Ord. 2000M-208 2021-04-12Ordinance No. 2000M-208
An Ordinance of the City Council of the City of Pearland, Texas, amending
Ordinance No. 2000M, the zoning map of the City of Pearland, Texas, for the
purpose of changing the classification of certain property, being all of Tract
(1): Tract of land containing 105.057 acres (4,576,272 square feet), located
within the H. Stevens Survey, Abstract 593 in Brazoria County, Texas; Said
105.057 acres tract being a portion of a called 138.83-acre tract recorded in
the name of Margurite Massey Smith Charitable Remainder Trust U.A. in
Brazoria County Clerk's File No. 2010013347; being all of Tract (2): Tract of
land containing 33.298 acres (1,450,469 square feet), located within the H.
Stevens Survey, Abstract 593 in Brazoria County, Texas; Said 33.298-acre
tract being a portion of a called 138.83-acre tract recorded in the name of
Margurite Massey Smith Charitable Remainder Trust U.A. in Brazoria County
Clerk's File No. 2010013347; being all of Tract (3): Tract of land containing
14.952 acres (651,290 square feet), located within the H. Stevens Survey,
Abstract 593 in Brazoria County, Texas; Said 14.952-acres tract being a
portion of a called 5.00-acre tract recorded in the name of Lois Winifrede
Summers in Volume 1775, Page 250 of the Brazoria County Deeds Records,
all of a called 5.00-acre tract recorded in the name of William Stephen
Summers and wife, Lois Winifrede Summers in Volume 1318, Page 700 of
the Brazoria County Deeds Records; and a portion of a called 5.00-acre tract
recorded in the name of Lois Winifrede Summers in Volume 1775, Page 248
of the Brazoria County Deeds Records; being all of Tract (4): Tract of land
containing 55.539 acres (2,419,282 square feet), located within the H.
Stevens Survey, Abstract 593 in Brazoria County, Texas; Said 55.539-acres
tract being all of a called 10.55-acre tract recorded in the name of Lois Smith
Summers in Brazoria County Clerk's File No. 2013052681, and all of 45.00
acre tract recorded in the name of Lois Smith Summers in Brazoria County
Clerk's File No. 2013052682; being all of Tract (5): Tract of land containing
3.159 acres (137,584 square feet), located within the H. Stevens Survey,
Abstract 593 in Brazoria County, Texas; Said 3.159-acres tract being a
portion of a called 4.45-acre tract recorded in the name of Lois Smith
Summers in Brazoria County Clerk's File No. 2013052682; being all of Tract
(8A): Tract of land containing 72.279 acres (3,148,490 square feet), located
within the C.W. Groos Survey, Abstract 525 in Brazoria County, Texas; Said
72.279-acres tract being a portion of a called 160-acre tract recorded in the
name of Richard Rogers in Volume 103, Page 371 of the Brazoria County
Deeds Records; being all of Tract (8B): Tract of land containing 72.584 acres
(3,161,737 square feet), located within the C.W. Groos Survey, Abstract 525
in Brazoria County, Texas; Said 72.584-acres tract being a portion of a
called 160-acre tract recorded in the name of Richard Rogers in Volume 103,
Page 371 of the Brazoria County Deeds Records (South side of McKeever
Road (County Road 100), beginning approximately 2900 feet east of FM
1128, extending east to the southwest corner of the intersection of
McKeever Road and Harkey Road). Zone Change Application No. ZONE
21-00001, a request by Alan Mueller, applicant, on behalf of Massey Oaks
Development LP, owner, for approval of proposed amendments to the
Massey Oaks Planned Development District, a single-family residential
development, on approximately 356.868 acres of land; providing for an
amendment of the zoning district map; containing a savings clause, a
severability clause, and an effective date and other provisions related to the
subject.
WHEREAS, Alan Mueller, applicant, on behalf of Massey Oaks Development LP,
owner; is requesting approval of proposed amendments to the Massey Oaks Planned
Development District, a single-family residential development, on approximately
356.868 acres of land on the following described property; said property being legally
described in the legal description attached hereto and made a part hereof for all
purposes as Exhibit "A," and more graphically depicted in the vicinity map attached
hereto and made a part hereof for all purposes as Exhibit "B"; and
WHEREAS, on the 15th day of March 2021, a Joint Public Hearing was held
before the Planning and Zoning Commission and the City Council of the City of
Pearland, Texas, notice being given by publication in the official newspaper of the City,
the affidavit of publication being attached hereto and made a part hereof for all
purposes as Exhibit "C," said call and notice being in strict conformity with provisions of
Section 1.2.2.2 of Ordinance No. 2000T; and
WHEREAS, on the 15th day of March 2021, the Planning and Zoning
Commission submitted its report and recommendation to the City Council regarding the
proposed amendments to the Massey Oaks Planned Development District, said
recommendation attached hereto and made a part hereof for all purposes as Exhibit
"D"; and
WHEREAS, upon receipt of the report from the Planning and Zoning
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Ord. No. 2000M-208
Commission, City Council considered this application and the recommendation of the
Planning and Zoning Commission at their regular meeting on the 15th day of March
2021; and
WHEREAS, the City Council having fully heard the testimony and argument of all
interested parties, and having been fully advised in the premises, finds that in the case
of the application for approval of proposed amendments to the Massey Oaks Planned
Development District, on approximately 356.868 acres of land; presented which, in the
judgment of the City Council, would justify the approval of said application; now,
therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS:
Section I. The following described property located within the corporate City
Limits of the City of Pearland, Texas, and presently being located within the Massey
Oaks Planned Development District, is hereby granted a change in zoning from Planned
Development District to Planned Development District, in accordance with all conditions
and requirements of the current Unified Development Code and the amendments
approved by the City Council and incorporated for all purposes as Exhibit "E"; and, such
property being more particularly described as:
Legal Description:
Tract (1): Tract of land containing 105.057 acres (4,576,272 square feet),
located within the H. Stevens Survey, Abstract 593 in Brazoria County, Texas;
Said 105.057 acres tract being a portion of a called 138.83-acre tract recorded in
the name of Margurite Massey Smith Charitable Remainder Trust U.A. in
Brazoria County Clerk's File No. 2010013347. Tract (2): Tract of land containing
33.298 acres (1,450,469 square feet), located within the H. Stevens Survey,
Abstract 593 in Brazoria County, Texas; Said 33.298-acre tract being a portion of
a called 138.83-acre tract recorded in the name of Margurite Massey Smith
Charitable Remainder Trust U.A. in Brazoria County Clerk's File No.
