Cherokee Webster Development, LP. City of Webster, Texas Planned Development No. 3 Proposed Revision No. 4 October 2013 1
Statement of Intent This Revision No. 4 of the Statement of Intent is written in the 7 th year of development of the Edgewater Master Planned Community. The text will therefor reflect on development that has been completed, is in process or is yet to be completed. The former Texas Genco Power Plant Site, known now as Edgewater, is a 537 Acre tract of land extending from NASA Parkway, south to Clear Creek. The east and west sides of the site are bounded by power transmission easements which feed two (2) power switchyards located on the site. Although these easements are have no development potential, they continue to serve a useful function for CenterPoint Energy with the Edgewater project. Net of the transmission easements and switchyards, there are by this account approximately 250 acres that can be developed. See Exhibit: Conceptual Land Use Plan. The NASA Parkway Bypass, otherwise referred to by TXDOT as NASA Road 1, penetrates the western boundary of the site and traverses northeasterly through Edgewater, intersecting NASA Parkway on the northern boundary. It should be noted that TXDOT prohibits direct driveway or street access to that segment of the Bypass that passes through Edgewater. Primary access to developable property within Edgewater is provided by NASA Parkway and by Water Street, a north-south boulevard spine street connecting to NASA Parkway opposite Sarah Deel Lane. Knights Bridge Lane intersects Water Street and connects Edgewater with the Green Acres subdivision to the east. Marina View Drive intersects Water Street at a traffic circle, or roundabout, and will one day connect with SH 3 to the west. A corridor has been set aside in Edgewater to accommodate street right-of-way for the extension of Henderson Avenue between FM 270 and the roundabout on Water Street, should the City of Webster one day find that the connection is warranted. The northern end of Edgewater is anticipated to be developed as primarily a commercial and retail corridor fronting or siding on NASA Parkway and Water Street. Moving south along Water Street between NASA Parkway and the roundabout, the 414 unit for-rent Arium multifamily housing development is in its 5 th year of existence with occupancy at 95%. South of Arium and separated by a common area, the mid-section of Edgewater is partially developed with 60 and 70 wide residential lots on PA7, and 50 lots and townhome lots on PA 9. See Exhibit: Development Status Map. Located south of the roundabout between PA 7 & PA 9 and PA 14 are PA 10 with potential condo convertible, for-rent multi-family housing, PA 11, with potential for mixed-use development and PA 12, with potential for townhome single family living. PA 10 and 12 will take advantage of inlet waters connecting to Clear Creek enhancing development frontage and views. The southern end of Edgewater, PA 14, is anticipated to be developed as single family residential home sites of various widths for a broad range of mid to upper-end homes. Many of these home sites are expected to have direct access to canals which will lead to Clear Creek, 2
and thus Clear Lake and Galveston Bay. Land area is being preserved at the southern end of PA 14 for public access See Exhibits: Open Space Plan Edgewater is intended to be a pedestrian oriented, community with sidewalks, open space and landscape reserves throughout, while meeting City of Webster requirements for parking, screening, and roadways. Edgewater continues to be viewed as an exciting development in the City of Webster that will serve as a catalyst for the surrounding area and enhance the development of other surrounding properties. Great care is being taken to showcase and preserve natural features unique to this site while providing potential growth for City revenues and creating a high quality of life for its residents. The matrix that follows outlines Edgewater s proposed land use by acreage, densities, and the minimum and maximum acres and percentage of non-residential, for-rent residential and forsale residential acres. Respectfully submitted, By: Cherokee Webster Development, L.P. Robert B. Douglas, Jr., General Manager 3
