To: Mark Hafner, City Manager
From: Trina Zais, Director of Public Services and Economic Development
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving a Planned Development Amendment from PD-SF-15 (Planned Development - Single Family Residential - 15,000 square-foot minimum) to PD-SF-30 (Planned Development - Single Family Residential - 30,000 square-foot minimum), amending the Silverleaf Planned Development (Ordinance No. 1314), to allow a subdivision of one (1) lot into three (3) lots, on an approximately 2.291-acre property, being Lot 1, Block C, Silverleaf Addition, located on the southwest side of the Keller-Smithfield Road and Shady Grove Road intersection, addressed as 7240 Shady Grove Road. CBC Texas Holdings, LLC, owner/applicant. Jeremy Garcia-Glasscock, Dunaway Associates, engineer. (Z-18-0001)
Action Requested:
Conduct a public hearing and consider an ordinance approving a Planned Development Amendment from PD-SF-15 (Single Family Residential-15,000 square-foot minimum) to PD-SF-30 (Planned Development-Single Family Residential-30,000 square-foot minimum), amending the Silverleaf Planned Development (Ordinance No. 1314), to allow a subdivision of one (1) lot into three (3) lots.
Current Zoning:
PD-SF-15 (Single Family Residential-15,000 square-foot minimum) and one (1) lot.
Proposed Zoning:
PD-SF-30 (Single Family Residential-30,000 square-foot minimum) and three (3) lots.
Future Land Use Plan:
MD-SF (Medium Density - Single Family, 15,000 to 24,999 square feet)
Background:
The house was constructed in 1963 according to the Tarrant Appraisal District. The subject property was included in the Silverleaf Phase I Concept Plan and rezoning, approved by Ordinance No. 1314 on March 7, 2006, to help align the extension of Keller-Smithfield Road and to provide the right-of-way for Shady Grove Road. On October 17, 2017, City Council denied the proposed Silverleaf Hollow PD Amendment subdividing one (1) lot into four (4) lots.
Analysis:
The purpose of this Planned Development Amendment is to allow the subdivision of Lot 1, Block C, Silverleaf Addition. The applicant is proposing to subdivide the property into three (3) residential lots. The concept plan approved by Ordinance No. 1314 must be amended to allow for the subdivision.
Development Standard Amendments:
The table below provides an overview of the proposed changes.
|
Standard |
Proposed PD-SF-30 |
Existing PD-SF-15 |
|
Min. Lot Size |
30,000 S.F. |
13,500 S.F., avg: 15,000 S.F. |
|
Min. Lot Width |
140’ |
100’ |
|
Min. Lot Depth |
170’ |
125’ |
|
Dwelling Size |
3,500 S.F. |
2,800 S.F. |
|
Max. Height |
2.5 stories |
2.5 stories |
|
Min. Front Yard |
35’ |
30’ |
|
Min. Rear Yard |
20’ with alley/15’ without alley |
15’ |
|
Min. Side Yard |
10% lot width, Max 15’ |
10% of lot width |
The proposed lots will have a greater minimum area of 30,000 square feet. The lot depths are one hundred and seventy feet (170’) which would need a variance in lieu of the two hundred feet (200’) required. The minimum floor area will also be increased to 3,500 square feet from 2,800 square feet. All other zoning standards will follow the UDC requirements specified in the SF-30 zoning district.
The applicant is proposing to keep the current building setback of thirty-five feet (35’) on Keller Smithfield Road to align with Lot 2, Block C Silverleaf Addition to the south and along Shady Grove Road, as both are listed as four (4) lane undivided arterials on the Thoroughfare Plan and would require a sixty-foot (60’) front building setback.
Variances and Conditions Requested:
1. A condition that the minimum dwelling unit size to be three thousand five hundred square feet (3,500) in lieu of two thousand eight hundred square feet (2,800).
2. A variance to allow the minimum lot depth to be one-hundred and seventy feet (170’) in lieu of the required two hundred feet (200’).
3. A variance to allow the minimum front yard to be thirty-five feet (35’) along Keller Smithfield Road and Shady Grove Road in lieu of the required sixty feet (60’).
Trail Connections:
The Hike and Bike Trail Master Plan shows a trail section along the west side of Keller-Smithfield Road. The section of the trail, being ten feet (10’) in width, will be constructed by the builder at the time of home construction in lieu of constructing a sidewalk. The applicant is proposing a five foot (5’) wide hike and bike trail easement to allow the trail section to meander into the property if needed. Staff would prefer the trail to be in the Keller-Smithfield right of way, but must make sure the trail and future widening of Keller-Smithfield do not conflict.
Screening:
No screening wall will be required as no side yard or rear yard will be adjacent to a street.