Page 3 of 12
Ord. No. 2000M-208
2010013347. Tract (3): Tract of land containing 14.952 acres (651,290 square
feet), located within the H. Stevens Survey, Abstract 593 in Brazoria County,
Texas; Said 14.952-acres tract being a portion of a called 5.00-acre tract
recorded in the name of Lois Winifrede Summers in Volume 1775, Page 250 of
the Brazoria County Deeds Records, all of a called 5.00-acre tract recorded in
the name of William Stephen Summers and wife, Lois Winifrede Summers in
Volume 1318, Page 700 of the Brazoria County Deeds Records; and a portion of
a called 5.00-acre tract recorded in the name of Lois Winifrede Summers in
Volume 1775, Page 248 of the Brazoria County Deeds Records. Tract (4): Tract
of land containing 55.539 acres (2,419,282 square feet), located within the H.
Stevens Survey, Abstract 593 in Brazoria County, Texas; Said 55.539-acres tract
being all of a called 10.55-acre tract recorded in the name of Lois Smith
Summers in Brazoria County Clerk's File No. 2013052681, and all of 45.00 acre
tract recorded in the name of Lois Smith Summers in Brazoria County Clerk's
File No. 2013052682. Tract (5): Tract of land containing 3.159 acres (137,584
square feet), located within the H. Stevens Survey, Abstract 593 in Brazoria
County, Texas; Said 3.159-acres tract being a portion of a called 4.45-acre tract
recorded in the name of Lois Smith Summers in Brazoria County Clerk's File No.
2013052682. Tract (8A): Tract of land containing 72.279 acres (3,148,490
square feet), located within the C.W. Groos Survey, Abstract 525 in Brazoria
County, Texas; Said 72.279-acres tract being a portion of a called 160-acre tract
recorded in the name of Richard Rogers in Volume 103, Page 371 of the
Brazoria County Deeds Records. Tract (8B): Tract of land containing 72.584
acres (3,161,737 square feet), located within the C.W. Groos Survey, Abstract
525 in Brazoria County, Texas; Said 72.584-acres tract being a portion of a
called 160-acre tract recorded in the name of Richard Rogers in Volume 103,
Page 371 of the Brazoria County Deeds Records.
General Location: South side of McKeever Road (County Road 100), beginning
approximately 2900 feet east of FM 1128, extending east to the southwest corner
of the intersection of McKeever Road and Harkey Road.
Section II. The City Council of the City of Pearland finds and determines that the
recitations in the preamble hereof are true and that all necessary prerequisites of law
have been accomplished and that no valid protest of the proposed change has been
made. The City Council further finds and determines that there has been compliance
with the mandates of law in the posting and presentation of this matter to the Planning
and Zoning Commission for consideration and decision.
Section III. The City Council of the City of Pearland finds and determines that
Page 4 of 12
Ord. No. 2000M-208
the amendment adopted herein promotes the health, safety, and general welfare of the
public and is a proper valid exercise of the City's police powers.
Section IV. If any section, subsection, sentence, clause, phrase, or portion of
this Ordinance is for any reason held invalid or unconstitutional by any court of
competent jurisdiction, such portion shall be deemed a separate, distinct, and
independent provision and such holding shall not affect the validity of the remaining
portions thereof.
Section V. All rights and remedies, which have accrued in the favor of the City
under this Ordinance and its amendments thereto, shall be and are preserved for the
benefit of the City.
Section VI. This Ordinance shall become effective after its passage and
approval on second and final reading.
PASSED, APPROVED, and ADOPTED on First Reading this 12th day of April
2021.
. KEVIN COLE
MAYOR
ATT
CRYSTAL ROAN, TRMC, CMC
CITY SECRETARY
PASSED, APPROVED, and ADOPTED on Second and Final Reading this 26th
day of April 2021.
Page 5 of 12
Ord. No. 2000M-208
IN COLE
MAYOR
TAL ROAN, TRMC, CMC
CITY SECRETARY
APPROVED AS TO FORM:
Ce?, 4-k----
DA RRIN M. COKER
CITY ATTORNEY
Page 6 of 12
Ord. No. 2000M-208
Exhibit A
Legal Description
Tract (1): Tract of land containing 105.057 acres (4,576,272 square feet), located within
the H. Stevens Survey, Abstract 593 in Brazoria County, Texas; Said 105.057 acres
tract being a portion of a called 138.83-acre tract recorded in the name of Margurite
Massey Smith Charitable Remainder Trust U.A. in Brazoria County Clerk's File No.
2010013347. Tract (2): Tract of land containing 33.298 acres (1,450,469 square feet),
located within the H. Stevens Survey, Abstract 593 in Brazoria County, Texas; Said
33.298-acre tract being a portion of a called 138.83-acre tract recorded in the name of
Margurite Massey Smith Charitable Remainder Trust U.A. in Brazoria County Clerk's
File No. 2010013347. Tract (3): Tract of land containing 14.952 acres (651,290 square
feet), located within the H. Stevens Survey, Abstract 593 in Brazoria County, Texas;
Said 14.952-acres tract being a portion of a called 5.00-acre tract recorded in the name
of Lois Winifrede Summers in Volume 1775, Page 250 of the Brazoria County Deeds
Records, all of a called 5.00-acre tract recorded in the name of William Stephen
Summers and wife, Lois Winifrede Summers in Volume 1318, Page 700 of the Brazoria
County Deeds Records; and a portion of a called 5.00-acre tract recorded in the name
of Lois Winifrede Summers in Volume 1775, Page 248 of the Brazoria County Deeds
Records. Tract (4): Tract of land containing 55.539 acres (2,419,282 square feet),
located within the H. Stevens Survey, Abstract 593 in Brazoria County, Texas; Said
55.539-acres tract being all of a called 10.55-acre tract recorded in the name of Lois
Smith Summers in Brazoria County Clerk's File No. 2013052681, and all of 45.00 acre
tract recorded in the name of Lois Smith Summers in Brazoria County Clerk's File No.
2013052682. Tract (5): Tract of land containing 3.159 acres (137,584 square feet),
Page 7 of 12
Ord. No. 2000M-208
located within the H. Stevens Survey, Abstract 593 in Brazoria County, Texas; Said
3.159-acres tract being a portion of a called 4.45-acre tract recorded in the name of Lois
Smith Summers in Brazoria County Clerk's File No. 2013052682. Tract (8A): Tract of
land containing 72.279 acres (3,148,490 square feet), located within the C.W. Groos
Survey, Abstract 525 in Brazoria County, Texas; Said 72.279-acres tract being a portion
of a called 160-acre tract recorded in the name of Richard Rogers in Volume 103, Page
371 of the Brazoria County Deeds Records. Tract (8B): Tract of land containing 72.584
acres (3,161,737 square feet), located within the C.W. Groos Survey, Abstract 525 in
Brazoria County, Texas; Said 72.584-acres tract being a portion of a called 160-acre
tract recorded in the name of Richard Rogers in Volume 103, Page 371 of the Brazoria
County Deeds Records.
