Preserve Bay Ridge Neighborhood

BCJ HOLDS, L.L.C. (Allen Edwin Homes) has applied to the Charter Township of Texas Planning Commission for approval of a Planned Unit Development (PUD). This proposal includes a request for rezoning (currently zoned R-2) due to substantial reductions in lot size. The reduction in lot size is due to their proposed 38.3 acres of preserved open space, including a perimeter trail that may provide beneficial neighborhood transition zones, and help retain access to open space recreation that Bay Ridge families currently enjoy in the undeveloped lot/field. Without the rezoning, the development would not include preserved open space, and would include a 216-lot subdivision (Comparison Plan), as opposed to a 237-lot subdivision (Preliminary Concept Development Plan). The Concept Plan, which includes the preserved open space, also calls for retaining the Bay Ridge Road and Bentley Drive cul-de-sacs.

However, the Township, County Road Commission, and Fire Department may or may not approve the retention of the two cul-de-sacs, in part based on Section 16-82(a)(1)b of the Zoning Ordinance under Subdivision Control, which requires that “the arrangement of streets shall provide for a continuation of existing streets from adjoining areas in the new subdivision.”

This Preserve Bay Ridge Neighborhood petition seeks approval from the Charter Township of Texas Planning Commission not to extend Bay Ridge Road and Bentley Drive into the new Concept Plan development, and to upgrade the existing cul-de-sacs as per recommendations provided by Thomas C. Wheat in his April 13, 2009 memorandum to the Planning Commission. This request is based on three important factors:

1. Concern that extending Bay Ridge Road and Bentley Drive as through-streets would degrade the quality of life, and decrease the safety of residents and children in the Bay Ridge neighborhood by increasing the speed and frequency of traffic to and from the new Rudgate Trails development.

2. Despite the lot size variance for the Concept Plan, we believe that integrating open space, or “green infrastructure,” in subdivision developments provides substantial quality of life and environmental benefits, including, but not limited to access to recreation lands; natural storm water runoff filtration and retention; wildlife habitat; and scenic beauty.

3. An adequate transition zone would help preserve the character and identity of the respective neighborhoods.