Development Matrix August 2010 Submittal: A. Retail / Commercial Parcels Acres 1. PA 1 2.3 2. PA 2 6.6 3. PA 3 13.6 4. PA 4 18.1 A. Total 40.6 B. Mixed Use / Alternative Development District Nos. 1 & 2 Parcels Acres Max Density Max Res Units Proposed Use 1. PA 10 5.8 50 290 Retail/commercial or for-sale res 2. PA 11 11.5 12 138 Retail/commercial or for-sale res 3. PA 12 6.0 12 72 Retail/commercial or for-sale res B. Totals 23.3 500 C. For-Sale Residential - Residential District Nos. 2, 3 & 4 Parcels Acres Max Density Max Res Units Proposed Use 1. PA 7 51.7 6 310 Single-family for-sale residential 2. PA 9a 20.2 4 80 Single-family for-sale residential 3. PA 9b 5.0 8 40 Single-family for-sale residential 4. PA 14 69.0 4 276 Single-family for-sale residential C. Totals 145.9 706 D. For-Rent Residential - Multi-Family Residential District Parcels Acres Max Density Max Res Units Proposed Use 1. PA 5 16.0 15.3 288 For-rent residential 2. PA 6 11.0 15.3 198 For-rent residential D. Totals 27.0 486 E. For-Sale Residential - Residential District No. 1 Parcels Acres Max Density Max Res Units Proposed Use 1. PA 13 2.4 4 9 Single-family for-sale residential 2. PA 15 7.2 4 28 Single-family for-sale residential E. Totals 9.6 37 Total Acres 246.4 Summary Min Res Acres % Of 246.4 Acres Non-Residential 40.6 [1] 16% For Rent Residential 27.0 [2] 11% For Sale Residential 178.8 [3] 73% Total Acres 246.4 100% [1] A; [2] D; [3] B+C+E 4
Development Matrix October 2013 Submittal: A. Retail / Commercial Parcels Acres 1. PA 1 2.3 2. PA 2 6.6 3. PA 3 13.6 4. PA 4 18.1 A. Total 40.6 B. Mixed Use / Alternative Development District Nos. 1 Parcels Acres Max Density Max Res Units Proposed Use 1. PA 11 12.7 12 152 High density, mid-rise or single-family for-sa for-sale residential B. Totals 12.7 152 C. For-Sale Residential - Residential District Nos. 2, 3 & 4 Parcels Acres Max Density Max Res Units Proposed Use 1. PA 7 51.7 6 310 Single-family for-sale residential 2. PA 9a 20.2 6 121 Single-family for-sale residential 3. PA 9b 5.0 8 40 Single-family for-sale residential 4. PA 12 3.0 12 36 Single-family for-sale residential 5. PA 14 71.9 6 431 Single-family for-sale residential C. Totals 151.8 938 D. For-Rent Residential - Multi-Family Residential District Parcels Acres Max Density Max Res Units Proposed Use 1. PA 5 16.0 15.3 245 For-rent residential 2. PA 6 11.0 15.3 169 For-rent residential 3. PA 10 6.6 65 429 Condo-convertible for-rent residential D. Totals 33.6 843 E. For-Sale Residential - Residential District No. 1 Parcels Acres Max Density Max Res Units Proposed Use 1. PA 13 2.5 4 10 Single-family for-sale residential 2. PA 15 9.2 4 37 Single-family for-sale residential E. Totals 11.7 47 Total Acres 250.4 Summary Acres % Of 250.4 Acres Res Units Non-Residential 40.6 [1] 16% 0 For Rent Residential 33.6 [2] 14% 843 For Sale Residential 176.2 [3] 70% 1,137 Total Acres 250.4 100% 1,980 [1] A; [2] D; [3] B+C+E 5
Density Comparison Chart EDGEWATER City of Webster PD No. 3, Revision No. 4 October 2013 Submittal August 2010 Submittal Land Use PA No. Acres U/A Units PA No. Acres U/A Units Retail/Commercial PA 1 2.3 PA 1 2.6 PA 2 6.6 PA 2 6.6 PA 3 13.6 PA 3 13.6 PA 4 18.1 PA 4 18.1 Totals 40.6 40.6 Alternative/Development District No. 1 PA 11 12.7 12 152 PA 11 11.5 12 54 PA 12 6.0 12 104 Totals 12.7 188 17.5 158 Alternative/Development District No. 2 PA 10 5.8 50 290 Totals 5.8 290 Residential District Nos. 2, 3, 4 PA 7 51.7 6 294 PA 7 51.7 6 310 Single-Family For-Sale PA 8 Deleted PA 8 Deleted PA 9a 20.2 6 140 PA 9a 20.2 4 80 PA 9b 5.0 8 40 PA 9b 5.0 8 40 PA 12 3.0 12 36 PA14 71.9 6 276 PA 14 69.0 4 276 Totals TTL : 151.8 938 145.9 706 Multi-Family Res District PA 5 16.0 15.3 245 PA 5 16.0 18 288 For-Rent PA 6 11.0 15.3 169 PA 6 11.0 18 198 PA 10 6.6 65 429 Totals 33.6 843 27.0 486 Residential District Nos. 2, 3, 4 For Sale PA 13 2.5 4 10 PA 13 2.4 4 9 PA 15 9.2 4 37 PA 15 7.2 4 28 Totals 11.7 47 9.6 37 Grand Totals 250.4 246.4 6
Edgewater is divided into the following Development Districts which correspond to Planning Areas, or PA s, indicated on the Outline Plan: Commercial / Retail District: CHANGED TO INCLUDE ALL C-2 ZONING USES PA 1, 2, 3 & 4 Intent: This district is intended to allow for all market driven land uses permitted under C-2 zoning. Uses: Shopping Centers, Retail Centers, Office Uses (medical, general office, etc.), Entertainment Centers (Theaters, etc.), Commercial Uses, Medical and Care Facilities (group housing, state licensed, assisted living center). Uses to generally comply with C-2 Second Commercial District, as defined in City of Webster Zoning Regulations. Density: PA 1 Per C-2 Zoning PA 2 Per C-2 Zoning PA 3 Per C-2 Zoning PA 4 Per C-2 Zoning Height Restrictions: 55 to 65 Multi-Family Residential District: CHANGED TO INCLUDE PA 10 PA 5 & 6 Intent: This district includes