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<br />Preserve at Taylor Bayou <br />May 21, 2009 <br />Page 2 of6 <br /> <br />Analvsis: <br /> <br />Section 106-659 of the Code of Ordinances establishes the following <br />criteria for review of development projects within a PUD zoning district: <br /> <br />Uses - Review of the City's Land Use Plan indicates this 107-acre <br />area was envisioned as developing as low density residential with a <br />southeast comer for commercial use. However, this proposed <br />development is not considered to be an overall low-density residential <br />but a mixed use development within a Planned Unit Development <br />(PUD). <br /> <br />Streets - The proposed development is located at the comer of State <br />Highway 146 and McCabe Road. The developer has proposed two points <br />of entrance/exit off McCabe Road for a multi-family project. Additional <br />drive along McCabe Road will serve townhomes, single-family <br />development and Nature Preserve. With an ongoing project development <br />at the northeast comer, further coordination with TXDOT for future <br />plans for SH 146 is required. The possible addition of right turn lane on <br />McCabe road should also be considered. In addition, monetary <br />contribution shall also be applicable towards traffic calming <br />devices/tools. <br /> <br />Traffic Analysis: The applicant has submitted a traffic analysis study <br />report. The report previously had taken into account an entire <br />development for a build-out in 2007. It also included the Commercial <br />Strip Center and Nature Preserve as an estimate with no other detail of <br />their nature. <br /> <br />The study mentions the future TxDOT Highway 146 improvements, <br />but concludes no impact on the study or future development in the <br />vicinity. However, full implementation of these developments at this <br />intersection will have significant impact on the traffic circulation/flow <br />in relation to level-of-service ratings because of the limited access <br />between McCabe Road and State Highway 146 now and in the future. <br />A right turn lane must be constructed to ensure that traffic congestion <br />does not occur as a result of this development. <br /> <br />Topography - This area is relatively flat and stable and should not be an <br />obstacle to this type of development. The site for this development does, <br />however, split Flood Zone X to the west and a Flood Zone AE to the <br />East. A flood plain development permit shall be required by the City. <br /> <br />Density - Staff utilized the Land Use Plan as a guide with the designated <br />land use as Low Density Residential. The general plan shows 26 single- <br />family detached and 31 zero lot line lots with a development ratio of 4.6 <br />units per acre. Eight townhomes on 1.768 acre tract comply with <br />minimum site area per unit requirement. Proposed apartment complex <br />with 180-units consists of 9.074 acres and 3.87 acres of multi-family <br />nature preserve area. The overall density equals 13.91 dwelling units per <br />