To: Mark Hafner, City Manager
From: Susan Kenney, Director of Community Development Director
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving a Specific Use Permit (SUP) for an approximately 2,003 square foot detached pool house with a variance to the building height, located on a 0.85-acre lot on the east side of Broadmoor Drive, approximately two hundred feet (200’) south of the intersection of Vanderbilt Drive and Broadmoor Drive, at 1717 Broadmoor Drive, being Lot 9, Block B, Asheville Estates, and zoned SF-36 (Single Family Residential - 36,000 square foot minimum). Blake and Robin Birkenfeld, owner/applicant. (SUP-18-0005).
Action Requested:
Conduct a public hearing and consider an ordinance approving a Specific Use Permit (SUP) for an approximately 2,003 square foot detached pool house with a variance to the building height.
Property Description:
Located on approximately 0.85-acre lot on the east side of Broadmoor Drive, approximately two hundred feet (200’) south of the intersection of Vanderbilt Drive and Broadmoor Drive, at 1717 Broadmoor Drive, being Lot 9, Block B, Asheville Estates.
Zoning:
SF-36 (Single Family Residential - 36,000 square foot minimum)
Background:
The property was platted in June 2000 and according to the Tarrant County Appraisal District, the existing home was built in 2003. A pool was constructed in 2003 shortly after the house was completed.
Analysis:
The purpose of this Specific Use Permit (SUP) is to consider a proposed 2,003 square-foot accessory building with a variance to the average building height.
The proposed building will be used as a pool house/guest quarters.
Building Size:
UDC Section 8.03 (C.g.2) restricts the maximum square footage of a detached accessory building to 1,200 square feet unless approved by a specific use permit.
UDC Section 8.10 (A.1) states that the combined area of all accessory buildings shall be less than fifty percent (50%) of the main structure.
The proposed building will have approximately 1,493 square feet of internal space and 510 square feet of external covered patio/porch space. The combined area of the proposed building will be approximately 2,003 square feet. The house is approximately 3,499 square feet. An SUP is required for the total building square footage exceeding 1,200 square feet and to permit the proposed building to exceed fifty percent (50%) of the square footage of the main structure, for a total of fifty seven percent (57%).
Building Height:
UDC Section 8.10 states the maximum height of the building shall not exceed fifteen feet (15’).
Variance Request:
The proposed building measures approximately 28.5 feet from ground level to the peak of the roof. The proposed building will match the roof pitch as close as possible. The first floor plate measures ten feet (10’) from the ground level. The average building height is approximately 19.25’.
Building Exterior:
The siding and roof material of the proposed building will match the main structure. No variance is required.
Drainage & Utilities:
The applicant intends to meet the requirements of the UDC at time of building permit application. The grading and drainage plans will be submitted with the building permit. The permit review will determine that the proposed structure will have no adverse effect concerning the drainage to or from neighboring properties. Utility plans will also be included with the building permit.
Existing Roadway Access:
Broadmoor Drive, a two lane street to the west.
Surrounding Zoning & Land Uses:
North, South, East, West: Ashville Estates residential subdivision, zoned SF-36.
Summary:
The applicant has met all requirements of the UDC for this specific use permit with the exception of the requested variances and conditions.
Section 8.02 (F.2.a) of the UDC states that when considering a SUP request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) The use is harmonious and compatible with surrounding existing uses or proposed uses;
2) The activities requested by the applicant are normally associated with the permitted uses in the base district;
3) The nature of the use is reasonable and appropriate in the immediate area;
4) Any negative impact on the surrounding area has been mitigated; and
5) That any additional conditions specified ensure that the intent of the district purposes are being upheld.
Citizen Input:
On March 29, 2018, as required by State law, the City mailed out thirty-three (33) 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. Staff also posted a public hearing notice sign on the subject property.
The applicant supplied staff with a petition of support signed by adjacent property owners, included in “Staff Attachments.”
Professional Opinion:
Staff is in support to use the proposed 2,003 square-foot accessory building. The requested size of the building can be approved by SUP. Upon review of the plans, the building will be located in an area on the property which would not require significant tree removal. Staff is concerned about potential impact of the height of the building to neighboring properties, however the applicant has reached out to the neighbors and obtained signatures from the neighbors in support of the proposed building.
Staff forwards this Specific Use Permit for City Council consideration as presented with the following conditions:
1. The Specific Use Permit request for the 2,003 square-foot accessory building exceeding fifty percent (50%) of the main structure is to be considered.
2. The variance request to allow the average building height to exceed fifteen feet (15’) to be considered.
Board Review:
The Planning and Zoning Commission considered this specific use permit application on April 9, 2018 and recommended approval as submitted by a vote of 7-0.
Alternatives:
The City Council has the following options when considering a Specific Use Permit:
- 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
- Deny