To: Planning and Zoning Commission
From: Katasha Smithers, Planner II
Subject:
Title
Consider four variances to the Unified Development Code, Article 8 - Zoning Districts, Development Standards, Tree preservation, Section 8.03 Zoning districts, regarding one lot in the Highland Terrace Mobile Home Park, to decrease the Minimum Dwelling Size to 2000 square feet in lieu of the 2400 square-foot requirement, to increase the main building lot coverage to 35 percent in lieu of the 30 percent requirement, to increase the maximum lot coverage to 55 percent in lieu of the 50 percent requirement, and to modify the front setback from 35 feet to 25 feet, legally described as Lot 27 of Highland Terrace Mobile Home Park, addressed as 1840 Highland Drive East and zoned Single-Family 36,000 square-foot lots or greater (SF-36). Mike Garabedian, GPLM, LLC, Owner/Applicant. (UDC-21-0009)
Body
Background:
Highland Terrace Mobile Home Park was originally platted in 1970. This portion of the City was annexed into Keller in the late 1980s and zoned Single-Family 36,000 square-foot lots (SF-36).
On June 1, 2021, the City Council approved three variances for 21 lots within Highland Terrace Mobile Home Park as follows:
1. Decrease the minimum dwelling size from 2,400 square-feet to 2,000 square-feet.
2. Increase the main building lot coverage from 30% to 35%.
3. Increase the maximum lot coverage from 50% to 55%.
In addition to the three variances Council granted previously to another developer listed above, the Applicant is requesting a fourth variance for his property (Lot 27), addressed as 1840 Highland Drive East, to modify the front setback to 25 feet in order to build smaller, one-story structures.
Variance Requests:
1. Decrease the Minimum Dwelling Size to 2000 square-feet in lieu of the 2400 square-foot requirement. (A minimum dwelling size of 2,000 square-feet is equal to the SF-15 zoning district.)
2. Increase the main building lot coverage to 35 percent in lieu of the 30 percent requirement in the SF-36 zoning district. (Thirty-five percent (35%) is permitted in the SF- 8.4 through the SF-15 zoning districts.)
3. Increase the maximum lot coverage to 55 percent in lieu of the 50 percent requirement of all UDC residential zoning districts. (The 50% lot coverage requirement including accessory buildings, driveways, and parking areas is uniform throughout the UDC.)
4. Decrease the minimum front setback from 35 feet to 25 feet. (A 25-foot setback is permitted in the SF-10 and SF-8.4 zoning district.)
Citizen Input:
Variance requests do not require any public hearings per the Unified Development Code.
Summary:
Section 2.07 (A)(2) of the UDC states that when considering a variance request, the Planning and Zoning Commission and City Council shall consider the following factors:
a. That there are special circumstances or conditions affecting the land involved such that the strict application of the provisions of this Code would deprive the applicant of the reasonable use of his land.
b. That the granting of the variance will not be detrimental to the public health, safety or welfare, or injurious to other properties in the area.
c. That the granting of the variance will not have the effect of preventing the orderly subdivision of other lands in the area in accordance with the provisions of this Code.
d. That the granting of the variance will not constitute a violation of any other valid ordinance of the City of Keller.
e. That strict compliance with the regulations, and/or that the purpose of the regulations will be served to a greater extent by the alternative proposal.
Planning and Zoning Commission Alternatives:
The Planning and Zoning Commission has the following options when considering a Variance 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, this application will be schedules for City Council action on December 7, 2021.
Supporting Documents:
• Staff Attachment A - Application, narrative letter and documents