Case Special Exception request for Planned Unit Development (PUD) The Vineyards

Transcription

1 Case 1627 Applicant: Developer: Request: Location: Pointe South Land Trust Contact Information: Jimmy Garrett N/A Special Exception request for Planned Unit Development (PUD) The Vineyards Old Taylor Road west of the Marks Condominiums Surrounding Uses and Zoning: South: Vacant acreage In Lafayette County North: Vacant acreage in a CE District East: Condominiums in a RC District West: Vacant acreage and bike trail in Lafayette County. Zoning History The zoning of the subject property was established in Planner s Comments: The subject property is vacant acreage zoned CE Country estate and is approximately 30 acres in size. Under the subject property s existing CE zoning, 23 single family units could be constructed. Immediately to the east of the subject property is the marks Condominiums with 336 units. Request: The planned unit development shall function as "overlay" districts and is permitted as a special exception in any residential district, other than R-E and R-A. This overlay district is provided to allow for a broader latitude of development in such areas. The purpose of this overlay district is to provide a means for developing open space areas in larger developments, to take advantage of natural features of the landscape in this design, to improve the quality of urban environment and to reduce the costs of developing and providing public resources and utilities. The owners of any tract of land may submit a plan for the use and development of the entire tract for residential, compatible business, and related uses as a single and unified project. Business uses in any planned unit development shall not constitute over 25 percent of the land area of such development. Land area occupied by residents, business, public and other buildings and accessory structures shall not exceed 45 percent of the total land area of such development. Further, planned unit developments shall provide at least 20 percent of the parcel proposed for passive or active recreational purposes. In a recent ruling by the Mississippi Court of Appeals, establishing a PUD was considered a rezoning and must be therefore be evaluated using the change or mistake rule. Before property may be rezoned, there must be proof that 1. a mistake in the original zoning occurred; or 2. a change in the character of the neighborhood occurred that justified rezoning, and a public need exists for the rezoning. Land Use Character: Due to the proximity to the university, the Old Taylor Road corridor has developed as a multi-family residential corridor. Past zoning changes along the corridor reflects this fact. Two zoning changes have been from public open land and low density residential to commercial and one zoning change was from two-family residential to multi-family residential demonstrating a changing land use character of the corridor since the zoning was established

2 Public Need: In 2007, when a large portion of the Old Taylor Road corridor was annexed, there was roughly 113 acres of vacant multi-family zoned property along the corridor. Since 2007, approximately 95 acres of those acres have been developed representing an absorption rate of 19 acres annually indicating a need for additional multi-family zoned property in the area. There is approximately 12 acres of vacant commercial property currently located along the Old Taylor Road corridor and little if any recreational open space. Findings and Conditions: The Planning Commission shall make the following findings to approve a PUD application: 1. the petitioner adequately demonstrated that there has been a change in the land use character of the area since the adoption of the current zoning map and that there is a public need for the additional commercial and multi-family property in the area and; 2. that granting the Special Exception for a PUD on the subject property would not adversely affect the public interest. If the Planning Commission makes the findings listed above, staff recommends the following conditions be placed on approval: 1. that permits for the project be issued within 18 months from the date of final approval or the Special Exception is voided and; 2. after a recommendation of the Oxford University Transit Commission and approval of the Mayor and Board of Aldermen to extend service to the subject property, the applicant/developer shall agree to contribute 1/3 of the annual local share of the cost of providing transit service to the subject property. In the absence of public transit service to the subject property, the applicant/developer shall provide a shuttle bus to transport students to and from the university until public transit becomes available.

3 APPLICATION FOR SPECIAL EXCEPTION City of Oxford 107 Courthouse Square, Oxford, MS Applicant's Name Pointe South Land Trust MailingAddress 6465 Quail Hollow Suite 203 Address of Property in Question CR Parcel No. 139P TelephoneNumber(s) Day Night Interest in Property ( ) Owner ( ) Leaseholder (29 Option to Purchase ()Other Application for Special Exception is being made under Section & 117 of the Zoning Ordinance Property is zoned C E - Country Estate Residential Describe in detail the proposed Special Exception being sought for a Planned Unit Development (PUD) containing a mixture of multi-unit residential and commercial uses not to exceed those stated in Sec.ll7 of the Land Develo ment Code. Explain how the proposed Special Exception would be in harmony with the character of the neighborhood and not detrimental to other property or persons in the neighborhood The proposed PUD would continue the multi-unit residential use in the neighborhood along with providing the neighborhood with much needed commercial opportunities. Attach a map or sketch of what you propose including applicable measurements along with a $ filing fee payable to the City of Oxford. Signature of Applicant Date FOR CITY USE ONLY Date Filed Filing Fee Paid$ Date of Public Hearing Decision of Board of Adjustment Effective Date Zoning Administrator Date

