The property is generally located north of Exchange Parkway, between Bray Central Drive and Watters Road. The property to the north (across Bossy Boots Drive) is zoned Planned Development PD No. 54 Industrial Technology. The properties to the west (across Bray Central Drive) are zoned Planned Development PD No. 108 Multi-Family Residential. To the south (across Exchange Parkway), the properties are zoned Planned Development No. 108 Single-Family. To the east (across Watters Road), the property is zoned Planned Development PD No. 108 Mixed-Use.
The property is currently zoned Planned Development PD No. 108 Mixed-Use. The original PD was adopted in October 2011, and the subject property falls within District C of PD No. 108. District C was intended to provide for one or a combination of uses such as urban living, independent or assisted living, single-family residential, office, retail, and/or civic uses.
This zoning request reflects the following deviations from the currently approved PD-108, District C: percentage of front porches for the residential use, permitted uses (permitted by right, not permitted, or permitted through a Specific Use Permit), civic space criteria and allocation, and building setbacks and layout of the commercial tract. Therefore, the applicable sections of the current PD-108 (attached) will govern except for the regulations noted in the proposed planned development ordinance.
The applicant is requesting to amend the development regulations of District C of Planned Development PD No. 108 and adopt a Concept Plan, Building Elevations, a Streetscape Fencing and Perimeter Landscaping Plan, and Open Space Plans to establish design standards for an age-restricted residential community and a commercial tract for retail/restaurant and office/medical office uses.
The subject property includes a total of 55.594± acres. The proposed residential development is approximately 51.175± acres. The Concept Plan shows a total of 230 front-entry single-family R-6 lots with minimum lot dimensions of 60' x 100'. The minimum dwelling unit size will be 1,200 square feet. The maximum gross density of the single-family development is 4.49 units/acre which falls within the permitted density for PD No. 108 (allowing a density range of 3.8 - 5.2 units/acre). In accordance with the requirements of the previously approved PD ordinance, the community will be age-restricted to individuals fifty-five years and older. The proposed commercial development is approximately 4.42± acres. The western lot (Lot 2) will primarily include office and medical or dental office uses, and the eastern lot (Lot 1) will primarily include retail and restaurant uses. A shared parking analysis was conducted for the two commercial lots, concluding that less than the total number of required parking spaces could be provided (and shared) to adequately service the land uses due to the varying peak demand times.
The Open Space Exhibit shows approximately 3.53± acres of open space distributed around the perimeter of the property and within the development. Two primary civic spaces totaling an acre are included with amenities such as swimming pools, shade structures, fountains, and outdoor fireplace features. A network of trails is proposed on the perimeter and inside the development for connectivity and pedestrian access. An 8' trail is proposed along Watters Road (to the east) and Bray Central Drive (to the west). A 10' trail is proposed along Exchange Parkway (to the south) and Bossy Boots Drive (to the north). Trails and sidewalks of various widths are also proposed within the development to provide connectivity from the perimeter trails to access open spaces within the development and for convenient access between the proposed residential and commercial properties.
Screening for the residential property will consist of an eight-foot masonry screening wall along the perimeter - a brick screening wall on the northeastern portion along an existing commercial development, and a brick screening wall with enhanced masonry columns along the primary roadways. A six-foot ornamental metal fence with a berm and landscaping will be constructed along the northern portion of the proposed commercial tract (with a connection point for a sidewalk to connect to the residential development).
There are a total of six access points into the development. Three access points serve the residential development - on Bray Central Drive, Exchange Parkway, and Watters Road. Three access points also serve the commercial development - on Watters Road, Exchange Parkway, and an internal access point from the residential development.
Several residential building elevations will be incorporated in the development. All sides of all elevations will be 100% masonry with primary building materials such as stone, brick, and stucco, with composite shingle roofing. Cementitious fiberboard material is also proposed for architectural features located above the roof line. These elevations will be enhanced through wood garage doors. The maximum building height of the residential buildings will be 2½ stories and 35'. The commercial elevations will also be 100% masonry and include materials such as brick, stone, stucco, and tile, with composite shingle roofing. The maximum building height of the commercial buildings will be one story and 35'.
The development regulations include building elevation standards, permitted uses, deed restriction language to restrict the residential property to individuals over 55 years of age, lot design criteria and setbacks, screening, civic space, street trees, cluster mailboxes, shared parking agreement, and other regulations.
The request has been reviewed by the Technical Review Committee.
On April 3, 2018, the Planning and Zoning Commission recommended approval of the request with the addition for alleys not required to be added in the Development Regulations.
Public Hearing Sign - March 23, 2018
Public Hearing Notices - March 23, 2018
Newspaper Notice - April 4, 2018