the Plan, the area for the PUD location was identified in the Proposed Land Uses Plan (Plan, p. 15) for low density residential use. This land use classification was intended
to have 2-4 dwelling units per acre. The proposed PUD is anticipated to have 2.7 dwelling units per gross site acre. In describing the District 3 Community, residential development as an asset in the Plan include: well-planned neighborhoods, quality of residential development, single-family residential developments, majority of housing stock is well maintained, housing stock is generally appreciating in value, and reinvestment and regeneration of existing housing stock (Plan, p. 2). Liabilities identified included: incompatibility of residential developments, and inappropriate or absence of previous planning (Plan, p. 4). The updated Plan set forth a policy guide in which the City, in cooperation with residents and the business sector, may build on the assets and visions of the community as they cooperatively engage, support and shape its future (Plan, p. 6). The following were the identified goals and objectives of District 3 for policies in land use and development: Goal: Facilitate diverse neighborhood-scale retail and service opportunities in close proximities to the neighborhoods. Objective: Create a new zoning district classification that prohibits large box stores, pawn stores, tattoo parlors, and other undesired uses. Objective: Cluster neighborhood retail opportunities in well-defined areas and avoid linear commercial corridor development. Goal: Reduce or eliminate unincorporated islands and gulfs. Objective: Create annexation plan. Objective: Require billboards to be removed from islands and gulfs as condition of annexation. Goal: Create and enhance sense of community character. Objective: Develop architectural and design standards, including landscaping. Objective: Develop standards for signage based on the street classification. A list of minimum standards for building materials for residential buildings were also specified in the updated Plan (Plan, p. 9). The residential district design standards included in the Plan were the following: 1. Building Materials Allowed A. Primary materials. Primary material changes shall occur only at inside corners. The following materials are required for not less than seventy-five (75) percent of the building wall surface area on each façade: (i) Brick and tile masonry; (ii) Native stone (or synthetic equivalent); (iii) Wood-clapboard or shingles; (iv) Cementitious siding; or (v) Stucco (cementitious finish). B. Accent materials. The following materials may make up twenty-five (25) percent of the building wall surface area on each façade: (i) Pre-cast masonry (for trim and cornice elements only); (ii) External insulation finishing system EIFS (for trim and cornice elements only); (iii) Gypsum reinforced fiber concrete GFRC (for trim elements only); (iv) Metal (for beams, lintels, trim elements and ornamentation); (v) Split-faced block (for piers, foundation walls and chimneys only); (vi) Glass block; (vii) Vinyl shakes or shingles; or (viii) Vinyl clapboard (with a minimum thickness of 0.044 inches).
C. Alternate materials. Alternate building materials may be approved by the zoning official. New materials must be considered equivalent or better than the materials listed above, and regionally-available materials are preferred. 2. Utilities A. All utilities shall be installed underground, except where such utilities are not visible from a street right-of-way. The PUD proposes homes that will complement existing homes in The Gates, A Village of Wellington and The Ridges of Wellington. It proposes a theme that is directed toward creating a neighborhood character, with emphasis on quality of life for the homeowners (PUD Narrative, p.1). An Architectural Review Board is planned to be established to approve the construction of homes (PUD Narrative, p. 4). The building materials proposed would include those identified in the residential district design standards for District 3 (PUD Narrative, p. 3). In the updated Plan, it was noted that the Planning and Zoning Commission encouraged the development of R-1 Planned Unit Developments (PUDs) where feasible in their approval of the updated Plan on January 18, 2017 (Plan, p. 14). The PUD request for an eight (8) Townhomes and a Duplex community is mostly in accordance with the Specific Plan for District 3 and in accordance with the Zoning Ordinance provisions for a PUD.