4 footprint: 11,900 sf 2 bedroom units footprint: 6,840 sf 3 bedroom units 0.r-t,. ~u'rl.._ 1 footprint: 7,225 sf I 1 bedroom units ~0 footprint: 3,625 sf (vi 1 bedroom unlta LnJ PARK& RA1 WAI.III'«< II 0 ~- L 811 _, I.. Ill I lllll I -c: E c. 0 Ci) > a: n.!! '2 2 i :i_ ::J 1- :z:. ~~~ 'C ~ "~ c: c: ca ~~ a:.!1.q ca t: u "Etn ~JJ~ 'E 0 'D ~ ~ CJ c: >.t::. I- REVISION DATE Commercial Building D -Tllo: Site Layout 1

5 The Vineyards A Planned Unit Development Pointe South Land Trust Section 31, T8S, R3W City of Oxford, Lafayette County, Mississippi The Vineyards is a planned unit development that proposes a mixed use of commercial and residential living. Property Information for planned unit development Total Acreage = ac (1,304,581.2 S.F.) Allowable Commercial up to 25% = 7.49 ac (326,145.3 S.F.) Allowable Occupied 45% of total property = ac (587,061.5 S.F.) Proposed Commercial 11.14% = 3.34 ac (145,345 S.F.) Allowable Residential based on 11.14% Commercial = 88.86% or ac (1,159,236 S.F.) Proposed Commercial: Commercial buildings: 56,710 S.F. floor space & Commercial Parking: 88,644 S.F. As allowed by code gross floor area + parking area = 3.34 ac (145,345 S.F.) Residential allowed based on ac (1,159,236 S.F.) RC Multi Family - 10,200 S.F. for 1st 2 units then 3,000 S.F. for each additional unit 1,159,236 S.F. -10,200 S.F. = 1,149,036 S.F. 1,149,036 S.F. / 3,000 S.F. = units Plus the 1st 2 units for a total of ~ 385 units allowed Proposed Residential: 336 units These 336 units will be in 21 buildings ranging from 3,625 S. F. to 11,900 S.F. The total occupied area for the buildings is 149,810 S.F This is based on 3 buildings at 11,900 S.F., 10 buildings at 7,225 S.F., 4 buildings at 6,840 S.F. and 4 buildings at 3,625 S.F. Allowed Lot Coverage: 45% of total property = 13.48ac (587,061.5 S.F.) Proposed: Commercial 3.34 ac (145,345 S.F.) plus Residential 3.44 ac (149,810 S.F.) for a total coverage of 6.78 ac (295,155 S.F.) or 22.62% The estimated traffic impact generated by this development based on Institute for Traffic Engineering generation rates is an additional 4,357 trips per day. The developer is dedicated to helping to provide access to the O.U.T. transportation system and to the bicycle paths located at the front and rear of the property. The developer is also dedicated to adding additional lanes and providing right of way as necessary. The developer has also dedicated a 60 right-of-way along the southern property line for future connectivity for the City of Oxford use. The commercial area of the property is limited to the types of businesses that would locate in Neighborhood Business & Professional Office Districts.

6 The following distances depict mileage to existing general shopping areas currently available to residents of Old Taylor Road within the corporate limits. 2.8 miles to the square via Old Taylor Rd to University Avenue 4 Miles to Wal-Mart via Hwy 6 to West Jackson Intersection 3.3 Miles to Kroger via Hwy 6 to Hwy 7 3 Miles to Hathorn Rd/Jackson Avenue Intersection via Coliseum Drive. 1.3 Miles to HWY 6 in general. More specifically the distance from The Vineyards types of business that may locate in the commercial area. Coffee Shops, Sandwich places, gyms closest proximity would be the square 2.8 miles General Merchandise - Basic necessities- 4 miles Grocery Stores Miles Kroger Cleaners - 3 Miles Rainbow Pharmacy miles on S. Lamar Currently the only business that serves this area is an educational tutor and a convenience store.

