To: Planning and Zoning Commission
From: Alexis Russell, Planner I
Subject:
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PUBLIC HEARING: Consider a request for a Planned Development (PD) amendment for Beverly Grove, being approximately 11.79-acres on the east side of Rufe Snow Drive, on the southeast corner of Rapp Road and Rufe Snow Drive, zoned Planned Development 2039-Single Family Residential-8,400 square foot minimum, on the property legally described as Lots 1-9, 10X, and 11X, Block A, Lots 1-11 and 12X, Block 2, and Lots 1-13 and 14X, Block 3 of the Beverly Grove Addition. Bo Trainor, Applicant. Sunrise Partners LLC, Owner. (ZONE-2407-0002)
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Action Requested:
Conduct a Public Hearing and consider a request to amend an existing Planned Development (PD) for Beverly Grove to increase the allowable maximum lot coverage for the main building and other buildings, driveways, and parking on the residential properties and to revise the standards requiring all j-swing garages to allow for some front entry garages.
Current Zoning:
PD 2039-Single Family Residential - 8,400 square-foot minimum
Proposed Zoning:
PD 2039-Single Family Residential - 8,400 square-foot minimum
Future Land Use Plan:
High-Density Single Family - 8,000 to 14,999 square-foot lots (HD-SF)
Background:
Beverly Grove submitted a Planned Development (PD) application in 2021 for a subdivision that consisted of 33 residential lots and four open space lots. The PD request was approved with conditions by the City Council on October 19, 2021.
One of the conditions amended the proposed development standards of the PD to include “j-swing garages to be utilized throughout the entire development.” The Applicant is now requesting an amendment to these standards to allow for front-facing garages.
The Applicant is also requesting an amendment to the PD standards to increase the maximum lot coverage percentage permitted. This percentage would apply to all residential lots in the PD.
All other standards of the original PD will remain as approved on October 19, 2021.
Maximum Lot Coverage:
PD-2039 was approved with a maximum lot coverage of forty percent (40%) for the primary structure; fifty percent (50%) total including accessory buildings, driveways, and parking areas.
The Applicant proposes fifty percent (50%) for the primary structure; sixty percent (60%) total including accessory buildings, driveways, and parking areas
This proposal exceeds the maximum lot coverage permitted for any zoning district; the SF-8.4 Zoning District requirements state a maximum lot coverage of thirty-five percent (35%) for the main buildings; fifty percent (50%) including accessory buildings, driveways, and parking areas.
Garage Requirements:
PD-2039 was approved with the standard that all residential lots have a garage with a minimum capacity of two cars. The original proposal included 50% of garages be constructed front-facing in lieu of the SF-8.4 requirement for J-swing garages. However, a condition of the approval was to amend the standards to reflect: “j-swing garages to be utilized throughout the entire development.”
The Applicant proposes a minimum of 50% of the residential homes to have J-swing garages and the remaining would have front-facing garages. Additionally, any garage doors facing the street shall not exceed a total of 144 square-feet.
UDC Section 9.02(C)(5) states that an attached front-facing garage is permitted if located a minimum one-hundred feet (100') behind the property line or right-of-way, whichever is closer. The garage door(s) exposure to the street shall not exceed one hundred forty-four square feet (144 S.F.)
Request:
1. To amend the existing PD to allow for maximum lot coverage of 50% for main buildings and 60% for other buildings, driveways and parking.
2. To allow up to 50% of the garages to be front entry, with the remainder required to be j-swing.
Citizen Input:
On August 29, 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 public hearing notice sign was posted on the site.
Staff has received signed opposition letters from 10 properties within the 300’ buffer around the subject property. Four additional letters of opposition came from properties outside the buffer.
Summary:
Section 8.02 (D.1.e) of the UDC states that when considering a zoning change request, which includes a request for a PD amendment, 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 amendment 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 amendment application will be scheduled for City Council action on October 1, 2024.
Supporting Documents:
§ Aerial and Zoning Maps
§ Exhibit A - Proposed PD standards
§ Staff Attachment A - Narrative and Redlined PD amended standards
§ Staff Attachment B - Original approved PD standards (PD-2039)
§ Staff Attachment C - Opposition Letters