Ord 2011-021 - Laserfiche WebLink

Home Browse Search

Section 1: Introduction, Project Location and Description Planned Development Districts (PDD's) provide one of the best structures for producing a unified and physically cohesive community. PDD Districts are intended to encourage flexible and creative planning, to ensure the compatibility of land uses, to allow for adjustment to the changing demands to meet the current needs of the community and to result in a higher quality development for the community than would result from the use of conventional zoning districts. The Chestnut Street Lofts will be developed as a 77 unit mixed use development incorporating a mixture of ground floor retail uses with multiple stories of loft apartments along the frontage of Chestnut Street and multifamily apartments behind the street frontage retail and loft apartment uses. For the purpose of this PDD, Loft Apartments shall be defined as a residential living space that is located on the second floor (or above) of a structure that has a nonresidential use, such as an office or retail shop, operating on the first floor. Parking will be provided through a combination of underground parking and limited surface parking and on- street parallel parking. It is envisioned that this PDD will be the initial phase of a larger development along Chestnut Street; however, due to development constraints related to the future phases of this development, this initial phase is being developed as a stand -alone project that can operate independently of the other phases. The Project Site contains 1.95 acres of existing platted lots and an undeveloped platted ROW that is proposed for abandonment. The total area of the proposed PDD Zoning District will be 2.11 acres. The Project Site currently has a Future Land Use Map designation of Commercial (C) and Low Density Residential (LDR) and an existing zoning of Neighborhood Commercial (NC) and Multiple Family Residential (MF -12). The portion of the Project Site southeast of the existing undeveloped right -of -way (ROW) of Live Oak/Acorn Street is designated as C and NC while the portion on the northeast of the ROW is designated as LDR and MF -12. The Project Site will be developed with approximately 8,000 square feet of retail uses and 3,600 square feet of clubhouse area serving the residential apartments. The PDD proposes a base zoning designation of Mixed Use (MU) with a corresponding future land use map designation of Mixed Use for the entire project site. The development of this property will follow a modern, urban design with enhanced streetscape including wide sidewalks, trees within the sidewalks, a combination of planter boxes, seating areas and building lines close to the street to encourage pedestrian activity, upper stories off -set from the ground floor retail to provide visual distinction between uses and architecture that follows a modern, urban design combining masonry, metal and glass exterior elements for visual interest. Specific architectural elevations are provided in Exhibit C. Chestnut Street Lofts will incorporate various "Smart Growth" principles which are being promoted by The City of San Marcos for new developments. By virtue of its proximity to the University and creating an urban streetscape with wide sidewalks and outdoor gathering areas, residents will be encouraged to walk or bike to classes, thus reducing traffic congestion and burden on parking. The building also employs a vertical density, compact design with structured parking, to reduce its footprint. 3