To: Planning and Zoning Commission
From: Sarah Hensley, Director of Community Development
Subject:
Title
PUBLIC HEARING: Consider a request for a Planned Development Zoning Change from Commercial (C) and Planned Development 1406 - Single Family Residential 36,000 square-foot minimum lots to Planned Development - Single Family 5,000 square-foot lots, Single Family 12,000 square-foot lots and Single Family 20,000 square foot lots for Keller Springs, a proposed Planned Development consisting of 96 residential lots and approximately 5.17 acres of open space on 34.48 acres of land, legally described as a portion of a 15.874 acre tract of land described in Exhibit B in deed in favor of John M. Perrigo and Ida C. Perrigo Trustees of the John M & Ida C. Perrigo Trust, recorded in Instrument Number D202180426 of the Official Public Records of Tarrant County, Texas, Lot 1, Block A of the Greenway Park and Perrigo Place Addition, and Lot 1, Block 1 of the Harmonson Acres Addition, located on the east side of N. Main St., 300 feet southeast of the Park Avenue and N. Main St. intersection, and addressed as 1000, 1004 and 1008 N. Main St. Mark Weatherford, Applicant. Sue Salstrand and Anne Burfitt, Charis Land Holdings LLC, Owner. (Z-24-0002)
Body
Action Requested:
Conduct a public hearing and consider a request for a Planned Development zoning change for approximately 34.48 acres from Commercial (C) and Planned Development 1406 - Single Family Residential 36,000 square-foot minimum lots to Planned Development - Single Family 5,000 square-foot lots, Single Family 12,000 square-foot lots and Single Family 20,000 square foot lots for Keller Springs, a proposed Planned Development consisting of 96 residential lots and approximately 5.17 acres of open space on 34.48 acres of land.
Current Zoning:
Commercial (C) and Planned Development 1406 - Single Family Residential 36,000 square-foot minimum lots (See Staff Attachment for Commercial/Retail use chart and PD-1406 Ordinance to review current allowed uses).
Proposed Zoning:
Planned Development - Single Family 5,000 square-foot lots, Single Family 12,000 square-foot lots and Single Family 20,000 square foot lots
Surrounding Zoning:
North: Commercial and PD-2016-SF-20 (Greenway Park subdivision)
South: Commercial and PD-1032-SF-MD (Harmonson Farms subdivision)
East: PD-2016-SF-20 (Greenway Park subdivision) and PD-1032-SF-MD (Harmonson Farms subdivision)
West: Katy Road
Future Land Use Plan:
The current Future Land Use Plan (FLUP) designation for the subject property is Mixed-Use (MU), Medium-Density Single-Family 15,000 - 35,999 square-foot lots (MD-SF) and Low-Density Single-Family 36,000 square-feet and above (LD-SF).
Surrounding Land Use Designations:
North: Retail/Commercial (RTC) and MD-SF
South: RTC High-Density Single Family 8,000-14,999 square-foot lots (HD-SF)
East: MD-SF and LD-SF
West: RTC with a Tech-Flex Overlay
The Applicant is also proposing a FLUP amendment from MU, MD-SF and LD-SF to Patio/Garden/Townhome (PGT), High Density Single Family 8,000 - 14,999 square-foot lots (HD-SF) and Medium Density Single Family 15,000 - 35,999 square-foot lots (MD-SF). The FLUP amendment request is on this agenda as a separate item.
Background:
The Applicant requests a Planned Development (PD) zoning change for Keller Springs, a proposed 96-residential lot subdivision with three Residential Areas with separate development regulations. The proposed project is located 300 feet southeast of the Park Avenue and North Main Street intersection on approximately 34.48 acres with 5.17 acres of open space.
Proposed Development Standards:
The Applicant proposes three Residential Areas with separate development regulations for each Area.
