To: Planning and Zoning Commission
From: Sarah Hensley, Director of Community Development
Subject:
Title
Consider a request for a Final Plat with five variances for Winding Creek Addition, a proposed residential subdivision with ten single-family lots and one open space lot, on 12.21 acres of land on the south side of Johnson Road, approximately 1,800 feet southwest from the intersection of Johnson Road and North Pearson Road, being tracts 1D and a portion of 1D01, Abstract 1153 out of the John Martin Survey, zoned Single-Family Residential 36,000 square-foot minimum lot sizes or greater (SF-36), and addressed 1808 Johnson Road and a portion of 1816 Johnson Road. Cary Clarke, Devane Clarke Partnership, Ltd., Owner/Applicant. (P-24-0004)
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Background:
The purpose of this plat is to subdivide an existing 12.2-acre tract of land into ten single-family residential lots and one open space lot in the SF-36 zoning district.
The Preliminary Plat for this subdivision was approved by City Council on October 18, 2022 with the same five variances proposed on the final plat.
Current Zoning: MEETS
Single-Family Residential 36,000 square-foot minimum lot sizes or greater (SF-36).
Future Land Use Plan: MEETS
The Future Land Use Plan (FLUP) designates the property as Low Density - Single Family Residential 36,000 square-feet minimum lot sizes or greater (LD-SF). The proposed subdivision meets the FLUP.
Streets: MEETS
The Applicant proposes to have one point of access on Johnson Road.
Landscape/Screening Wall: MEETS
The Applicant proposes a 10-foot easement on Johnson Road to install a 6-foot tall screening wall with trees.
Tree Preservation: MEETS
The Applicant proposes to remove the trees in the new street right-of-way (ROW). All other trees shall remain. Further removal will require a building permit for each lot indicating which trees are to be removed and why.
Drainage & Utilities: MEETS
The applicant has provided utility and drainage plans supporting this application that meet the requirements of the UDC.
Existing Roadway Access:
Johnson Road
Surrounding Zoning:
North: Single-Family Residential 36,000 square-foot minimum lot sizes or greater (SF-36) and Single-Family Residential 20,000 square-foot minimum lot sizes or greater (SF-20)
South: SF-36
East: SF-36
West: SF-36
Variances Requested:
The Unified Development Code (UDC) requires the subdivision’s street to align with Greenbriar (across Johnson Road). The Winding Creek subdivision will terminate with a cul-de-sac. These requirements impact lot configurations (though all will meet or exceed the minimum 36,000 square-foot requirement), resulting in five variance requests:
1. To allow Lot 1, Block A to have an average depth of 152.34’ in lieu of the required 200’
2. To allow Lots 4 and 5, Block A to each have a lot width of 130’ in lieu of the required 140’
3. To allow Lots 6 and 7, Block A to have a front yard setback of 35’ in lieu of the required 40’
4. To allow Lot 6, Block A to have a width at the front yard setback of 110.06’ in lieu of the 120’
5. To allow Lot 7, Block A to have a width at the front yard setback of 108.40’ in lieu of the 120’
Citizen Input:
A Major Subdivision Final Plat application with variances does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. There has been no response from the public to this application. The public will have an opportunity to speak on this agenda item during “Persons To Be Heard.”
Summary:
Section 2.07 (A)(2) of the UDC states that when considering a Major Subdivision Final Plat with variances, the Planning and Zoning Commission 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 Commission has the following options when considering a Final Plat with variances:
• Approve as submitted.
• Approve with modified or additional condition(s).
• Table the agenda item to a specific date with clarification of intent and purpose.
• Deny.