PUD 42 - Warner Ranch PUD - Amend. 2 Item No. 4B ZONING ZON1210-001 CASE PLANNER: Steve Hopkins REQUEST: Approval of PUD 42 - Warner Ranch PUD - Amend. 2 ZONING AT TIME OF APPLICATION: PUD 42 CURRENT USE OF PROPERTY: undeveloped GENERAL PLAN LAND USE DESIGNATION: residential and industrial ADJACENT LAND USE: multi-family. Pflugerville city limits Pflugerville city limits SF2 zone. Remington Heights subdivision PROPOSED LAND USE: residential TOTAL ACREAGE: 87.9200 Owner: Villages@ Warner Ranch LP kathy binford 5847 San Felipe st, Suite 3600 Houston, tx 77057 Applicant John Joseph Coats/Rose 901 s MoPac Expressway, building 1 suite 500 Agent Alice Glasco Alice Glasco Consulting 5117 Valburn Court, Suite A Austin, TX 78731
PUD 42 Warner Ranch PUD Amend. 2 ZONING ZON1210-001 Item No. 4B HISTORY: PUD No. 42 was originally approved in 1999. It contained a mix of multi-family, single family, commercial and business park uses. It was amended in 2002 to add 0.78 acre to commercial Parcel 6. Parcel 1 is the only developed site. It contains a 358 unit apartment complex called the Lodge at Warner Ranch. This amendment will eliminate the business park and multi-family portions of the development. In their place will be an expanded single family component, and a new townhouse component. To accomplish this, the applicant is requesting relief from lot size, setback and lot coverage standards of the SF-2, SF-Village and Townhouse base zones. The applicant is also requesting a modification of the parking requirments for the Village residential lots. These are smaller, alley-loaded lots. DATE OF REVIEW: 11/07/2012 DESCRIPTION: 87.8 acres out of the Mecum Hunt Survey, Abstract No. 314, Wm Baker Survey, Abstract Nos. 107 & 109. LOCATION: SW corner of Louis Henna Blvd and AW Grimes Blvd. STAFF REVIEW AND ANALYSIS: General Plan and Zoning: This site is within the Round Rock city limits and is zoned PUD 42. The Future Land Use Map shows residential uses on this site, except for industrial uses on Parcel 3. Compliance with the Concept Plan/Preliminary Plat: This amendment is a change to the original development plan. The community park (parcel 4) and the existing multi-family (parcel 1) have been platted as Warner Ranch Phase 1A. This PUD amendment will not require a replat. Only the boundaries of the commercial component will remain unchanged. Traffic, Access and Roads: Access to the site is from Louis Henna Blvd. and Warner Ranch Drive. A TIA has not been submitted, but is required for the preliminary plat. Water and Wastewater Service: The City of Round Rock will provide water service to the entire site, and wastewater service to Parcel 3. Windermere Utility Co. will provide astewater service to the remainder of the site. Drainage: This site is in the Edwards Aquifer Transition Zone. Drainage will be onsite with a 5 acre open space/detention area on the north portion of Parcel 2. There are no floodplain concerns for this property. Additional Considerations: The applicant is asking for relief from certain dimensional and setback standards in order to develop detached single family homes, townhomes and alley loaded lots, which will replace the multi-family concept that was approved in 1999. This revision is supported by the city policy of limiting multi-family units to 20% of the city s housing stock. In addition, the applicant is offering to include 75% masonry on the homes and to plant one large species tree in each front yard. The proposed standards are summarized in three tables attached to this report.