multi-family residential housing. Use complies with the Multi- Family District as defined in the City of Webster Zoning Regulations. Density: PA 5 15.3 U/A approved by City and subsequently developed PA 6 15.3 U/A approved by City and subsequently developed Height Restrictions: 55 to 65 PA 10 Location Change: The location of PA 10 swapped with that of PA 11. Intent: This development is intended as follows: A. Mid-rise rental residential housing constructed with Condominium Style features which will allow for the conversion to For-Sale condominiums when determined to be an appropriate market decision. Features that would be designed into each multi-family home include: 1. Pre-planned documents to readily facilitate: i. The creation of a condominium association. ii. The conversion of dwelling units from rental to owned. 7
2. Not less than 75% and up to100% exterior masonry finish. 3. Enclosed multi-story concrete parking garage. 4. State-of-the-art home security, telecommunications and high speed internet systems. 5. Secure building access points. 6. Enclosed common area courtyards. 7. Individual water and electric meters for each dwelling unit. 8. Expanded kitchens and bathrooms. 9. Upgraded interior finishes which may include granite counter tops, stainless steel appliances, enhanced ceiling heights, custom interior lighting, hardwood floor options and other custom home finishes. 10. Upgraded wall and floor sound attenuation. 11. Green energy conservation & water efficiency design elements. 12. Wide hallways. 13. Elevators. Uses: First floor commercial/retail uses, restaurants, residential uses, including mid-rise residential towers, live/work units, i.e. residential over retail/commercial, townhouses, apartments/condos. Density: 65 U/A maximum for-rent, convertible to for-sale. Height Restrictions: 75 to 85 Mixed Use / Alternative Development District No. 1: Location Changed PA 11 Location Change: The location of PA 11 swapped with that of PA 10. Intent: This district is intended to allow a mix of land uses within the same development district, including townhome and single family residential housing. Uses: Townhomes and single family residential housing. Density: 12 U/A maximum for sale Height Restrictions: 55 to 65 PA 12 Intent: This district is intended to allow a mix of land uses within the same development district, including townhome and single family residential housing. Uses: Townhomes and single family residential housing. 8
Density: 12 U/A maximum for sale Height Restrictions: 55 to 65 Mixed Use/Alternative Development District No. 2: PA 10 moved to Multi-Family Residential District Single Family Residential District No. 1: U/A Density Reduced PA 13 & 15 Intent: This district is intended to be composed of single-family detached and/or attached dwellings on small sized home sites to create basic neighborhood units. Uses: Single-family detached dwellings, townhouses, condos. Density: 4 U/A maximum for-sale. Height Restrictions: 55 to 65 Single Family Residential District No. 2: REVISED - Divided PA 9 into PA 9a and PA 9b PA 9 Intent: This district is intended to be composed of single-family dwellings on intermediate sized home sites to create basic neighborhood units. Uses: Single-family, for-sale detached and attached dwellings. Density: PA 9a - 7 U/A for-sale detached dwelling units maximum. PA 9b - 8 U/A for-sale attached dwelling units maximum. Height Restrictions: 40 to 50 Single Family Residential District No. 3: REVISED (Removed Amenity Lake) PA 7 Intent: This district is intended to be composed of single-family detached dwellings on intermediate sized home sites to create basic neighborhood units. Uses: Single-family detached dwellings. Density: PA 7-6 U/A for-sale maximum. Height Restrictions: 40 to 50 9
Single Family Residential Estates District No. 4: REVISED (Orientation of Canals) PA 14 Intent: This district is intended to be composed of single-family detached dwellings on home sites of varying sizes to create basic neighborhood units that will appeal to upscale buyers. A segment of this district may be a gated, lake/canal oriented community with private streets. Uses: Single-family detached dwellings. Density: 6 U/A for-sale maximum Height Restrictions: 40 to 50 10
LANDSCAPE SPRAY PARK LANDSCAPE EXISTING PARKING SPRAY PARK / PLAZA SPACE SHADE SAIL SPRAY PARK BOARDWALK / MARINA TRAILS SHADE SAIL PROMENADE & TRAILS NOVEMBER 18, 2013 The information shown is based on the best information available and is subject to change without notice. PA 12-1 & PA 12-2 Marina Area and Townhomes
