To: Planning and Zoning Commission
From: JP Ducay, Planner
Subject:
Title
PUBLIC HEARING: Consider a request to amend the Future Land Use Map from MD-SF - Medium Density - Single Family (15,000 S.F. to 24,000 S.F.) to CD-SF - Cottage Density on approximately 10.095-acres of land, being Tract 3E, out of the Edmonds, John Survey, Abstract No. 457, located on the southeast corner of the Rufe Snow and Rapp Road intersection. Bursey Commericial, LTD. owner, Sage Group, applicant/developer. J. Volk Consulting, Engineering Firm. (LUP-20-0002)
Action Requested:
Conduct a public hearing and consider a request to amend the Land Use Element of a piece of property on the Future Land Use Plan Map.
Property Description:
Approximately 10.095 out of 11.3 acres of land, being a portion of Tract 3E, out of the Edmonds, John Survey, Abstract No. 457, located on the southeast corner of the Rufe Snow and Rapp Road intersection. Addressed as 1301 Rufe Snow.
Property Owner/Applicant/Developer:
Bursey Commercial, Ltd.
Engineer:
J Volk Consulting.
Planning Consultant:
Sage Group (Curtis Young).
Current Land Use Designation:
MD-SF - Medium Density - Single Family (15,000 S.F. to 24,000 S.F.)
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
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. This property’s Future Land Use designation per that update is MD-SF - Medium Density - Single Family (15,000 S.F. to 24,000 S.F.).
The Applicant is proposing to develop Adare Grove, a residential Planned Development with a base zoning district of SF-8.4. However, although the Zoning Map accommodates residential zoning classifications lower than 12,000 square-foot lots, the FLUP map does not. Per the FLUP map, there is no residential designation for any development proposing lots less than 12,000 Square-feet. The Future Land Use Plan itself does anticipate patio homes and town homes which presumably would be on small lots. However, no such lots are indicated on the FLUP map.
Subsequently, a companion FLUP amendment has been submitted to create an additional Land-Use Class for lots less than 12,000 square-feet called the CD-SF (Cottage Density). If this land-use class is approved, the subject FLUP amendment request would be to amend the subject property (1301 Rufe Snow) land-use Class to CD-SF.
Analysis:
The applicant is requesting an amendment to the Future Land Use Plan/Map from MD-SF - Medium Density - Single Family (15,000 S.F. to 24,000 S.F.) to CD-SF - Cottage Density - Single Family (Zero-Lot-Line to 11,999 S.F.) in preparation for a proposed Planned Development that includes a single-family residential development with an average lot size of 9,251 square-feet. This proposed development would utilize 10.095 acres of the entire 12-acre property and convert it into a high-quality neighborhood. The remaining 1.7 acres at the corner of Rufe Snow and Rapp Road zoned Retail would remain a Retail site for future development.
The Future Land Use Plan 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 have 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 zoning map of the FLUP Map. The previously 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 DATE, the City mailed out NUMBER (#) letters of Notifications for this Public Hearing and the associated planned development zoning change to all property owners within three hundred feet (300’) of the subject site and KISD. A public hearing notice sign was posted on the site.
Summary:
In the previous request, the applicant requested 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.). If the new zoning classification is approved, the Applicant request to amend the zoning classification on the subject site to the newly approved zoning class. A FLUP amendment and zoning change will need to be recommended by the Planning and Zoning Commission and approved by 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 conditions(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 adopted FLUP
• Exhibits
o Application
o Narrative
o Detail Plan
• Staff Attachments
o Opposition Letters