PUD 42 Warner Ranch PUD Amend. 2 ZONING ZON1210-001 Item No. 4B RECOMMENDED MOTION: Staff recommends approval. Attachments Summary of changes: Tables 1, 2 and 3 Original concept plan diagram Proposed concept plan diagram Proposed PUD 42 Original PUD 42 from 1999 Amended PUD 42 from 2002
PUD 42 Warner Ranch PUD Amend. 2 ZONING ZON1210-001 Item No. 4B Summary of changes to PUD No. 42 Table 1: Comparison of dimensional standards Lot size Lot width Building width ROW Setback Garage door setback ROW Garage door setback alley Rear setback Side setback Acc building rear Setback Max height Max height Acc Lot coverage SF-2 Single familystandard lot 6500 50 20 20 25/15 *side entry n/a 20 5 5 2.5 15 40 PUD 42 Warner Ranch SF-2 6,300sf 50 20 Front: 20 Side: 10 25/15 *side entry n/a 20 5 5 2.5 15 40 SF-2 Single family- Village 5000 40 20 15 50 20 50 5 5 2.5 15 50 PUD 42 Warner Ranch SF-Village 4,700sf 40 20 10 n/a Min: 5 Max: 7 50 5 n/a 2.5 15 70% TH PUD 42 Townhouse, multi-unit Townhouse, multi-unit 20,000 150 n/a 15 25 n/a 20 10/20 5 2.5 15 50 20,000 150 n/a 15 25 n/a 20 10/20 5 2.5 15 65% Only the items in the table in bold will be modified by the PUD. Parcel 2 will be developed under the SF2 zone, except as modified by the PUD. Parcel 3 will be developed under the TH or SF2 zone, except as modified by the PUD. Proposed change to parking standards for Village Lots: Minimum of 2 covered parking spaces per dwelling. Standard Lots will still require 4 spaces (2 spaces, plus 2 enclosed spaces)
PUD 42 Warner Ranch PUD Amend. 2 ZONING ZON1210-001 Item No. 4B Some parcels have been rearranged and renumbered as indicated in Table 2. Parcels 1, 6 and 7 remain unchanged. Table 2: Revised Parcel Numbers Old # New # Use 2, 3, 4, 9 2 Single family/open space 5 3 Townhouse/single family 8 4 Community Park 1 1 Multi-family 6 6 Commercial 7 7 Commercial The amended PUD will increase the amount of single family, and decrease the amount of multi-family. The commercial remains unchanged. Table 3: Gross Acres by Use Use previous proposed Single family 13.4 79.3 Multi-family 71.4 19.2 Townhouse/single family 0 5.2 Commercial 30.0 30.0 Business park 19.9 0 Community park 3.3 4.3
100 R.O.W. to consist of four lane divided median road which transistions to 70 R.O.W. four lane undivided road Additional easement at entry for community identification Parcel 7 Commercial 7.5 Gross Acres Parcel 6 Commercial 22.5 Gross Acres Parcel 4 Community Park 3.377 Gross Acres Parcel 1 Multi-Family 19.2 Gross Acres Parcel 3 Townhouse/SF-2 5.2 Gross Acres Connection to Warner Ranch Boulevard Parcel 2 Single Family 79.3 Gross Acres Connection to Warner Ranch Drive extention Connection to 5.4 ac. tract Exhibit C-1 Warner Ranch PUD Plan Street arrangement is diagrammatic only. 0 200 400 500 Revised: November October 10, 1, 2012
List of contents for PUD 42 Amendment No. 2 Ordinance Exhibit A: Property Descriptions Exhibit B: Agreement and Development Plan I. General Provisions: Section Sections 1-5 II. Development Plan: Sections 1-14 (sections 12, 13, 14 & 18 revised) Exhibit A-1: property descriptions Exhibit A-2: property descriptions Exhibit B: Lienholder s consent Exhibit C (replaced by C-1 and C-2) Exhibit C-1: PUD Plan Exhibit C-2: Open Space and Parkland Plan Exhibit D (replaced by a new Exhibit D) Exhibit D: Development standards Section I: Parcel 1 Multi-family (no change) Section II: Parcel 2 Single family Section III: Parcel 3 Townhouse/SF2 Section IV: Parcel 4 Community park Section V: Parcels 6 & 7 Commercial (no change) Section VI: Definitions Exhibit E (replaced by a new Exhibit E) Exhibit E: Warner Ranch Drive (new) Exhibit F: SF Detached Corner Lot Plan (new) Exhibit G: Village Residential Lot on a Green Lane (new) Bold items are in the PZ packet