NOVEMBER 18, 2013 STATE HIGHWAY 3 OLD GALVESTON RD. OLD GALVESTON RD. W A TER STREET REVISION 4 OUTLINE PLAN for PD #3 Conceptual Land Use Plan NASA PARKWAY C1 C1 EDGEWATER City of Webster, Texas 65 M1 PA 3 13.6 AC PA 4 18.1AC 1.6 AC NASA P A R K W A Y B Y P A S S PA 5 16.0 AC PA 2 6.6 AC PA 6 11.0 AC SUB- STATION PA 1 2.3 AC POWER AND PIPELINE EASEMENT SARAH DEEL DR. KNIGHTS BRIDGE LN. 26.5 AC 24.2 AC R1A PIPELINE EASEMENT 61.1 AC PA 7 49.0 AC PA 9A 20.0 AC HENDERSON AVE S N W E TRUE NORTH M1 53.2 AC 0.8 AC 0.9 AC / 3.0 AC PA 9B 5.0 AC POWER EASEMENT PA 11 12.7 AC FUTURE ROADWAY 0.9 AC TRAFFIC CIRCLE 0.3 AC 0.8 AC PLAN NORTH R2 0 100 200 400 Scale 1 = 200 SUBSTATION PA 10 6.6 PA 12-1 3.0 AC PA 12-2 3.0 AC 0.7 AC LANDOLT ST. PA 13 2.4 AC 7.7 AC R1 PA 15 1.6 AC / 1.9 AC POWER AND PIPELINE EASEMENT PA 14 70.2 AC 5.2 AC GLO / OPEN SPACE 26.9 AC R2 R2 PA 15 6.5 AC CLEAR CREEK This map of Edgewater represents an artist s conception of significant existing and proposed land uses as of November 2008. Said drawing is a pictorial representation only and is subject to change. Additionally no warranties or representations express or implied, concerning the actual design, location or character of the facilities shown on this map are intended. This presentation graphic represents a compilation of datum obtained from maps, surveys and other documents provided to TBG Partners by other consultants relative to engineering and drainage, flood plains and environmental issues and should not be relied upon for any purpose other than general conceptual land use assumptions. Unrestricted reserves may be developed or sold as single-family residential, multi-family residential, recreation area, or commercial uses (which may include, but not limited to, churches, public service, schools, retail centers, office buildings and professional buildings). Completion of the Edgewater development may or may not occur. Buyers of property in Edgewater should not rely on the completion of the Edgewater development as shown on illustrations, depictions or maps. Edgewater has adopted, or will adopt, guidelines for all commercial and residential land uses, including unrestricted reserves not owned by Edgewater. CHEROKEE WEBSTER DEVELOPMENT, L.P.
OCTOBER 8, 2013 Scale 1 = 200 STATE HIGHWAY 3 OLD GALVESTON RD. OLD GALVESTON RD. 400 EDGEWATER Open Space/ Amenities Plan NASA PARKWAY C1 C1 City of Webster, Texas Parks & Trails Legend Parks & Open Space: 46.5 Ac. Parks/Neighborhood Parks, Landscape Easements and Open Space Note: Easements not included in acreage totals. Trail System 6 Wide Concrete Walk System 5 Wide Concrete Walk System Observation Platform * M1 PA 3 PA 4 NASA P A R K W A Y B Y P A S S PA 5 PA 2 PA 6 SUB- STATION PA 1 SARAH DEEL DR. C2 KNIGHTS BRIDGE LN. POWER AND PIPELINE EASEMENT R1A TRUE NORTH PIPELINE EASEMENT PLAN NORTH 0 100 200 400 PA 9A W A TER STREET PA 7 ESMT ESMT FUTURE ROADWAY M1 3.0 AC PA 9B 0.3 AC 0.8 AC R2 PA 12-1 PA 11 SUBSTATION PA 10 PA 12-2 0.7 AC PA 13 7.7 AC LANDOLT ST. TRAIL SYSTEM PA 15 1.9 AC POWER AND PIPELINE EASEMENT PA 14 5.2 AC This map of Edgewater represents an artist s conception of significant existing and proposed land uses as of November 2008. Said drawing is a pictorial representation only and is subject to change. Additionally no warranties or representations express or implied, concerning the actual design, location or character of the facilities shown on this map are intended. R2 OLD GALVESTON RD. PA 15 * GLO/ OPEN SPACE 26.9 AC CLEAR CREEK UNDISTURBED ARCHAEOLOGICAL SITE UNDISTURBED ARCHAEOLOGICAL SITE This presentation graphic represents a compilation of datum obtained from maps, surveys and other documents provided to TBG Partners by other consultants relative to engineering and drainage, flood plains and environmental issues and should not be relied upon for any purpose other than general conceptual land use assumptions. Unrestricted reserves may be developed or sold as single-family residential, multi-family residential, recreation area, or commercial uses (which may include, but not limited to, churches, public service, schools, retail centers, office buildings and professional buildings). Completion of the Edgewater development may or may not occur. Buyers of property in Edgewater should not rely on the completion of the Edgewater development as shown on illustrations, depictions or maps. Edgewater has adopted, or will adopt, guidelines for all commercial and residential land uses, including unrestricted reserves not owned by Edgewater.