Page 8 of 12
Ord. No. 2000M-208
Exhibit B
Vicinity Map
Exhibit 1
ZONE 21-00001
Aerial & Zoning Map
Massey Oak PD
Amendment
South of McKeever, East of
FM 1128
Legend
nSubject Properties
TW. product for tn6anuu1mal pure,... and
m.. nw 6+.. b.+n prepared fur or be .uttabk
I.xel, enekne.ru+y, ur .ummnr purp,.r. It
• a repre.ent an unnhe ground survey and
c...ntn only the .pprnnmate relanve b. anm
tt prop rtt bounden..
1 nch = 1,250 feet
MARCH 2. 21.121
COMMUNITY DEN. DEPT.
i
Page 9 of 12
Ord. No. 2000M-208
Exhibit C
Legal Advertisement
NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND
THE PLANNING AND ZONING COMMISSION
OF THE CITY OF PEARLAND, TEXAS
ZONE CHANGE APPLICATION NUMBER: ZONE 21.00001
Notice is hereby giver that on Monday. March 15. 2021, at 6:30 p.m., the City
Council and Planning and Zoning Commission c; the City of Pearland.
Brazoria, Harris arxf Fort Bend Counties, Texas, will conduct a joint public hear-
ing at City Hall, 3519 Liberty Dr., Pearland, Texas 77581 by telephone or video
conference (preferred) and also in -person with soda! distancing protocols and
reslricbons zi order to advance the public hearth goal of limiting face-to-face
meetings (also egad 'social distancng`t to slow the spread of the Coronavirus
ICOVID• 19), at the request of Alan Mulder, applicant, on behaf of Massey Oaks
Development LP, owner. for approval of a Planned Development Amendment tc
the Massey Oaks Planned Development District, to accommodate modifications
to the tree milrgation Credit anc street tree planting standards. on approximate.
ly 356.868 acres of land: lo wrt
Legal Description: Tract (1): A tract of land containing 105.057 acres
14.576.272 square feet), located within the H. Stevens Survey, Abstract 593 in
Brazoria County, Texas; Said 105,057 acres tract being a portion of a called
138.83-acre tract recorded in the name of Margurite Massey Smith Charitable
Remainder Trust U.A. in Brazona County Clerk's File No. 2010013347. Tract
(2).A tract of land containing 33.298 acres (1,450.469 square feet). located with
in the H. Stevens Survey, Abstract 593 in Brazoria County, Texas; Said 33.298-
acre tract being a portion of a cared 138.83-acre tract recorded in the name of
Macgurite Massey Smith Charitable Remainder Trust U.A. in &azpria County
Clerk's File No. 2010013347. Tract (3): Abaci of land containing 14.952 acres
1651.290 square feet), located wittirt the H. Stevens Survey, Abstract 593 in
Brazoria County. Texas; Said 14,952-acres tract bevtg a portion of a cased 5 0C
acre tract recorded in the name of Lois Winifrede Summers in Volume 1775,
Page 250 of the Brazoria County Deeds Records, all of a called 5.00-acre tract
recorded in the name of William Stephen Summers and wife. Las V/rdreee
Summers in Volume 1318. Page 700 of the Brazona County Deeds Records.
and a portion of a called 5 00-acre tract recorded in the name of Lois VF+nerede
Summers in Volume 1775. Page 248 of the Brazoria County Deeds Records
Tract (4): A tract of land containing 55.539 acres (2,419,282 square feel). locat-
ed wthin the H. Stevens Survey, Abstract 593 in Brazona County. Texas: Said
55.539-acres tract being all of a called 10.55•acre tract recorded in the name of
Lois Smith Summers in Brazona County Clerks File No. 2013052681, and all of
45 00 acre tract recorded in the name of Lois Smith Summers in Brazoria
County Clerk's Fete No. 2013052682. Tract (5): A tract o1 land containing 3.159
acres (137,584 square tee!), located within the H. Stevens Survey, Abstract 593
m Brazoria County. Texas. Said 3.159-acres tract being a portion of a called
4.45-acre tract recorded in the name of Las Smith Summers art Brazoria County
Clerk's File No. 2013052682 Tract 18A): Atract of Land containing 72.279 acres
(3 148 490 square leell. located within the C W. Croce Survey Abstract 525 et
Brazona County, Texas; Said 72.279-acres tract being a portion of a called 160-
acre tract recorded in the name of Richard Rogers r Volume 103. Page 371 of
the Brazoria County Deeds Records. Tract (BB) A tract of land containing
72 584 acres (3,161,737 square feet!. located within the C W. Groos Survey,
Abstract 525 in razes County. Texas: Sass 72.584-acres tract being a potion
of a called 160-ace tract recorded In the name of Richard Rogers in Volume
103. Page 371 of the Brazoria County Deeds Records.
General Location: South side o1 McKeever Road (Ctrunty Road 100). begin.
mng approximately 2900 feet east of FM 1128. extending east to the southwest
corner of the intersect& of McKeever and Harkey Roads, Pearland. TX.
At said hearing, all interested parties shal have the right and opportunity to
appear and te heard on the subject. For additional information, please contact
the Planning Department at 281-652-1765.
Mcrarned A Bireirna. AICP
Senior Planner
Page 10 of 12
Ord. No. 2000M-208
Exhibit D
Planning and Zoning Commission Recommendation Letter
Planning & Zoning Commission
Recommendation Letter
March 16, 2021
Honorable Mayor and City Council Members
3519 Liberty Drive
Re: Recommendation on Zone Change Application No. ZONE 21-00001
Honorable Mayor and City Council Members:
At their regular meeting on March 15, 2021, the Planning and Zoning Commission
considered the following:
Request: Alan Mueller, applicant, on behalf of Massey Oaks Development LP,
owner, for approval of proposed amendments to the Massey Oaks Planned
Development District, a single-family residential development, on approximately
356.868 acres of land.
General Location: South side of McKeever Road (County Road 100), beginning
approximately 2900 feet east of FM 1128, extending east to the southwest corner
of the intersection of McKeever Road and Harkey Road.
The Commission discussed the proposed amendments to the Massy Oaks PD
presented during the Joint Public Hearing. These amendments included modifications
to the minimum landscape standards, clarification on the central spine roadway
classification, and establishing alternative tree mitigation credits. The discussion was on
the commitment from the developer for tree preservation and protection to maintain the
quality of the development. After the discussion, the P&Z voted to recommend approval
of the proposed amendments as requested by the applicant by a vote of 4-0.
Commissioner Fuertes recused himself from the discussion and voting.