220 215 29 (Private Street R.O.W.) 31 32 (Private Street R.O.W.) 33 34 G F Parcel ID No. 30-03-07-1-001-001.007 The Gates, A Village of Wellington P.O. Box 1999 Tuscaloosa, AL 35403 D The Gates, A Village of Wellington Phase 1 Plat Book 21, Page 162 E 35 Exsiting Catch Basin Top: 235.99 Inv In: 230.99 Inv In: 230.69 Inv. Out: 226.34 C B A Existing Manhole Top: 239.36 Inv In: 230.56 Inv. Out: 230.11 36 Exsiting Catch Basin Top: 235.74 Inv In: 232.24 Inv. Out: 232.19 240 235 230 225 220 20' Sanitary Sewer Easement 54 215 210 The Ridges of Wellington Plat Book 2005, Page 13 55 FF Main 238.16 FF Base 227.83 56 Shared Driveway Deck Deck Deck Deck Deck Wall 57 Basement MH FF Main 238.16 FF Base 227.83 58 FF Main 238.16 FF Base 227.83 59 396.96 L.F. 8" D.I. @ 1.46% 225 Wall 220 Deck Basement 215 Req'd: 20' Sanitary Sewer Easement 210 Deck 205 190 200 185 195 180 Req'd: 281 lf 8" PVC 175 170 165 155 160 Req'd: Sanitary Sewer Manhole Existing 8" Sanitary Sewer 132.49 L.F. 8" D.I. @ 1.40% Req'd: 77 lf 8" PVC Existing 20' Sanitary Sewer Easement Existing Sanitary Sewer Manhole Parcel ID No. 30-03-07-1-001-001.054 Ridges of Wellington Owners P.O. Box 1999 Tuscaloosa, AL 35403 Owner/Developer: Duckworth - Morris Realty Inc. PO Box 1999 Tuscaloosa, AL 35403 Engineer/Land Surveyor: Al Cabaniss, PE, PLS Cabaniss Engineering, Inc. P. O. Box 020440 Tuscaloosa, AL 35402 Notes: 1) Property is Zoned R-1 (PUD) 2) Total Acreage to be Subdivided: 3.65 Total Acreage Under Control of Developer: 3.65 3) Allowable Density (R-1 PUD): 4.0 du/acre Proposed Density: 2.74 du/acre 4) 1.94 acres 5) This property does not lie in a special flood hazard area (FIRM Map No. 01125C0507F) Dated September 28, 2007 6) Property is located in the W½-NE ¼ - of Section 7, Township 21 South, Range 9 West, Tuscaloosa County, Alabama. 7) Cross Access Agreements shall be required for the Shared Driveway for Lots 57-63 and the Turnaround Stub Outs for Lots 54-57. These easements will be provided prior or with the final subdivision plat. 8) All shall be owned and maintained by The Townhomes of Wellington Home Owners Association. 9) The common driveway shall be maintained by The Townhomes of Wellington Home Owners Association. 10) This development is an amendment to the Master Plan for Wellington Parcel "S", prepared in October of 2003. 11) Dwellings 54-61 are Townhomes by definition. Dwellings 62-63 are Duplexes by definition, although Dwellings 62-63 are the same Architectural style and appearance as Dwellings 54-61. 12) There will be no fencing associated with The Townhomes at Wellington. Each Townhome/Duplex has a private deck overlooking the mature hardwoods. 13) The Townhomes at Wellington is another phase of an existing development. Existing homes in The Ridges of Wellington and the Gates of Wellington include single family detached homes, townhomes, and duplexes. There will be no signage to differentiate this phase of development from the earlier phases. 14) The Gates of Wellington and the Ridges of Wellington have a significant amount of Open Space that consist of primarily of mature hardwoods, with some pines. The at the Townhomes of Wellington will consist of the same character as the existing for previous developments and will be an uninterrupted continuation of platted with previous developments. There is no need to provide fencing for the at The Townhomes of Wellington. Preliminary Subdivision Plat The Townhomes of Wellington Tuscaloosa, Alabama 60 MH 20' Williamsburg