ORDINANCE NO. AN ORDINANCE AMENDING ORDINANCE NO. Z-99-08-12-9B6, ADOPTED BY THE CITY COUNCIL OF ROUND ROCK, TEXAS, ON AUGUST 12, 1999, AND AMENDED BY ORDINANCE NO. Z-02-06-13-13C1 ON JUNE 13, 2002, BY AMENDING SECTIONS 12, 13, 14, AND 18 OF THE DEVELOPMENT PLAN, AND EXHIBITS C-1, C-2 AND D, AND BY ADDING EXHIBITS E, F AND G OF PUD NO. 42, APPROVED BY THE CITY COUNCIL IN SAID ORDINANCE, PROVIDING FOR A SAVINGS CLAUSE AND REPEALING CONFLICTING ORDINANCES OR RESOLUTIONS. WHEREAS, on August 12, 1999, the City Council of the City of Round Rock, Texas, adopted Ordinance No. Z-99-08-12-9B6, which established PUD No. 42, and WHEREAS, on June 13, 2002, the City Council of the City of Round Rock, Texas, adopted Ordinance No. Z-02-06-13-13C1 to amend PUD No. 42 (Amendment No. 1), and WHEREAS, an application has been made to the City Council of the City of Round Rock, Texas, to amend Sections 12, 13, 14, and 18 of the Development Plan and Exhibits C-1, C-2, and D, and by adding Exhibits E, F, and G of PUD No. 42, and WHEREAS, the Planning and Zoning Commission held a public hearing concerning the requested amendment to Ordinance No. Z-99-08-12-9B6 on the 7 th day of November, 2012, following lawful publication of said public hearing, and WHEREAS, after considering the public testimony received at such hearing, the Planning and Zoning Commission has recommended that Ordinance No. Z-99-08-12-9B6 be amended, and WHEREAS, on the 6 th day of December, 2012, after proper notification, the City Council held a public hearing on the requested amendment to Ordinance No. Z-99-08- 12-9B6, and C:\Users\shopkins\Desktop\WARNER RANCH\Ord Amendment No 2 to PUD No 42 - Warner Ranch (00261484) (2).docxO:\wdox\SCClnts\0114\1207\MUNICIPAL\00261484.DOC
WHEREAS, the City Council determined that the requested amendment to Ordinance No. Z-99-08-12-9B6 promotes the health, safety, morals and general welfare of the community, and WHEREAS, each and every requirement set forth in Chapter 211, Sub-Chapter A., Texas Local Government Code, and Sections 46-92 and 46-106, Code of Ordinances, 2010 Edition, City of Round Rock, Texas concerning public notices, hearings, and other procedural matters has been fully complied with, Now Therefore BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ROUND ROCK, TEXAS: I. That the City Council hereby determines that the proposed amendment to Planned Unit Development (PUD) District #42 meets the following goals and objectives: (1) The amendment to P.U.D. #42 is equal to or superior to development that would occur under the standard ordinance requirements. (2) The amendment to P.U.D. #42 is in harmony with the general purposes, goals, objectives and standards of the General Plan. (3) The amendment to P.U.D. #42 does not have an undue adverse effect on adjacent property, the character of the neighborhood, traffic conditions, parking, utilities or any other matters affecting the public health, safety and general welfare. II. That Section II.12 the Development Plan of PUD No. 42, as approved in Ordinance No. Z-99-08-12-9B6, is hereby amended to read as follows: 2
12. STORMWATER DETENTION AND DRAINAGE 12.1 Regional Detention 12.1.1 Commercial/Industrial Development Parcels: The Owner shall pay to the City $1,600.00 per acre, to participate in regional detention, for Parcels 4, 5, 6 and 7, as shown on Exhibit "C-1" attached hereto. The payment of these regional detention fees shall be in place of providing onsite detention facilities and shall represent full payment of all detention fees assessable to Parcels 4, 5, 6 and 7. The Regional Detention Fees shall be paid for each development parcel with the application for building permit for each development parcel. 12.1.2 Multifamily Residential Development Parcels: The Owner shall pay to the City $1200.00 per acre, to participate in regional detention, for Parcels 1, 2 and 3, as shown on Exhibit "C-1" attached hereto. The payment of these regional detention fees shall be in place of providing on-site detention facilities and shall represent full payment of all detention fees assessable to Parcels 1, 2 and 3. The Regional Detention Fees shall be paid for each development parcel with the application for building permit for each development parcel. 