Sincerely,
Page 11 of 12
Ord. No. 2000M-208
Martin Griggs, AICP, CNU-A
Planning Manager
On behalf of the Planning and Zoning Commission
Page 12 of 12
Ord. No. 2000M-208
Exhibit E
MASSEY OAKS
PLANNED DEVELOPMENT
August 7, 2017 (Amended November 23, 2020) (Amended XX,2021)
A. Introduction
1. Description of the Subject Property
The subject property is comprised of two family owned tracts, the Massey Ranch and Rodgers
Estate, totaling 356.867 acres. The two adjacent tracts are located in southernmost central
Pearland adjacent to the Manvel city limit and Alvin ETJ, respectively. The property is
approximately four miles east of State Highway 288 and three miles west of State Highway
35.
The proposed planned development is on the south side of McKeever Road at future Harkey
Road. The project name, Massey Oaks, pays tribute to the mature live oaks and other
hardwood trees on the Massey tract, which were planted by the Massey family and will be
substantially preserved as detailed herein. The surrounding neighborhood area is
predominantly agricultural and rural residential. No residences or residential subdivisions
adjoin any portion of the property.
The Massey tract is located within the City's ETJ, save and except a 100-foot wide annexation
strip that extends along the western boundary. The Rodgers tract is within the City's
corporate limit and is presently zoned R-E, Single Family Estate District. With regard to school
districts, the Massey tract is partly within the Pearland Independent School District and partly
within the Alvin Independent School District. The Rodgers tract is entirely within the Alvin
Independent School District.
2. Description of Proposed Development
The Design Plan for the property, as shown on Exhibit A, is comprised of single-family
residential uses with significant tree preservation, open space, and recreational uses. The
Plan presents the opportunity to develop a large tract of land as a single, cohesive master
planned community. Proposed single family lot sizes are reflective of a market study
specifically completed for the property. Residential lots will range in size from 6,000 to over
10,000 square feet. No high density residential is proposed within the PD. No retail uses are
proposed at the corner of McKeever and future Harkey due to the proximity and alignment
of existing drainage, utility and pipeline easements.
The proposed development will include the following features:
• Existing quality trees will be preserved along McKeever Road, down the ranch entry
road off McKeever, and in a grove east of the entry road.
• The existing ranch entry road will become the central spine street that extends south
and east across future Harkey Road into the Rodgers tract.
• A series of amenity lakes providing storm water detention throughout the property
will be interconnected by the central spine street.
• A system of sidewalks and trails will extend throughout the community.
• The central spine street will have spacious landscape buffers with trails along its
entire length.
• Plentiful access and visibility will be provided to the lakes with recreational amenities,
new tree plantings, and homeowners' association parks located along the lakes.
• Amenitized open space will be located within % mile of all lots.
3. Description of the Land
As shown on Exhibit B, Massey Ranch is comprised of 212.004 acres, and the Rodgers Estate
is comprised of 144.863 acres. Separate legal descriptions are attached for both properties.
The Massey tract extends south of McKeever Road (County Road 100) and west of Harkey
Road. Existing Harkey extends north of McKeever; future Harkey will extend southward. The
mature trees are located near McKeever, along the entry road off McKeever, and around the
existing two homes and two agricultural buildings. Also on the tract are two operational oil
and gas wells and four non -operational wells that will be consolidated into a single well site
along the southern boundary at Harkey Road.
The Rodgers tract adjoins the east side of the Massey tract. Future Harkey Road, south of
McKeever, aligns along the common boundary between the two tracts. No operational wells
are evident on the Rodgers tract, but State records indicate that oil wells were drilled on the
western portion. A 225-foot wide HL&P (CenterPoint Energy) fee strip bisects the Rodgers
tract on a north -south axis with 72+ acres either side of the fee strip. No overhead utilities
are located within the fee strip.
As shown on Exhibit B, existing easements and encumbrances on the total property include
the following:
• Gulf Coast Water Authority water supply canal within a 100-foot wide easement that
extends north -south along the entire western boundary of the Massey tract. The
canal easement is coterminous with the City of Pearland perimeter annexation strip.
• The City of Pearland's Cowart Creek Diversion Channel that clips the northeast corner
of the Massey tract near the Harkey Road intersection, and also adjoins the northeast
corner of the Rodgers tract.
• A 150-foot wide HL&P (CenterPoint Energy) utility and pipeline easement corridor
across the northeast quadrant of both tracts, parallel to but separate from the
Diversion Channel. Approximately three acres on the Massey tract are located
between the easement corridor and drainage channel.
• Two pipeline easements on the Rodgers tract, one of which parallels the west side of
the CenterPoint fee strip.
4. Purpose Statement
The primary purpose of this PD is to prescribe land use and development regulations that will
establish a higher quality, master planned community than through the use of conventional
zoning districts. Higher quality is focused on the following:
• Preservation of the property's unique feature, namely the many high quality mature
trees.
• Incorporation of existing trees into the key features of the proposed development.
2
• Amenitized open space that is interconnected and distributed throughout the PD.
• Aesthetic and recreational amenities that embrace the ranching heritage of the
property.
• A spacious, landscaped central spine street with pedestrian trails along its entirety.
• An overall density of 2.6 units per acre that is considered low density residential and
is supportive of the market value of the real estate.
• Opportunity to masterplan more than 356 acres along with substantial public
infrastructure
Master planned communities, in general, provide tremendous benefits for cities over
traditional piece meal development. Historically, property values in master planned
communities are greater and more stable than property values outside of master planned
communities, providing cities with a greater ability to plan and fund services. Additionally,
residents of master planned communities typically call upon public services, including public
safety, at a lower rate than in other areas that are not master planned, deed restricted, and
managed by strong homeowners' associations. Master planned communities bring stability
and predictability that enhance a city's long range planning and financial objectives.
5. Comprehensive Plan of 2015
The proposed PD complies in multiple ways with the City's most recent Comprehensive Plan,
as follows:
(a) The Smart Growth Principles in Table 2.1 include several items that will be provided in the
Massey Oaks development. First, the PD will create a walkable neighborhood by
providing a system of sidewalks and trails throughout the community. Second, the PD
will foster a distinctive, attractive community with a strong sense of place by connecting
to the property's ranching heritage. Third, the PD will preserve open space, farmland,
natural beauty, and critical environmental areas as detailed in the plans provided herein.
(b) With regard to annexation planning, Map 2.2 of the Comprehensive Plan identifies the
Massey tract as part of an ETJ area to be annexed within 0-5 years. The PD will require
annexation, which was initiated by the property in June, 2016.
(c) Section 4 of the Comprehensive Plan discusses the typical features of a Quality
Neighborhood Design. Several features will be provided in the Massey Oaks
development.
• First the entry Allee of existing live oaks will provide a focal point at its south end
to a lakeside pavilion.
• Second, pedestrian and vehicular circulation will be equally important in light of
the proposed trail and sidewalk system.
• Third, the entry Allee, at more than 1,500 feet in length, will create an appealing
streetscape that will also lead residents to common areas.
Fourth, an extensive open space system with water features and recreational
amenities will encourage leisure and healthful living.