Lane Existing Manhole Top: 236.01 Inv In: 229.56 Inv In: 229.41 Inv. Out: 228.86 Exsiting Catch Basin Top: 235.55 Inv. Out: 232.85 240 61 235 FF Main 238.16 FF Base 227.83 Deck 230 225 220 215 210 205 200 195 MH Existing Sanitary Sewer Manhole The Ridges of Wellington Plat Book 2005, Page 13 Slope Varies - 2% Uniform Cross Slope or Crown Depending Upon Location Open Beacon Hill Parkway Existing Street 245 Existing 8" Sanitary Sewer Parcel ID No. 30-03-07-1-001-001.009 The Gates, A Village of Wellington 3200 Rice Mine Road Tuscaloosa, AL 35406 Exsiting 8" Sanitary Sewer Exsiting Catch Basin Top: 235.60 Inv In: 224.60 Inv. Out: 224.35 Exsiting 15" RCP Storm Sewer Existing Manhole Top: 218.83 Inv In: 213.83 Inv In: 213.18 Inv. Out: 213.08 Parcel ID No. 30-03-07-1-001-001.005 Wellington LTD P.O. Box 2029 230 Tuscaloosa, AL 35403 235 Req'd: Maintain Existing Berm and Trees 240 Beacon Hill Parkway 50' R.O.W. Shared Driveway 235 62 63 230 225 210 185.80 L.F. 8" D.I. @ 2.10% 319.76 L.F. 8" D.I. @ 2.12% The Ridges of Wellington Plat Book 2005, Page 13 205 200 Open Beacon Hill Parkway Existing Street North Ridge Road Project Location Rice Mine Road Cabaniss Engineering Inc. Professional Engineers and Land Surveyors Court House Plaza 600 Lurleen Wallace Boulevard South Suite 140 P. O. Box 020440 Tuscaloosa Alabama Existing Manhole #4135 Top =200.37 Imv In =195.07 Inv Out =194.81 McFarland Blvs/U.S. 82 Beacon Hill Parkway Rice Mine Road 01/17/2019
29 (Private Street R.O.W.) 31 32 (Private Street R.O.W.) 33 D 34 G C F Parcel ID No. 30-03-07-1-001-001.007 The Gates, A Village of Wellington E P.O. Box 1999 Tuscaloosa, AL 35403 The Gates, A Village of Wellington Phase 1 Plat Book 21, Page 162 Parcel ID No. 30-03-07-1-001-001.021 Edith Maureen Marcks B 2412 St. James Landing Tuscaloosa, AL 35406 Charlotte M. Barton Parcel ID No. 30-03-07-1-001-001.022 2408 St. James Landing Tuscaloosa, AL 35406 Pam C. Brilbeck Parcel ID No. 30-03-07-1-001-001.023 8787 Bay Colony Drive, 35 Exsiting Catch Basin Top: 235.99 Inv In: 230.99 Inv In: 230.69 Inv. Out: 226.34 Apartment 1706 Naples, FL 34108 Virginia Parker Ennis Parcel ID No. 30-03-07-1-001-001.024 2400 St. James Landing Tuscaloosa, AL 35406 A Existing Manhole Top: 239.36 Inv In: 230.56 Inv. Out: 230.11 Parcel ID No. 30-03-07-1-001-001.025 Thomas J. Joiner 1766 Williamsburg Lane Tuscaloosa, AL 35406 Exsiting Catch Basin Top: 235.74 Inv In: 232.24 Inv. Out: 232.19 20' Sanitary Sewer Easement The Ridges of Wellington Plat Book 2005, Page 13 54 FF Main 238.16 FF Base 227.83 55 Deck Deck Deck Deck Deck 56 Shared Driveway Wall 57 Basement MH FF Main 238.16 FF Base 227.83 58 20' FF Main 238.16 FF Base 227.83 59 Req'd: Sanitary Sewer Manhole 396.96 L.F. 8" D.I. @ 1.46% Wall Deck Basement Req'd: 20' Sanitary Sewer Easement Deck Req'd: 281 lf 8" PVC Existing 8" Sanitary Sewer 20' Req'd: Sanitary Sewer Manhole MH 132.49 L.F. 8" D.I. @ 1.40% Req'd: 77 lf 8" PVC Existing 20' Sanitary Sewer Easement Existing Sanitary Sewer Manhole Parcel ID No. 30-03-07-1-001-001.054 Ridges of Wellington Owners P.O. Box 1999 Tuscaloosa, AL 35403 Owner/Developer: Duckworth - Morris Realty Inc. PO Box 1999 Tuscaloosa, AL 35403 Engineer/Land Surveyor: Al Cabaniss, PE, PLS Cabaniss Engineering, Inc. P. O. Box 020440 Tuscaloosa, AL 35402 Notes: 1) Property is Zoned R-1 (PUD) 2) Total Acreage to be Subdivided: 3.65 Total Acreage Under Control of Developer: 3.65 3) Allowable Density (R-1 PUD): 4.0 du/acre Proposed Density: 2.74 du/acre 4) 1.94 acres 5) This property does not lie in a special flood hazard area (FIRM Map No. 01125C0507F) Dated September 28, 2007 6) Property is located in the W½-NE ¼ - of Section 7, Township 21 South, Range 9 West, Tuscaloosa County, Alabama. 