12.1.3 Single-Family Development Parcels: The Owner shall pay to the City $800.00 per acre, to participate in regional detention, for Parcel 92, as shown on Exhibit "C-1" attached hereto. The payment of these regional detention fees shall be in place of providing on-site detention facilities and shall represent full payment of all detention fees assessable to Parcel 92. These fees shall be pre-paid, when the single family residential plat is recorded, as the Owner's share of joint drainage improvements. 12.1.4 Downstream Conveyance of Storm Water If downstream conveyance is not sufficient to accommodate undetained storm water the Owner shall provide the required on-site detention and shall not pay the regional detention fees referenced in paragraphs 12.1.1, 12.1.2 and 12.1.3. III. That Section II.13 the Development Plan of PUD No. 42, as approved in Ordinance No. Z-99-08-12-9B6, is hereby amended to read as follows: 3
13. PHASING The development of the Property may be phased at the developer's option. The portion of the Warner Ranch Road required to access each development parcel shall be constructed as a part of each parcel, except for parcel threetwo which will require construction of Warner Ranch Road to the southern boundary of the property/parcel. IV. That Section II.14 the Development Plan of PUD No. 42, as approved in Ordinance No. Z-99-08-12-9B6, is hereby amended to read as follows: 14. PARKLAND DEDICATION Community park and private open space, as generally identified on Exhibit C-2, shall meet the City of Round Rock parkland dedication requirements for Parcels 1, 2 and 3 of the Warner Ranch PUD. The Community Park will be owned and maintained by the Homeowner Association. The Private Open Space will be maintained by the Homeowner Association. The parkland dedication requirements for the Property shall be met in full by providing the following: a. Dedication of Parcel 8 as shown on Exhibit "C" for landscaped buffer easement and parkland. This dedication may be to either the City of Round Rock or a neighborhood homeowners association. This dedication shall be made with recordation of the first multi-family residential plat. b. Construction of one or more clubhouses for Parcels 1, 2 and 3), as shown on Exhibit "C". Clubhouses will contain a minimum of one thousand (l000) square feet per for each one hundred (100) dwelling units constructed. Additional area may be added to each clubhouse, at the Owners option, for the purpose of accommodating leasing offices and other administrative or maintenance uses. The calculation of the required clubhouse area shall not include leasing offices and other administrative or maintenance uses. c. Construction of one or more swimming pools for Parcels 1, 2 and 3, as shown on Exhibit "E". Pools shall contain a minimum of six (6) square feet of water surface per dwelling unit constructed on each development parcel. V. That Section II.18 the Development Plan of PUD No. 42, as approved in Ordinance No. Z-99-08-12-9B6, is hereby amended to read as follows: 4
18. GENERAL PLAN 2010 This Agreement amends the Round Rock General Plan 20002010, which was adopted on June 10, 1999July 22, 2010. VI. That Exhibits C-1, C-2, and D as approved in Ordinance No. Z-99-08-12-9B6 for PUD No. 42 are hereby deleted in their entirety and replaced with new Exhibits C, and D, attached hereto and incorporated herein. VII. That Exhibits E, F, and G, as attached, are added to the Development Plan of PUD No. 42. VIII. That the List of Exhibits, as attached, is added to the Development Plan of PUD No. 42. IX. A. All ordinances, parts of ordinances, or resolutions in conflict herewith are expressly repealed. B. The invalidity of any section or provision of this ordinance shall not invalidate other sections or provisions thereof. Alternative 1. By motion duly made, seconded and passed with an affirmative vote of all the Council members present, the requirement for reading this ordinance on two separate days was dispensed with. READ, PASSED, and ADOPTED on first reading this day of, 2012. 5