Area 1 (Shown with Comparison to UDC Guidelines for SF-20):
Minimum Lot Area: Twenty thousand (20,000) square feet - MEETS
Minimum Lot Width: Eighty feet (80’) - Less than SF-20 requirement of 120’
Minimum Lot Depth: One-hundred fifty feet (150’) - MEETS
Front Yard: Thirty-five feet (35’), sixty feet (60’) for residential buildings with access on a thoroughfare. - MEETS. All other setbacks would also be required to follow the SF-20 guidelines.
Minimum Dwelling Unit: 2,500 square feet - Exceeds SF-20 requirement of 2,200 square-feet
Lot Coverage: Forty-five percent (45%) by main buildings; sixty-five percent (65%) including accessory buildings, driveways, and parking areas - More intense than SF-20 requirement of 30% lot coverage by main buildings and 50% total lot coverage.
Maximum number of lots: Seven (7) residential lots
Average lot size: 23,958 square-feet
Area 2 (Shown with Comparison to UDC Guidelines for SF-12):
Minimum Lot Area: Twelve thousand (12,000) square feet - MEETS
Minimum Lot Width: Eighty feet (80’) - Less than SF-12 requirement of 100’
Minimum Lot Depth: One-hundred fifty (150’) - Exceeds SF-12 requirement of 115’
Front Yard: Twenty-five feet (25’), sixty feet (60’) for residential buildings with access on a thoroughfare - Less than SF-12 requirement of 30’ for front yard; the 60’ front yard setback aligns with the UDC requirement. All other setbacks would also be required to follow the SF-12 guidelines.
Lot Coverage: Forty-five percent (45%) by main buildings; sixty-five percent (65%) including accessory buildings, driveways, and parking areas - More intense than SF-20 requirement of 35% lot coverage by main buildings and 50% total lot coverage.
Maximum number of lots: Forty-one (41) residential lots
Average lot size: 13,142 square-feet
Area 3 (New District proposed, no UDC base district comparison):
Minimum Lot Area: Five thousand (5,000) square feet.
Minimum Lot Width: Fifty feet (50’)
Minimum Lot Depth: One-hundred ten feet (110’).
Front Yard: Fifteen feet (15’), sixty feet (60’) for residential buildings with access on a thoroughfare.
Rear Yard: Five feet (5’)
Side Yard: Five feet (5’), ten feet (10') from street right-of-way; twenty feet (20') from a thoroughfare right-of-way.
Minimum Dwelling Unit: 1,200 square feet
Lot Coverage: Sixty-Five percent (65%) by main buildings; Seventy-five percent (75%) including accessory buildings, driveways, and parking areas.
Accessory Structures: There shall be no accessory structures permitted within Residential Area 3.
Maximum number of lots: Forty-eight (48) residential lots
Average lot size: 5,944 square-feet
Garage Requirements:
The proposed Development Standards state that all residential lots must have a minimum two car garage that may be front facing or J-swing but no maximum number of front facing garages.
The Keller Unified Development Code (UDC) requires that all homes provide a minimum two-car garage and permits front-facing garages in Planned Developments and properties platted prior to 1992.
Elevations:
The proposed development standards state that facades, excluding doors and windows shall be a minimum of 80% masonry materials with products not limited to brick, stone, stucco, hardie-board, or material of equal characteristics as approved by the City in accordance with the City's building code and fire prevention code. Secondary materials shall be quality materials not limited to wood and metal.
The UDC states that residential structures in all zoning districts should be constructed of 80% masonry materials. However, according to House Bill 2439 that went into effect Sept. 1, 2019, cities do not have legal authority to enforce building materials.
Landscaping:
Applicant Proposal - Front Yard:
A minimum of one (1) large canopy tree with a minimum three-inch (3") caliper shall be planted in the required front yard of all new single-family uses. Existing trees of equal or greater size within the required front yard may be counted toward this requirement.
UDC Requirement (Section 9.03(G)(1):
A minimum of two large canopy trees with a minimum 3” caliper shall be planted in the required front yard of all new single-family uses. Existing trees of equal or greater size within the required front yard may be counted toward this requirement.
