To: Planning and Zoning Commission
From: JP Ducay, Planner
Subject:
Title
PUBLIC HEARING: Consider a request for a Future Land Use Plan Amendment proposing to create an additional Land-Use Class for lots less than 12,000 square-feet. The new class would be Land-Use Class CD-SF - Cottage Density - Single Family (Zero-Lot-Line to 11,999 S.F.) Bursey Commericial, LTD. owner, Sage Group, applicant/developer. J. Volk Consulting, Engineering Firm. (LUP-20-0001)
Action Requested:
Conduct a public hearing and consider a request to amend the Future Land Use Plan by adding a new Land-Use Class.
Property Owner/Applicant/Developer:
Bursey Commercial, LTD (Owner), Sage Group (Applicant/Developer).
Planning Consultant:
Sage Group (Curtis Young).
Current Land Use Designation:
N/A
Proposed Land Use Designation:
CD-SF - Cottage Density - Single Family (Zero-Lot-Line to 11,999 S.F.).
Existing Roadway Access:
Rapp Road and Shady Grove Road
Background:
On August 31, 1998, City Council adopted the Land Use Element of the City of Keller Master Plan (Resolution No. 1051) which included an update to the Future Land Use Plan/Map. The only residential zoning district classes created by the Future Land Use Map update included the following:
• Single-Family Low Density - (25,000 S.F. and greater)
• Single-Family Medium Density - (15,000 S.F. to 24,999 S.F.)
• Single-Family High Density - (12,000 S.F. to 14,999 S.F.)
Per the Future Land Use Plan, there is no residential designation for any development proposing lots less than 12,000 Square-feet. A companion Future Land Use Amendment and Planned Development Zoning Change application has been submitted by the Applicant to develop 10.9 acres of property as a Planned Development with a Base District of SF-8.4. This proposed development is located at 1301 Rufe Snow.
As far as staff knows, this would be the second time a new land classification was added. In 2015, the Future Land Use Plan was amended to create a new Land-Use Class MU-IC Mixed Use or Industrial/Commercial. The new MU-IC class was added to the Future Land Use Map to create this combined Mixed Use and Industrial/Commercial, two already, separated existing Land-Use Classes.
Mixed Use and Industrial/Commercial, two already existing Land-Use classes. Though the two classes already existed separately, a new Land-Use Class MU-IC Mixed Use or Industrial/Commercial was added to the Future Land Use Map.
Analysis:
The applicant is requesting an amendment to the Future Land Use Plan proposing to create an additional Land-Use Class for lots less than 12,000 square-feet. The new class would be Land-Use Class CD-SF - Cottage Density - Single Family (Zero-Lot-Line to 11,999 S.F.).
The subject property (1301 Rufe Snow) is surrounded by medium and high density residential developments to the North, East, and South:
• North: SF-15 Single Family Residential (15,000 S.F. Lots)
• East: SF-12 Single Family Residential (12,000 S.F. Lots)
• South: SF-8.4 Single Family Residential (8,400 S.F. Lots)
The SF-8.4 Residential Development to the south (Highland Oaks) was constructed in phases from 1985-1993. Per the Future Land Use Plan prior to the 1998 update, this was permitted. The Future Land Use Plan at that time provided a Single-Family High Density (Less than 12,000 S.F.) class.
When the FLUP was updated in 1998 this classification was removed. The smallest residential zoning classification currently provided is HD-SF - High Density - Single Family (12,000 S.F. to 14,999 S.F.).
The Future Land Use Plan also currently designates the subject property and the surrounding area to Medium and High-Density Residential Land-Use Classes.
• Subject Property: MD-SF - Medium Density - Single Family (15,000 S.F. to 24,000)
• North: MD-SF - Medium Density - Single Family (15,000 S.F. to 24,000)
• East: MD-SF - Medium Density - Single Family (15,000 S.F. to 24,000)
• South: HD-SF - High Density - Single Family (12,000 S.F. to 14,999 S.F.)
Proposed Land Use:
A companion Future Land Use Amendment and Planned Development Zoning Change application has been submitted by the applicant to develop this property as a Planned Development with a Base District of SF-8.4 with an average lot size of 9,251 square-feet. The FLUP does not provide a higher density designation than 12,000 square-foot lots for residential. Subsequently, there is a disconnect between the zoning districts in the UDC and specifications of the Future Land Use Plan Map. The proposed changes to the Future Land Use Plan Map correlate to the proposed residential use within the Planned Development Zoning Change and would remedy the disconnect.
Citizen Input:
On July 29, 2020, the City mailed out forty-eight (48) letters of Notifications for a Public Hearing to all property owners within three hundred feet (300’) of the subject site. A public hearing notice sign was also posted on the site. As of August 5, 2020, City staff received one formal letter of opposition and two emails from the public regarding this application.
Summary:
The applicant is requesting an amendment to the Future Land Use Plan proposing to create an additional Land-Use Class for lots less than 12,000 square-feet. The new class would be Land-Use Class CD-SF - Cottage Density - Single Family (Zero-Lot-Line to 11,999 S.F.). A FLUP amendment and zoning change will need to be approved by the Planning and Zoning Commission and the City Council. If approved, Civil plans will need to be approved by Staff and the Final Plat will go forward to Planning and Zoning before any construction can occur on this property.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Future Land Use Plan Amendment application:
§ Recommend approval as submitted.
§ Recommend approval with modified 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 Future Land Use Plan Amendment application will be scheduled for City Council action on September 1, 2020.
Supporting Documents:
• Maps
o Aerial/Zoning
o Future Land Use Map
o 1998 FLUP adoption
• Exhibits
o Application
o Narrative
o Detail Plan
• Staff Attachments
o Opposition Letters