Alternative 2. READ and APPROVED on first reading this the day of, 2012. READ, APPROVED and ADOPTED on second reading this the day of, 2012. ATTEST: ALAN MCGRAW, Mayor City of Round Rock, Texas SARA L. WHITE, City Clerk 6
100 R.O.W. to consist of four lane divided median road which transistions to 70 R.O.W. four lane undivided road Additional easement at entry for community identification Parcel 7 Commercial 7.5 Gross Acres Parcel 6 Commercial 22.5 Gross Acres Parcel 4 Community Park 3.377 Gross Acres Parcel 1 Multi-Family 19.2 Gross Acres Parcel 3 Townhouse/SF-2 5.2 Gross Acres Connection to Warner Ranch Boulevard Parcel 2 Single Family 79.3 Gross Acres Connection to Warner Ranch Drive extention Connection to 5.4 ac. tract Exhibit C-1 Warner Ranch PUD Plan Street arrangement is diagrammatic only. 0 200 400 500 Revised: November October 10, 1, 2012
Parcel 4 Community Park 3.377 ac. Private open space (totals 2.64 ac.) Privately maintained open space 0.20 ac. Parcel 1 Multi-Family (Existing) 19.2 Gross Acres (Note: Part of original PUD #42) Dual park and stormwater drainage lot 5.09 ac @ 50%=2.547 ac. Parcel 3 Townhouse 5.2 Gross Acres Private open space Private open space Private open space Parcel 2 Single Family 79.3 Gross Acres Exhibit C-2 Warner Ranch Open Space and Parkland Plan Location and size of community park and private open space is approximate only. Street arrangement is diagrammatic only. 0 200 400 500 Revised: November October 10, 1, 2012
EXHIBIT "D" SECTION II PARCEL 2: SINGLE FAMILY RESIDENTIAL 1. DEVELOPMENT STANDARDS: Parcel "2", as generally identified on Exhibit "C-1", shall be developed according to the SF-2 Zoning District, as amended, except as modified by the Development Plan. 2. WARNER RANCH DRIVE: a) The Warner Ranch Drive shall be built as depicted in Exhibit E. b) A subdivision wall, as defined in Section 36-116 of the Zoning Ordinance, shall not be required along Warner Ranch Drive. 3. ALLEYS: The design of the Alleys shall conform to the Street Design Standards in the City of Round Rock Transportation Criteria Manual. 4. STREET TREES: a) Large Species Trees along the frontage of the open space lots and the community park shall be planted generally at 30ft o.c. and have a minimum caliper size of 2.5-inches. Large Species Trees in Warner Ranch Drive shall count toward this requirement. b) Large Species Trees shall be selected from one of the following species; Live Oak, Bur Oak, Shumard Oak, Cedar Elm, Chinkapin Oak, or Monterrey Oak. c) Each residential lot shall have one Large Species Trees planted in the planter strip between curb and sidewalk, or in the front yard (at the discretion of the City), prior to occupancy. 5. PROTECTION OF EXISTING TREES: The existing trees located along the common boundary between Parcel 2 and the Remington Heights Subdivision shall be protected. A tree survey shall be submitted with the preliminary plat. 6. EXTERIOR FINISH: A minimum of 75% of the exterior finish on all building facades shall be masonry, except for doors, windows, and trim. 7. OPEN SPACE: The open space, as depicted on Exhibits C-2 and G, shall be maintained by the homeowners association, or other similar private entity. 8. SPECIAL STANDARDS FOR SF-2 STANDARD RESIDENTIAL LOTS a) Minimum lot size: 6,300sf. b) Minimum side setback from the right-of-way: 10. c) Fences up to 6 are permitted in the street side yard, as depicted in Exhibit F. 9. SPECIAL STANDARDS FOR SF-2 VILLAGE RESIDENTIAL LOTS a) Dimensional standards i) Minimum lot size: 4700sf ii) Minimum setback from right-of-way: 10 iii) Garage setback from alley: min. 5, max. 7 4 PUD No. 42, Amendment No. 2, Exhibit D