(d) While the PD will provide significant open space, parks, and recreational amenities
maintained by a homeowners' association, no public park space will be provided in
accordance with the Parks and Recreation System Plan, Map 4.3. The map shows the
nearest parkland need is for a neighborhood park north of McKeever and east of Harkey.
3
With a maximum of 950 homes in Massey Oaks, fees collected at the current rate of
$1,517 per lot would generate more than $1.4 million toward acquisition of the nearby
public neighborhood park. The actual amount will likely be greater since the parkland
dedication fee will be based on the prevailing rate at the time of building permitting.
(e) While the Future Trail Network, Figure 4.1, does not extend to the Massey Oaks
development, the PD will include a system of sidewalks and trails that will link up with
future sidewalks along McKeever, Harkey, and Hastings Cannon Roads that are
encompassed by the PD. The sidewalks will connect with public trails planned north of
Bailey Road and east of Veterans Drive as shown on the Future Trail Network map.
6. Applicability
To be eligible for a PD, a property must meet at least one of the eight criteria established in
the UDC, Section 2.2.2.1 (b). Massey Oaks meets two criteria, and therefore, is a good
candidate for PD zoning.
First, the land has unique environmental features requiring a more flexible approach to zoning
in order to protect those features. The key feature is the existing allee of mature live oaks
along either side of the existing ranch road off McKeever. The Allee includes over 70 live oak
trees with an average trunk caliper of 16 inches. The two rows of trees are spaced
approximately 80 feet apart and extend more than 1,500 feet south of McKeever. Adjoining
the Allee to the east is a grove of hardwood trees near the existing ranch buildings. Additional
oaks and pines are clustered to the north near McKeever.
Second, the combined Massey and Rodgers tracts are of such a character, size and location
that it is the community's best interest to provide a single higher quality development with
coordinated design standards for the entire 356+ acres.
B. Zoning and Land Use
1. Existing Zoning
The Massey tract is within the ETJ, save and except the west side annexation strip, and is not
zoned. The Rodgers tract is within the city limit and is zoned R-E, Single Family Estate District,
with a minimum lot size of one-half acre. The Future Land Use Plan depicts both tracts as
Suburban Residential.
2. Proposed Base Zoning District(s)
The proposed base zoning district for the entire PD is Single Family Residential, R-4, with a
minimum lot size of 6,000 square feet, but with greater lot areas and depths as required
below.
3. Residential Lot Standards, Distribution and Land Use Summary
(a) Lot Standards and Schedule: All lots within the PD will conform to the following R-4
standards:
4
• Minimum front yard setback: 25 feet; cul de sac and knuckles: 20 feet
• Minimum side yard setback: 7.5 feet
• Minimum rear yard setback: 20 feet
• Maximum lot coverage: 60%
• Maximum building height: 35 feet
Table 1 below specifies the required minimum sizes, widths and depths for all lots in
Massey Oaks and the percentage of lots per each size. Lot sizes may be distributed
throughout the PD provided they comply with the criteria below.
Table 1— Lot Standards and Distribution
Minimum
Lot Size
Equivalent
Lot Zone
Min.
Lot
Width
Min. Lot
Depth
% of Total
Lots
Criteria
6,000 SF
R-4
55'
100'
70%
maximum
Subject to note below,
beginning with Phase 1,
R-4 lots shall not
comprise more than 75%
of the total lots platted
to date. See additional
restrictions in Section F.2
Phasing.
7,000
R-3
65'
100'
30% +/-
May increase from 30%
per note below*.
Total
100%
Total lots shall not
exceed 950.
*Note: At buildout, the percentages of R-3 (7,000 SF) lots may increase from 30 provided that: 1)
the total number of lots does not exceed 950, and 2) the amount of open space per Table 2 does
not decrease. The Director of Community Development is authorized to increase the maximum
number of R-4 lots by 10% provided: 1) the total number of lots does not exceed 950, and 2) the
amount of open space per Table 2 does not decrease.
(b) Land Use Summary for Massey Oaks is shown in Table 2 below.
Table 2 — Land Use Summary
Use
Acres
% of Total
Single Family (includes local streets and central spine
street). Acres per lot width are as follows:
250.2
70%
Open Space, includes:
- Amenitized detention lakes
- Parkland
- Landscape buffers
- Greenway corridor adjacent to CenterPoint fee strip
71.4
20%
Existing Easements
20.9
6%
McKeever, Harkey and Hastings Cannon R.O.W.
14.3
4%
Total
356.8
100%
5
All open space will be maintained by the HOA. No public park dedications are planned;
fees will be paid in lieu of dedication. Amenitized open space will be located within 1/4
mile (1,340 feet) of every lot.
(c) Residential Density: Table 3 below illustrates the densities based on the total maximum
of 950 lots on 356.8 acres. Density calculations are according to the following definitions
from the UDC:
Density, Net Residential: The number of dwelling units per net acre. Net density
calculations are made using net acreage, exclusive of thoroughfare rights -of -way and
retentions/detention areas, and public or private streets that are platted or are to be
platted as part of the development of the property, but inclusive of open space,
recreational areas, or parks.
Density, Gross Residential: The number of dwelling units per gross acre used for
residential use. All density calculations shall be made using gross acreage dedicated for
residential use, exclusive of easement and thoroughfare rights -of -way, and inclusive of
retention/detention areas, public or private streets that are platted or will be platted as
part of the development of the property, open space, recreational areas, and parks
provided within the development.
Net Residential Density is based on 356.8 acres minus 20.9 acres for easements and 14.3
acres for thoroughfare rights -of -way, per Table 2 above, and minus approximately 34
acres for detention, for a total of 287.6 acres. Gross Residential Density is based on 356.8
acres minus the 20.9 acres for easements and 14.3 acres for thoroughfare rights -of -way,
for a total of 321.6 acres. Overall PD density is based on the entire 356.8 acres.
Table 3 — Residential Density
Total Lots
Net Residential
(For 287.6 Acres)
Gross Residential
(For 321.6 acres)
Overall PD
(For 356.8 Acres)
950
3.3
2.95
2.7
Note: While Net Residential excludes the detention lakes, amenitized ponds are included
in the definition of open space.
4. Permitted, Conditional and Accessory Uses
Only those permitted, conditional, and accessory uses that may be allowed in the Single
Family Residential, R-3, zoning district of the UDC are allowed in this PD.
C. Design Standards Applicable to the Development
1. Design Plan Aspects
The PD includes more than 71 acres of open space with recreational amenities as shown on
Exhibit C. The six key open space components are described below. Further information on
specific amenities within the six components is provided in Section C.2 and Exhibits D through
6
N. Additional amenities may be provided at the option of the Developer.
(a) The Entry: As shown on Exhibit D, a minimum 40-foot wide landscaped buffer will be
provided along the entire McKeever Road frontage with oversized triangular corner clips
at the intersection of the central spine street and McKeever. A minimum 30 foot wide
buffer is required per the Corridor Overlay District. The east corner clip encompasses
existing live oaks and the primary entry monument. Additional canopy trees and planting
bed areas will be provided within the corner clips and along the street frontage extending
to the Harkey Road intersection.