Sidewalks:
That builder will be responsible for constructing the trail sections in lieu of building sidewalks along Keller-Smithfield Road. A five-foot (5’) wide sidewalk will be required along Shady Grove Road.
Drainage & Utilities:
At the time of platting, all drainage requirements of the UDC will be met. Without a more detailed civil plan, the need for drainage facilities cannot be accurately determined at this time, but if required, will be the responsibility of the developer to install.
There are existing water and sewer utilities on both Shady Grove Road and Keller-Smithfield Road.
Trip Generation:
Per Section 5.03 of the UDC, “The adequacy of the road network for developments of more than five hundred (500) trips per day for residential traffic and more than two thousand (2,000) trips per day for commercial traffic, or for developments involving collector or arterial streets not appearing on the City’s approved Thoroughfare Plan, shall be demonstrated by preparation of a Traffic Impact Analysis.”
For the development, the trip generation estimate is thirty (30) trips per day based on the each lot generating ten (10) trips per day. A Traffic Impact Analysis (TIA) is not required based on the trip generation information provided.
Existing Roadway Access:
All three (3) lots will have access to Keller-Smithfield Road. The proposed Lot 1R1 will also have direct access to Shady Grove Road. Since Lot 1R1 is a corner lot with street frontages on two (2) sides, each side of the lot fronting onto a street is considered a front yard.
Surrounding Zoning & Land Uses:
North: Cherry Grove Estates, a single-family residential subdivision, zoned PD-SF-15
South: Lot 2, Block C, Silverleaf Addition, zoned PD-SF-15
West: Estes Farm Tracts Addition, a single-family residential subdivision, zoned SF-36
East: Silverleaf, a single-family residential subdivision, zoned PD-SF-15
Request:
There are three (3) variances and conditions requested:
1. A condition that the minimum dwelling unit size be three thousand five hundred square feet (3,500) in lieu of two thousand eight hundred square feet (2,800).
2. A variance to allow the minimum lot depth to be one-hundred and seventy feet (170’) in lieu of the required two hundred feet (200’).
3. A variance to allow the minimum front yard to be thirty-five feet (35’) along Keller Smithfield Road and Shady Grove Road in lieu of the required sixty feet (60’).
Citizen Input:
On February 2, 2018, the City mailed out twenty-eight (28) letters of Notifications for a Public Hearing to property owners within two hundred feet (200’) and, per the City of Keller UDC requirements, three hundred feet (300’) of this subject property. One (1) public hearing notice sign was posted on the site. Notice of a public hearing was posted in the local newspaper fifteen (15) days prior to this meeting.
As of March 6, 2018, City staff has received one (1) opposition response, two (2) support responses & a petition from the public.
Summary:
Section 8.02 (D.1.e) of the UDC states that when considering a zoning change request, 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.
Professional Opinion:
Staff’s professional opinion is to support this zoning change request. The purpose of this amendment is to allow the lot to subdivide into three (3) lots. The one (1) condition proposed is above the minimum required by the base zoning district. The two (2) variances will not infringe upon the widening of Keller Smithfield Road and Shady Grove Road as indicated by the thoroughfare plan. The reduced front setback will be in line with the existing house to the south, creating a uniform street frontage. It is the opinion of staff that the amendment with the proposed condition and variances be approved.
Staff forwards this Planned Development Amendment application for City Council consideration with the following condition and variances:
1. A condition that the minimum dwelling unit size to be thousand five hundred square feet (3,500) in lieu of two thousand eight hundred square feet (2,800).
2. A variance to allow the minimum lot depth to be one-hundred and seventy feet (170’) in lieu of the required two hundred feet (200’).
3. A variance to allow the minimum front yard to be thirty-five feet (35’) along Keller Smithfield Road and Shady Grove Road in lieu of the required sixty feet (60’).
Board Review:
The Planning and Zoning Commission considered this item on February 12, 2018 and recommended to approve this request by a vote of 6-1, with the following conditions:
1. A condition that the minimum dwelling unit size to be three thousand five hundred square feet (3,500) in lieu of two thousand eight hundred square feet (2,800).
2. A variance to allow the minimum lot depth to be one-hundred and seventy feet (170’) in lieu of the required two hundred feet (200’).
3. A variance to allow the minimum front yard to be thirty-five feet (35’) along Keller Smithfield Road and Shady Grove Road in lieu of the required sixty feet (60’).
City Council Action:
The City Council has the following options when considering a Planned Development Amendment application:
- Approve as submitted (with variances and conditions)
- Approve with modifications or additional condition(s)
- Table the agenda item to a specific date with clarification of intent and purpose
- Deny