NOVEMBER 18, 2013 Scale 1 = 200 STATE HIGHWAY 3 OLD GALVESTON RD. OLD GALVESTON RD. OLD GALVESTON RD. W A TER STREET EDGEWATER Circulation Plan City of Webster, Texas CIRCULATION LEGEND 100 R.O.W. 80 R.O.W. 70 R.O.W. 60 R.O.W. 50 R.O.W. All major arterial ROW s to adhere to city standards for tangent distances, block lengths, and intersection spacings. To follow collector street standards. To follow collector street standards. To follow collector street standards. To follow collector street standards. NASA PARKWAY BYPASS Developement does not have direct access from the Bypass, commercial activity will be accessed by adjacent local streets only. TRUE NORTH NASA PARKWAY PA 3 PA 4 M1 PIPELINE ESMT NASA P ARKWAY BYPASS 100 PA 5 C1 PA 2 100 PA 6 PIPELINE EASEMENT 100 PA 6 POWER AND PIPELINE EASEMENT 60 SUB- STATION PA 1 C1 SARAH DEEL DR. KNIGHTS BRIDGE LN. C2 R1A ON-STREET PARALLEL PARKING PLAN NORTH 0 100 200 400 PA 9A PA 7 ON-STREET PARALLEL PARKING FUTURE ROADWAY ESMT 100 ESMT 60 50 ESMT PA 9B 70 70 PA 11 R2 M1 SUBSTATION 70 PA 10 PA 12-1 PA 12-2 100 60 70 80 VEHICULAR BRIDGE PA 13 LANDOLT ST. POWER AND PIPELINE EASEMENT R1 PA 14 R2 PA 15 CLEAR CREEK This map of Edgewater represents an artist s conception of significant existing and proposed land uses as of November 2008. Said drawing is a pictorial representation only and is subject to change. Additionally no warranties or representations express or implied, concerning the actual design, location or character of the facilities shown on this map are intended. This presentation graphic represents a compilation of datum obtained from maps, surveys and other documents provided to TBG Partners by other consultants relative to engineering and drainage, flood plains and environmental issues and should not be relied upon for any purpose other than general conceptual land use assumptions. Unrestricted reserves may be developed or sold as single-family residential, multi-family residential, recreation area, or commercial uses (which may include, but not limited to, churches, public service, schools, retail centers, office buildings and professional buildings). Completion of the Edgewater development may or may not occur. Buyers of property in Edgewater should not rely on the completion of the Edgewater development as shown on illustrations, depictions or maps. Edgewater has adopted, or will adopt, guidelines for all commercial and residential land uses, including unrestricted reserves not owned by Edgewater.
M A T C H L I N E The Johnson Development Corp. PA7 6 Walk, Typ. Shade Tree, Typ. Sabal Palm, Typ. Planting Bed Paver Band, Typ. Planting Bed PA7 PA9 WATER STREET PA9 NORTH 0 20 40 80 Scale 1 = 40 M A T C H L I N E PA7 6 Walk, Typ. Shade Tree, Typ. Sabal Palm, Typ. Planting Bed Paver Band, Typ. Date Palm, Typ. Berm PA7 PA9 WATER STREET PA9 NORTH 0 20 40 80 Scale 1 = 40 Typical Water Street Plan NOVEMBER AUGUST 2008 18, 2013 The information shown is based on the best information available and is subject to change without notice.