(b) The AIIee: The central spine street off McKeever will be flanked on both sides by the
existing rows of mature live oaks for approximately 1,500 feet south of McKeever. Design
features of the Allee will include the following:
• As shown on Exhibit F, the AIIee will have a minimum width of 140 feet from lot
line to lot line in order to include the tree root zones. The main entry street right-
of-way will be 50 feet in width, centered within the AIIee.
• Required pedestrian walkways along either side of the street will be located
between the lot line and existing trees. Per the requested deviation described
below, allee walkways shall be constructed of decomposed granite in lieu of
concrete in order to minimize damage to the tree roots.
• Underground water and sewer lines will not be located down the length of the
AIIee, also to avoid damaging the tree root zones.
(c) The Grove: East of the AIIee, near the existing ranch buildings, is a grove of mature live
oaks and other hardwoods that will be preserved as passive open space. Walkways of
decomposed granite will thread through the grove along with seating areas as shown on
Exhibit G.
(d) Massey Lake Park: The Massey Lake Park is comprised of two detention -amenity lakes
that extend nearly the entire east -west width of the Massey tract. One lake is located on
either side of the central spine street as it curves south of the AIIee. As shown on Exhibit
H, a meeting plaza with pavilion is planned on the south side of the west lake that aligns
with the axis of the AIIee. The Lake Park will also include lake fountains, a playground,
splash pad, small parking area, and paved lakeside trails. Further information on trails is
provided on the Trail Plan, Exhibit M. Landscaping will include canopy trees, ornamental
trees and planting bed areas.
(e) Rodgers Lakes and Park: As shown on Exhibit I, three separate detention -amenity lakes
are proposed east of future Harkey Road. The Rodgers Lakes and Park will be connected
to the Massey Lake Park by the central spine street, which will have a minimum 20-foot
wide landscape buffer along both sides. The center lake, adjoining the west side of the
CenterPoint fee strip, will include a park with a shade structure and playground.
(f)
Greenway Corridor: As noted above, the Rodgers tract is bisected by a 13.6 acre
CenterPoint fee strip that is 225 feet in width. The fee strip includes trees and other
vegetation but no overhead power lines. Open space will be provided along either side
of the fee strip or around the detention lakes. The corridor width shall extend at least 25
feet west of the existing pipeline easement alongside the west edge of the CenterPoint
fee strip.
7
Vehicular and pedestrian access will be provided to the corridor, and the central spine
street crossing will be permitted by CenterPoint over and across the fee strip (which is
consistent with CenterPoint practice throughout the Houston area). The corridor
acreage, excluding the CenterPoint fee strip, is shown in the land use summary in Table
2, and the PD open space calculations herein.
2. Design Enhancements
The PD includes the following design enhancements as shown on Exhibits D-M.
(a) Entry Monuments: See Table 4 below along with Exhibit J, Entry Monuments Sign Plan,
and Exhibit K, Monument Sign Concepts. Signage will meet UDC requirements.
Table 4 — Entry Monuments
Monument Type
Location
Maximum Height
Primary sign
Southeast corner — McKeever at
central spine street
12 feet
Secondary signs
Southwest and Southeast corners -
Harkey Road and central spine street
8 feet
(b) Fencing: See Table 5 below and Exhibit L, Fencing Plan.
Table 5 — Fencing
Fencing Type
Location
Maximum Height
Masonry *
Central Spine Street
McKeever Road
Harkey Road
8 feet
Upgraded Wood
(baseboard and cap
rail)
Hastings Cannon Road
8 feet
Decorative metal
Along rear lot lines adjoining amenity
lakes
8 feet
Decorative metal
Along rear lot lines adjoining
Greenway Corridor
8 feet
*Note: Masonry shall include precast concrete fencing. Perimeter masonry and upgraded
wood fences will be maintained by the home owner's association.
8
(c) Trees:
• As noted above, three major project features — The Entry, The Allee and The
Grove, are defined by the goal to preserve existing, mature live oaks and other
hardwood trees where possible.
• New street, shade and ornamental trees (minimum 2" caliper) shall be provided
in parks, along landscape buffers per Table 6, and around the amenity lakes per the
approved tree list in the UDC.
• Tree plantings within Massey Lake Park, Rodgers Lake and Park, the Pocket Park
per Table 8, and Greenway Corridor shall include at least one trcctwo (2) caliper
inches per 5,000 square feet of such open space, exclusive of the water surface area
of the lake.
• Street trees along McKeever, Harkey and Hastings Cannon Roads shall be
provided at the rate of efve4Fectwo (2) caliper inches per 30 feet of street frontage,
but trees should not be evenly spaced.
• Street trees along the central spine street, south of the Allee, shall be provided at
the rate of one trectwo (2) caliper inches per 30 feet of street frontage, but trees
should not be evenly spaced.
• Street trees shall not be required where the spine road abuts park or lake
detention areas.
(d) Landscape Buffers:
Table 6 — Landscape Buffers
Location
Minimum Width
McKeever Road (south side)
30 feet (Corridor Overlay District)
Harkey Road (both sides)
20 feet
Triangular corner defined by McKeever, Harkey,
and Cowart Creek Diversion Channel
Entire triangle
Hastings Cannon Road
20 feet
Central spine street within the Allee (both sides)
45 feet (per Exhibit F)
Central spine street, south of Massey Lake Park
(both sides)
20 feet
(e) Trails and Sidewalks: See Exhibit M, Trail Plan, and Table 7 below.
Table 7 —Trails and Sidewalks
Trail/Sidewalk Type
Location
Minimum
Width
Minimum
Length
Concrete paved trail
Along west and south side of central
spine street, from Massey Lake Park
to easternmost Rodgers
8 feet
3,500 feet
Concrete paved
sidewalk
McKeever, Harkey and Hastings
Cannon Roads
6 feet
9,000 feet
Decomposed granite
trail with durable edging
Both sides of central spine street
within the Entry and Allee (See
deviation below for Allee sidewalks)
6 feet
2,000 feet
Concrete paved trail
Massey Lake Park
6 feet
5,500 feet
Concrete paved trail
Rodgers Lakes and Park
6 feet
2,500 feet
Decomposed granite
trail with durable edging
The Grove
5 feet
1,000 feet
Concrete paved
sidewalk
Along all interior streets in
accordance with the UDC
4 feet
Length of
street
Concrete paved
sidewalk
Greenway Corridor (Rodgers tract)
6 feet
1,500 feet
(f) Park and Recreational Amenities: See Exhibits D, E, F, G, H, I and M, and Table 8 below.