Applicant Proposal - Corner Lots:
A minimum of one (1) large canopy trees with a minimum three-inch (3") caliper shall be planted in the required side yard adjacent to a street of all new single-family uses on corner lots. Existing trees of equal or greater size within the required side yard adjacent to a street may be counted toward this requirement.
UDC Requirement (Section 9.03(G)(2):
A minimum of two large canopy trees with a minimum three 3” caliper shall be planted in the required side yard adjacent to a street of all new single-family uses on corner lots. Existing trees of equal or greater size within the required side yard adjacent to a street may be counted toward this requirement.
Open Space:
Total open space requirement for this project is 5.17 acres. The Applicant proposes 10 separate open space areas throughout the development, including a detention pond at the entrance of the development off North Main Street and a neighborhood park. Combined acreage of the 10 areas totals 5.17 acres. The proposed development standards state that a Homeowners Association will be established and responsible for maintenance and ownership of the common and open space areas.
Per Section 8.27 (Planned Developments) of the UDC, fifteen percent (15%) of open space is required in all planned developments.
Screening and Fencing:
UDC Section 5.10(B) requires a 10’ landscape/screening wall easement or open space lot between a screening wall and right-of-way. The Applicant is proposing a 15’ open space area along Harmonson Road, but no screening wall. The proposed development standards state that “where applicable, trees shall be preserved along the perimeter of the property in lieu of a masonry screening wall. In instances where trees shall be preserved a 6’ tubular metal fencing may be provided.”
UDC Section 9.09(D) requires a screening wall if a single-family development is being constructed adjacent to a developed non-residential use without a screening wall in place. The single-family residential development is required to construct a screening wall in accordance with this Code. The property to the south (zoned Commercial and addressed as 950,960 and 970 North Main Street) has been partially developed.
All other fences shall conform to UDC fencing guidelines.
Sidewalks:
Per UDC Section 5.06(B) the Applicant will be required to install sidewalks of not less than five feet in width adjacent to all residential streets.
Drainage & Utilities:
The conceptual drainage and utility layout meets UDC requirements. A more detailed analysis will be completed at the site and civil plan review stage.
Ingress and Egress:
The Applicant is proposing a main entrance off North Main Street, with connections to Keller Springs Avenue to the north and Homestead Drive to the south.
Trip Generation:
Due to the number of lots proposed, a full Traffic Impact Analysis will be required as part of the civil construction plan submittal.
Citizen Input:
On June13, 2024 the City mailed out 51 letters of notification for this Public Hearing and the associated planned development zoning change to all property owners within three hundred feet (300’) of the subject site. A letter was also sent to Keller ISD. A public hearing notice sign was posted on the site.
Staff has received 5 letters of opposition, 2 of which are from properties within the 200 buffer. An additional letter with comments was received from the property owner of 950, 960 and 970 N. Main St. directly south of the subject site.
The Applicant met with the Harmonson Farms Homeowner’s Association on June 18, 2024.
Summary:
Section 8.02 (D.1.e) of the UDC states that when considering a zoning change request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned and their relationship to the general area and the City as a whole, and in compliance with the Future Land Use Plan.
2) Whether the proposed change is in accord with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area, and shall note the findings.
3) The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the City, and any special circumstances which may make a substantial part of such vacant land unavailable for development.
4) The recent rate at which land is being developed in the same zoning classification as the request, particularly in the vicinity of the proposed change.
5) How other areas designated for similar development will be, or are unlikely to be, affected if the proposed amendment is approved.
6) Any other factors which will substantially affect the health, safety, morals, or general welfare.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Planned Development Zoning Change application:
- Recommend approval as submitted.
- Recommend approval with modifications or additional condition(s).
- Table the agenda item to a specific date with clarification of intent and purpose.
- Recommend denial.
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this Planned Development Zoning Change application is tentatively scheduled for City Council action on July 16, 2024.