7) Cross Access Agreements shall be required for the Shared Driveway for Lots 57-63 and the Turnaround Stub Outs for Lots 54-57. These easements will be provided prior or with the final subdivision plat. 8) All shall be owned and maintained by The Townhomes of Wellington Home Owners Association. 9) The common driveway shall be maintained by The Townhomes of Wellington Home Owners Association. 10) This development is an amendment to the Master Plan for Wellington Parcel "S", prepared in October of 2003. 11) Dwellings 54-61 are Townhomes by definition. Dwellings 62-63 are Duplexes by definition, although Dwellings 62-63 are the same Architectural style and appearance as Dwellings 54-61. 12) There will be no fencing associated with The Townhomes at Wellington. Each Townhome/Duplex has a private deck overlooking the mature hardwoods. 13) The Townhomes at Wellington is another phase of an existing development. Existing homes in The Ridges of Wellington and the Gates of Wellington include single family detached homes, townhomes, and duplexes. There will be no signage to differentiate this phase of development from the earlier phases. 14) The Gates of Wellington and the Ridges of Wellington have a significant amount of Open Space that consist of primarily of mature hardwoods, with some pines. The at the Townhomes of Wellington will consist of the same character as the existing for previous developments and will be an uninterrupted continuation of platted with previous developments. There is no need to provide fencing for the at The Townhomes of Wellington. Preliminary Subdivision Plat The Townhomes of Wellington Tuscaloosa, Alabama 36 60 MH 20' Williamsburg Lane Existing Manhole Top: 236.01 Inv In: 229.56 Inv In: 229.41 Inv. Out: 228.86 Exsiting Catch Basin Top: 235.55 Inv. Out: 232.85 61 FF Main 238.16 FF Base 227.83 Deck MH Existing Sanitary Sewer Manhole The Ridges of Wellington Plat Book 2005, Page 13 Slope Varies - 2% Uniform Cross Slope or Crown Depending Upon Location Proposed Private Street (Improvements Proposed as shown) Parcel ID No. 30-03-07-1-001-001.009 The Gates, A Village of Wellington 3200 Rice Mine Road Tuscaloosa, AL 35406 Exsiting 8" Sanitary Sewer Exsiting Catch Basin Top: 235.60 Inv In: 224.60 Inv. Out: 224.35 Exsiting 15" RCP Storm Sewer Existing Manhole Top: 218.83 Inv In: 213.83 Inv In: 213.18 Inv. Out: 213.08 Parcel ID No. 30-03-07-1-001-001.005 Wellington LTD Tuscaloosa, AL 35403 P.O. Box 2029 Beacon Hill Parkway 50' R.O.W. Shared Driveway Req'd: Maintain Existing Berm and Trees 62 20' 63 for Lot 62 185.80 L.F. 8" D.I. @ 2.10% 20' Private Sanitary Sewer Easement 20' Private Sanitary Sewer Easement 20' for Lot 63 319.76 L.F. 8" D.I. @ 2.12% The Ridges of Wellington Plat Book 2005, Page 13 20' MH Existing 8" Sanitary Sewer Existing Sanitary Sewer Manhole Existing 8" Sanitary Sewer Beacon Hill Parkway Existing Street (No Improvements) North Ridge Road Project Location Rice Mine Road Cabaniss Engineering Inc. Professional Engineers and Land Surveyors Court House Plaza 600 Lurleen Wallace Boulevard South Suite 140 P. O. Box 020440 Tuscaloosa Alabama Existing Manhole #4135 Top =200.37 Imv In =195.07 Inv Out =194.81 McFarland Blvs/U.S. 82 Beacon Hill Parkway Rice Mine Road 01/17/2019