Table 8 — Amenities
Location
Amenities
The Entry
Preservation of existing trees
Tree plantings per Section C.2(c)
Planting bed areas (Minimum 7,000 square feet)
Concrete paved sidewalk along McKeever
Decomposed granite trail along central spine street
The Allee
Preservation of existing trees
Decomposed granite trail, per Table 7
The Grove
Decomposed granite trail, per Table 7
Seating area with bench (2)
Massey Lake Park
Preservation of existing trees
Concrete paved trail, per Table 7
Meeting plaza (Minimum 1,000 square feet)
Open air pavilion (Minimum 1,250 square feet)
Picnic tables within pavilion (4)
Seating area with bench (3)
Play structure (1)
Splash pad (1)
Bike rack (1)
Lake fountain (2)
Tree plantings, per Section C.2(c)
Planting bed areas (Minimum 10,000 square feet)
Vehicular parking (Minimum 8 spaces)
Rodgers Lakes and Park
Concrete paved trail, per Table 7
Shade structure (1)
Play structure (1)
Seating area with bench (3)
Lake fountain (2)
Tree plantings, per Section C.2(c)
Planting bed areas (Minimum 4,000 square feet)
Bike rack (1)
Pocket Park, located south
of central spine street and
Concrete paved trail, per Table 7
Shade structure (1)
10
west of Harkey
Play structure (1)
(See Exhibit N)
Seating area with bench (2)
Tree plantings, per Section C.2(c)
Planting bed areas (Minimum 1,000 square feet)
Bike rack (1)
Greenway Corridor
Concrete paved trail, per Table 7
(Rodgers tract)
Seating area with bench (2)
Tree plantings, per Section C.2(c)
(g) Residential Building Materials:
Each residential home elevation will have minimum brick, glass, or stone in compliance with the
following table:
Elevation
First Floor
Second Floor
Front - Typical
100%
30%
Exposed Front (1)
100%
75%
Exposed Side (2)
100%
75%
Exposed Rear (2)
100%
75%
Interior Side
100%
30%
Interior Rear
0%
0%
(1) Exposed Front: Facing a common area on opposite side of street
(2) Exposed Side or Rear Elevation: Facing public right-of-way or common area
• The remaining percentages may include stucco, stucco board, wood, ceramic tile
or architectural metals.
• Trim, soffits and fascia are exempt from the masonry requirement.
(h) Utilities: It is the developer's intent to minimize the visual intrusion of overhead power
lines while adhering to standard CenterPoint Energy regulations and requirements
regarding the provision of electrical service to residential subdivisions.
(i) Safety Ledges in Detention Ponds: The perimeter embankment of each amenitized
detention pond shall include a safety ledge beneath the planned pond water surface
elevation. The embankment slope with the safety ledge shall be designed in accordance
with standard civil engineering practice as approved by the City Engineer.
3. Deviations
The following four deviations are included as part of this PD:
(a) Public parkland fees: Fees in lieu of dedication will be paid at time of building permitting.
(b) Pedestrian walkways along the central spine street within the Allee: In lieu of 6-foot wide
paved sidewalks within the street right-of-way, 6-foot wide decomposed granite trails
with durable edging materials will be provided in the adjacent landscape reserves as
shown on Exhibits E and F. The trail alignments may also meander along the length of the
landscape reserve. The basis for this deviation is twofold. First, to minimize cut and fill
activities within the root zones of the existing live oaks along the street. Second, to locate
the trails further away from the tree trunks as well as the street.
11
1
(c) Pedestrian walkways along the central spine street south of Massey Park: In lieu of 6-foot
wide paved sidewalks on both sides of the street, an 8-foot wide paved trail will be
provided along the west and south side of the street from Massey Lakes to the
easternmost Rodgers Lake.
(d) Sidewalks or trails in landscape reserves: Where landscape reserves adjoin and extend
along a public street right-of-way, the required sidewalk or trail may be partly or wholly
located within the adjoining landscape reserve, and will have a meandering alignment.
The basis of this deviation is to provide a higher quality and more attractive pedestrian
environment.
4. Unified Development Code (UDC) Compliance
Property use and development to include permitting and certificates of occupancy will
conform to the requirements of the UDC unless specially called out in this PD.
D. Required Dedications of Land or Public Improvements
Dedications of land will be required at time of platting for the following streets in accordance with
the Thoroughfare Plan and as shown on the Design Plan, Exhibit A. Other dedication and
improvements may be required per the Development Plan referenced below.
1. McKeever Road, also referred to as Massey Ranch Road:
• Designated major thoroughfare with a total 120-foot right-of-way.
• A minimum 60-foot right-of-way dedication will be required along the entire frontage
since the north property line of the Massey tract extends to the center of the existing
road.
• Right-of-way dedication will total approximately 3.28 acres.
2. Future Harkey Road:
• Designated secondary thoroughfare with a minimum 100-foot right-of-way.
• A 50-foot wide right-of-way dedication will be required along the entire east boundary of
the Massey tract and the entire west boundary of the Rodgers tract.
• The entire 100-foot right-of-way will be dedicated where the two tracts adjoin, a distance
of approximately 1,246 feet.
• Right-of-way dedication will also be required by the City across the Cowart Creek
Diversion Channel.
3. Future Hastings Cannon Road:
• Designated major thoroughfare with a minimum 120-foot right-of-way.
• A minimum 60-foot right-of-way dedication will be required along the entire south
boundary of the Rodgers tract.
• Right-of-way dedication by CenterPoint will also be required across their fee strip.
4. Central spine street (Massey Oaks Trail) at Harkey Road:
12
• Designated as a collector street with a minimum 60-foot right-of-way.
• The paving width and striping plan for Massey Oaks Trail is shown on Exhibit OCollcctor
a-fesielential-stfeet-fer-t-ke-Femainder--ef4ts-length-i-n-beth-Elifeethaf+5.
5. Residential streets will have minimum 50-foot rights -of -way throughout the PD, including the
central spine street within the AIlee, in order to minimize damage to existing tree roots.
E. Development Agreement
Construction of public improvements will be required to facilitate development of the subject
property. A separate Development Agreement has been prepared in which the City and developer
of Massey Oaks have agreed to take certain actions and to construct, or cause to be constructed,
various public improvements. Such improvements are specified in the Development Agreement
and include McKeever, Harkey and Hastings Cannon Roads, offsite infrastructure, water
distribution lines and wastewater collection lines. All infrastructure and utilities shall be
completed in accordance with the Development Agreement.
F. Phasing
The property is expected to be developed in phases as shown on the Phasing Plan in Exhibit 0 and
in accordance with the following criteria:
1. In general, development will begin on the Massey tract at McKeever Road and transition
south and east along the central spine street to Harkey Road, followed by development on
the Rodgers tract east of Harkey Road.