7 06-Feb-12 ITE Trip Generation Rates - 8th Edition Pass-by rates from ITE Trip Generation Handbook - 2nd Edition Instructions: Enter Expected Unit Volumes into Column 'M' Description/ITE Code ITE Vehicle Trip Generation Rates Expected Total Generated Trips Total Distribution of Generated Trips Units (peak hours are for peak hour of adjacent street traffic unless highlighted) Units Weekday AM PM Pass-By AM In AM Out PM In PM Out Daily AM Hour PM Hour AM In AM Out Pass-By PM In PM Out Pass-By Single Family Homes 210 DU % 75% 63% 37% Single Family Homes 210 Acres % 69% 66% 34% Single Family Homes 210 Persons % 69% 66% 34% Apartment 220 DU % 80% 65% 35% Apartment 220 Persons NA NA NA NA , NA NA 0 NA NA 0 High Rise Apartment 222 DU % 75% 61% 39% Mid-Rise Apartment 223 DU NA % 69% 58% 42% Rental Townhouse 224 DU NA % 67% 51% 49% Resd. Condo/Townhouse 230 DU % 83% 67% 33% Resd. Condo/Townhouse 230 Persons % 84% 67% 33% Resd. Condo/Townhouse 230 Vehicles % 84% 66% 34% Low Rise Resd. Condo 231 DU NA % 75% 58% 42% High Rise Resd. Condo 232 DU % 81% 62% 38% Luxury Condo/Townhouse 233 Occ. DU NA % 77% 63% 37% Mobile Home Park 240 Occ. DU % 80% 62% 38% Residential PUD 270 DU % 78% 65% 35% Residential PUD 270 Acres NA NA NA NA NA NA 0 NA NA 0 Health/Fitness Club 492 KSF % 55% 57% 43% General Office 710 KSF % 12% 17% 83% Single Tenant Office Bldg 715 KSF % 11% 15% 85% Medical Dental Office 720 KSF % 21% 27% 73% Specialty Retail Center 814 KSF % 52% 44% 56% Free-Standing Discount Store 815 KSF % 68% 32% 50% 50% Shopping Center 820 Rate KSF % 61% 39% 49% 51% , Supermarket 850 KSF % 61% 39% 51% 49% Convenience. Mkt. (Open 24 hrs) 851 KSF % 50% 50% 51% 49% Convenience. Mkt w/ Gas Pumps 853 KSF % 50% 50% 50% 50% Discount Supermarket 854 KSF % 58% 42% 50% 50% Discount Club 857 KSF % 29% 50% 50% Wholesale Market 860 KSF % 33% 53% 47% Department Store 875 KSF % 40% 50% 50% Apparel Store 876 KSF % 20% 50% 50% Arts & Crafts Store 879 KSF % 51% 46% 54% Pharmacy/Drug. w/o Drive-Thru 880 KSF % 59% 41% 50% 50% Pharmacy/Drugstore w/ Drive-Thru 881KSF % 57% 43% 50% 50% Hair Salon 918 KSF 2 NA % 0% 17% 83% NA Copy,Print & Express Ship Sore 920 KSF 2 NA % 25% 44% 56% Drinking Place 925 KSF 2 NA NA NA NA 66% 34% 0 NA 0 NA NA Quality Restaurant 931 KSF % NA NA 67% 33% NA NA High Turnover/Sit Down Rest 932 KSF % 52% 48% 59% 41% Fast Food w/o Drive Thru 933 KSF % 40% 51% 49% Fast Food with Drive Thru 934 KSF % 51% 49% 52% 48% Fast Food Drive Thru Only 935 KSF 2 NA NA % NA NA 54% 46% 0 NA 0 NA NA Coffee/Donut Shop w/o Drive Thru 936KSF 2 NA % 49% 50% 50% Coffee/Donut Drive Thru Only 938 KSF % 50% 50% 50% 50% Bread/Bagel Shop w/o Drive Thru 939 KSF 2 NA % 53% 50% 50% Bread/Bagel Shop w/ Drive Thru 940 KSF 2 NA % 50% 50% 50% Automated Car Wash 948 KSF 2 NA NA NA NA 51% 49% 0 NA 0 NA NA Total 4, RED Rates = CAUTION - Use Carefully - Small Sample Size Green Rates = Peak Hour of Generator - (no peak rate for the rush hour of adjacent street traffic) Blue Rates = Saturday Daily total - (no weekday daily rate) *Pass-By % are Rates from Weekay PM Peak Period *The Total Pass-By Trips will be Distributed: 50% IN / 50 % OUT NA = Not Available DU = Dwelling Unit Occ.Room = Occupied Room KSF 2 = Units of 1,000 square feet Fuel Position = the number of vehicles that could be fueled simultaneously