EXHIBIT "D" iv) Maximum lot coverage: 70% b) The front yard of a village residential lot may front on a green lane, private open space or street right-of-way, as depicted in Exhibit G. c) Any alley right-of-way shall be separated from neighboring property outside the boundary of the Property by an open space lot. d) Landscape screening of the open space lot adjacent to the Remington Heights subdivision shall comply with Section 46-196(3) of the Zoning Ordinance. e) Parking and Access: i) Two enclosed, off street parking spaces are required for each dwelling on a Village Residential Lot. ii) All garages shall be accessed solely by a public alley. f) Fences: i) Maximum height of a fence outside the front street yard is 6. ii) Within 5 of an alley, the maximum fence height is 3. SECTION III PARCEL 3: TOWNHOUSE/SF2 DEVELOPMENT STANDARDS: 1) Parcel 3 shall be developed according to the SF-2 Zoning district as described in Section II of the Plan, or 2) Parcel 3 shall be developed, according to the TH zoning district, as amended, with the following exception: the maximum lot coverage shall be 65%. 5 PUD No. 42, Amendment No. 2, Exhibit D
EXHIBIT "D" SECTION IV PARCEL 4: COMMUNITY PARK 1. DEVELOPMENT STANDARDS: Parcel "4", as generally identified on Exhibits C-1 and C-2, shall be developed for public or private recreational uses and open space. Development standards shall be those standards contained in the OS (Open Space) Zoning District. 2. LANDSCAPE EASEMENT: a) An additional thirty-five foot (35') wide landscape easement shall be provided adjacent to the Collector Street. This will result in a total landscape easement of seventy feet (70'). b) A twenty-five foot (25') wide landscape easement shall be provided along the southern boundary of Parcel 7 for the purpose of providing additional screening of commercial uses on Parcel 7 from park uses on Parcel 4. 3. STREET TREES: a) Large Species Trees shall be planted within the landscape easement adjacent to Warner Ranch Road. Large Species Trees shall be planted thirty feet (30') apart. Large Species Trees shall have a minimum caliper size of 2.5-inches and be selected from one of the following species; Live Oak, Bur Oak, Shumard Oak, Cedar Elm, Bradford Pear, Pecan or Chinkapin Oak. b) Large Species Trees shall be planted prior to the first Certificate of Occupancy for residential development on development parcels 1, 2 or 3. 4. MAINTENANCE: The community park shall be maintained by the Homeowners Association, or other similar private entity. 6 PUD No. 42, Amendment No. 2, Exhibit D
EXHIBIT "D" SECTION VI DEFINITIONS 1) ALLEY: A public traffic way, other than a street, 20 feet or less in width affording access to the Village Lots. An alley serves as the primary means of access to a rear garage. 2) GREEN LANE: A private pedestrian park/private open space, as depicted in Exhibit G. Green lanes shall provide pedestrian access to the village residential dwellings and shall be maintained by the Homeowners Association. Green lanes shall include 4 minimum sidewalks on both sides and may include underground public utilities. 3) MASONRY: Shall mean brick, natural stone or 3-step hard coat stucco. 4) OPEN SPACE: Shall mean all open space, green lawns, community parks and dual park and stormwater drainage areas, as depicted in Exhibit C-2. 5) PRIVATE INTERIOR DRIVES: A minor private access way located within the Townhouse development area that provides vehicular and other access to public streets. All private interior drives shall be maintained by the Homeowners Association. 6) STANDARD LOT: A single-family, residential lot that is not less than 6300sf. 7) TOWNHOUSE LOT: As defined in Section 46-5 of the Zoning Ordinance. 8) VILLAGE LOT: A single-family, residential lot that is alley-loaded and not less than 4700sf. 7 PUD No. 42, Amendment No. 2, Exhibit D
STREET TREE 30'-0" o.c. STREET TREE 30'-0" o.c. SHRUBS/ GROUNDCOVER Exhibit E Warner Ranch Drive WARNER TRACT DESIGN CRITERIA: STREET SECTION 75' R.O.W. FOR WARNER RANCH DRIVE Revised: November October 10, 1, 2012
5-0 5-0 Fence 10-0 Side Street Yard 5-0 20-0 House Street Garage 25-0 20-0 Front Street Yard Street Exhibit F SF Detached Corner Lot Plan Revised: October 10, 23, 2012
10-0 Side Street Yard 5-0 5-0 Alley 10-0 Side Street Yard 5-0 Garage Garage Garage Garage House House House House Porch Porch Porch 5-0 Street Green Lane Street Porch Porch Porch House House House House Garage Garage Garage Garage Alley Exhibit G Village Residential on a Green Lane Housing footprints are diagrammatic only. Revised: October 10, 24, 2012