2. The lot mix shown in Table 1 for the overall property does not need to be achieved with each
plat. Beginning with Phase 1, R-4 lots (minimum 55-foot width) shall at no time comprise
more than 75% of the total platted Tots to ensure that R-4 lots do not become imbalanced.
3. The Entry, Allee and Massey Lake Park and associated design enhancements as described
herein and shown on the exhibits will be completed, or surety bond posted, before any final
plat is recorded.
4. The Grove area with its design enhancements as identified herein will be completed, or surety
pond posted, before any final plat is recorded for the property east of the Allee and north of
Massey Lake Park.
5. Rodgers Lake Park with recreational amenities as noted above will be completed, or surety
pond posted, before any final plat is recorded for the property east of Harkey Road.
6. Other than Massey Lake Park and Rodgers Lake Park, all other design enhancements and
amenities associated with a particular phase of development will be completed prior to the
issuance of a certificate of occupancy for the first single family home (excluding models) for
that phase, unless financial surety in a form acceptable to the City is posted.
7. Each plat may require more than one point of ingress/egress in order to meet the access
requirements of the UDC and Fire Code. Additional street connections to McKeever, Harkey,
13
Hastings Cannon Roads, and adjacent lands south of the Massey tract and north and east of
the Rodgers tract will be provided per the UDC and shall be shown on the master plat.
8. Unless a boundary allocation agreement clearly defining the school district to which each
home is assigned has been approved by each school district, no single family lot shall be
platted in more than one school district. Where a school district boundary line parallels a
single family lot line, the lot line shall not deviate more than one foot from the district
boundary line.
9. The developer reserves the right to modify the number of plats and plat boundaries to the
extent permitted by the criteria established in Table 1.
10. To track and document project development, the developer and engineer shall maintain a
record of all lots and reserves in each phase of development. This record will be indicated on
each plat (master, minor, final, or amending) and shall include the information listed below in
Table 9:
Table 9 — Development Recordation
Total acreage of development
Acreage within this platted phase
Number of Tots in this phase
Total number of lots all phases to date
Number of reserve lots in this phase
Total number of reserve lots in all phases to date
Breakdown of lot type in this phase
55'
65'
75'
85'
Total number of lot types within all phases to date
55'
65'
75'
85'
Percentage of 55' lots platted to date (shall not exceed 75% of
total lots platted)
Open space provided in this phase (in acres or square feet)
Total amount of open space provided (in acres or square feet) to
date
G. Tree Mitigation Credits
Preserving and protecting mature trees in Massey Oaks is a key element of the development plan.
The development plan complies with and exceeds the intent of the tree preservation and
protection requirements of the UDC by preserving a substantial number of trees and natural
areas; protecting trees during construction; requiring more builder and developer trees than
required by the UDC; and nurturing existing trees by engaging a certified arborist to oversee all
activities in and around the existing tree canopy.
The Developer will take the following measures to preserve, protect, and plant trees at Massey
Oaks:
14
• Preserve over 200 mature trees totaling approximately 3,800 caliper inches;
• Prune, root prune, fertilize, water, install root barrier protection, and protect over 200
mature trees on the property at a cost in excess of $250,000;
• Design the land plan to avoid tree removal and retain quality natural areas where
possible:
• Provide developer and builder trees in excess of UDC requirements.
As such, the following mitigation credits for tree planting that exceed the requirements of the
UDC are granted in addition to the options available in the UDC:
• The caliper inches of trees planted in the front yards of individual residential lots as
required by the Massey Oaks Builder Guidelines that exceed the UDC requirements. The
UDC requires two two-inch trees per lot; the builder guidelines will require two four -inch
trees per lot.
• The caliper inches of trees planted in the side yards of individual residential corner lots as
required by adopted builder guidelines that exceed the UDC requirements. The UDC has
no corner side lot requirement; the Builder Guidelines will require two three-inch trees
for corner side lots where there is no landscape reserve.
• The caliper inches of street and park trees as required by this PD that exceed the UDC
requirements.
• 1:1 credit for the caliper inches of trees protected and preserved on site.
The estimated caliper inches of trees to be removed is 2,192 with a mitigation requirement
expected to be 4,838 caliper inches. Applying the credits described above and tabulated below
results in an estimate total mitigation credit of 9,172 caliper inches, representing a mitigation of
more than 200% of the requirement. A tracking table will be maintained and submitted with
each set of landscape plans to document the caliper inches of trees removed and the caliper
inches of trees replaced for the duration of the project. The full tree mitigation requirement must
be met prior to the acceptance of improvements in the last final plat on the property unless
financial security has been posted.
Front Yard - 950 Lots
Trees/
Caliper
Total
Total Caliper
Inches/
Caliper
Lot
Inches
Tree
Inches/Lot
Unified Development Code
2
2
4
3,800
Massey Oaks Design Guideline
2
4
8
7,600
Requirement
Caliper Inches in Excess of UDC Requirement
4
3,800
Corner Lot (Not Adjacent to Reserve) -
Trees/
Caliper
Total
Total Caliper
60 Lots
Inches/
Caliper
Lot
Inches
Tree
Inches/Lot
Unified Development Code
0
0
0
0
Massey Oaks Design Guideline
2
3
6
360
Requirement
Caliper Inches in Excess of UDC Requirement
6
360
15
PD (Beyond UDC Requirements)
Quantity
Caliper
Total Caliper
Inches/
Inches
Tree
Street Trees (Estimated)
357
2
714
Park Trees (Estimated)
213
2
426
Caliper Inches in Excess of UDC Requirement
1,140
Preserved and Protected Trees
Quantity
Total Caliper
Inches
Trees Preserved and Protected (Estimated)
204
3,872
Total Estimated Caliper Inches Eligible for Mitigation Credit
9,172
Note: The caliper inches of trees to be removed and mitigated are estimates only and not intended to be
actual amounts or limits. Actual mitigation requirements and mitigation credits will be tracked and
reported as the project progresses.
HG. Exhibits
This planned development includes the following exhibits as referenced herein:
A. Design Plan
B. Property Exhibit
C. Landscape/Open Space Amenity Plan
D. The Entry Preliminary Plan
E. The Allee Preliminary Plan
F. The Allee Cross Section
G. The Grove Preliminary Plan
H. Massey Lake Park Preliminary Plan
I. Rodgers Lakes and Park Preliminary Plan
J. Entry Monuments Plan
K. Monument Sign Concepts
L. Fencing Plan
M. Trail Plan
N. Pocket Park Preliminary Plan
O_Phasing Plan
07P. Massey Oaks Trail Paving Width and Striping Plan
16
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8
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MASSEY OAKS
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DETENTION BASIN E
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FUTURE
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F=END PAVING LAYOUT
DE
213410.
J7F8 COFID.I111f. r.g.miller
engineers
15340 Park Ten Place
J2'FB Suite 950
Holston, Texas 77084
(710) 441-040o