O-2005-1501-W4 scup05-008 amending 05-004

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Preserve at Taylor Bayou Amended GP & SCUP November 17,2005 Page 3 of5 Analvsis: Section 106-659 of the Code of Ordinances establishes the following criteria for review of development projects within a PUD zoning district: · Uses - Review of the City's Land Use Plan indicates this 107-acre area was envisioned as developing as low density residential with a small comer for commercial uses. However, this proposed development is not considered to be low-density residential. In addition, the required 78.652 acres of Nature Preserve would serve as a buffer between this proposed development and surrounding properties. · Streets - The proposed development is located at the comer of SH 146 and McCabe Road. The developer is proposing two points of entrance/exit off McCabe Road. The first common access drive serves an entire development and Nature Preserve. The second access drive off McCabe Road will serve the multi-family and commercial/retail sections of the proposed development. Traffic Analvsis: The applicant submitted a traffic analysis study report. The report previously had taken into account an entire development for a build-out in 2007. It also included the commercial strip center and Nature Preserve as an estimate, with no other detail of their nature. The study mentions the future TxDOT Highway 146 improvements, but does not discuss their possible impact on the study or development. The study gives a cursory mention of other developments but generalizes a 5% annual growth and takes that factor into account in the estimates for the survey. That rate is average for the HGAC region, although local estimates can be much higher. The growth, according to the study, will not have a significant impact on the development or the traffic flow in relation to level-of-service ratings because of the limited access between McCabe Road and SH 146 now and in the future. With Level-Of-Service (LOS) A being the best, LOS D being acceptable and LOS F being severely congested service, the study cites that the development, given the parameters stated above, will rate no worse than LOS B and concludes no adverse impact for this development. · Topography - This area is relatively flat and stable and should not be an obstacle to this type of development. The site for this development does, however, split Flood Zone X to the west and a Flood Zone AE to the East.