To: Aaron Rector, Interim City Manager
From: Alexis Russell, Planner I
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving a Planned Development Zoning Change for Mountain Blue, from Single Family Residential-36,000 square-foot lots (SF-36) to Planned Development - Single Family Residential-36,000 square-foot lots, consisting of one residential lot on approximately 10.6 acres of land, legally described as Lot 1, Block A and Lot 1, Block B of the Mountain Blue Addition, and Abstract 592 Tract 8C03, Abstract 592 Tract 8C04, and Abstract 592 Tract 8C1 & 8C2 of the Jesse Gibson Survey, located on the north side of Lambert Lane East, approximately 680 feet west of the Lambert Lane East and Ottinger Road intersection, and addressed as 5899, 5909, 5943, and 13492 Lambert Lane East. Joey Feste Jr., Owner. Janet Sipes, Applicant. (ZONE-2409-0006)
Action Requested:
Conduct a public hearing and consider a recommendation for a Planned Development zoning change for approximately 10.6 acres from Single Family Residential-36,000 square-foot lots (SF-36) to Planned Development - Single Family Residential-36,000 square-foot lots (PD-SF-36) for the Mountain Blue Addition, consisting of one residential lot.
Current Zoning:
Single Family Residential-36,000 square-foot lots (SF-36)
Proposed Zoning:
Planned Development Single Family Residential-36,000 square-foot lots (PD-SF-36)
Future Land Use Plan:
The proposed development is compliant with the 2021 Future Land Use Plan with Low-Density Single Family (36,000 square-foot lots and above). (LD-SF).
Background:
The subject property is composed of five un-platted SF-36 lots that will be platted into one single-family lot.
Janet Sipes, with Texas Permit, submitted an application for a Planned Development (PD) zoning change request for Mountain Blue, a one lot single-family residential subdivision (minimum lot size 36,000 square-feet). The proposed development is at the northeast corner of Lambert Lane and Lambert Lane East, on approximately 10.6 acres.
The development was designed to allow the property owner flexibility for accessory structures and fencing on the lot and to wrap all of their requests into one submittal, rather than multiple SUPs/variances.
The proposed PD will adhere to the base zoning regulation of SF-36 with the amendments as described below.
The PD proposes the following criteria:
Minimum Dwelling Size: MEETS
2,400 square-foot or greater. The proposed PD will adhere to the base zoning regulation of SF-36 for minimum dwelling size.
Lot Size: MEETS
1. Minimum lot area: 36,000 square-foot
2. Minimum lot width: 140’
3. Minimum lot depth: 200’
The proposed PD will adhere to the base zoning regulation of SF-36 for lot size.
Setbacks: MEETS
1. Minimum front yard: 35’
2. Minimum side yard: Ten percent (10%) of lot width
3. Minimum rear yard: 15’.
Maximum Lot Coverage: MEETS
The Applicant proposes a maximum lot coverage of thirty percent (30%) by the primary structure; fifty percent (50%) including accessory buildings, driveways and parking areas.
The proposed PD will adhere to the base zoning regulation of SF-36 for maximum lot coverage.
Accessory Structures:
The Applicant proposes the following four accessory structures on the lot:
1. Guest house and club house (Up to 9500 SF)
2. Gymnasium next to football field (up to 3000 SF)
3. Gate House and Storage (up to 600 SF)
4. Detached carport (up to 4700 SF)
UDC Section 8.04 (g) states that a maximum of two detached accessory buildings are permitted on any lot/tract and that all accessory buildings greater than 1,200 square feet shall require a Specific Use Permit (SUP). An SUP is also required for any detached carports.
UDC Section 9.06 (5) states that detached accessory buildings shall be prohibited in front of the main building.
The carport, gym, and guard house are requested to be located at the front of the property. The Applicant has provided a concept site plan that shows these locations with the proposed PD standards.
Screening and Fencing:
The Applicant proposes to install perimeter fencing with a maximum height of 10 feet on all boundaries of the lot. The fence would be allowed to be 5 feet from the property line and would be subject to any/all visibility easements.
UDC Section 9.07 states that open-style fencing shall fence not exceed a height of six feet (6') when located in front of the main structure. Also, if a side or rear fence for a property is located in front of the main structure of an adjacent property a solid fence may be located no closer than 25’ from the side property line facing the street.
The Applicant is requesting variances that would allow for solid masonry fencing with a height of 10’ along all perimeters of the property to provide better privacy for the property owner. Fence adjacent to public right-of-way will have evergreen plantings.
The Applicant also requests to be allowed to install screened chain link fence to be maintained during construction and removed upon approval of the building final inspection. UDC Section 9.07 (L.4.) allows for chain link fencing with mesh screening on residential projects with 5 or more lots.
Landscaping: MEETS
Per UDC section 9.03(G), 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. 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.
The Applicant has provided a preliminary plan for tree removal and replanting with the proposed PD standards.
Drainage & Utilities:
A drainage study and utility plan will be required to be submitted with the final plat.
Trip Generation:
A trip generation form was not required to be submitted with this PD request since the standards cover one single-family residential lot.
Surrounding Zoning & Land Uses:
North: SF-36; LD-SF
South: SF-36; LD-SF
East: SF-36; LD-SF
West: SF-36 and PD-SF-36 (PD-1813); LD-SF
Citizen Input:
On October 10, 2024, the City mailed out 15 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 public hearing notice sign was posted on the site.
Staff has received no letters of support or opposition in response to this Planned Development Zoning Change request.
Summary:
Section 8.02 (D.1.e) of the UDC states that when considering a zoning change request, the 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.
Planning and Zoning Recommendation:
At the October 22, 2024 Planning and Zoning Commission meeting, Commissioners unanimously recommended to approve the request as presented.
Since the P&Z meeting, the Applicant made changes to the proposed PD standards including moving the guard house and carport out of front setback, changing the proposed fence material to masonry and increasing the maximum height to 10 feet.
Alternatives:
The City Council has the following options when considering a Planned Development Zoning Change application:
- Approve as submitted.
- Approve with modifications or additional condition(s).
- Table the agenda item to a specific date with clarification of intent and purpose.
- Deny.