DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 2
SUBJECT:
Zoning Case Z2014205
SUMMARY:
Current Zoning: "R-6" Residential Single-Family District
Requested Zoning: "R-4" Residential Single-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 5, 2014
Case Manager: Tony Felts, Senior Planner
Property Owner: LGI Homes-Texas, LLC (by Jack Lipar, Executive Vice President)
Applicant: LGI Homes-Texas, LLC (by Jack Lipar, Executive Vice President)
Representative: P. W. Christensen PC, (Patrick Christensen)
Location: Portions of the 6000 Block of Pleasant Lake, the 6200 Block of Lake Victoria, and the 3400 Block of Glacier Lake
Legal Description: 9.681 acres out of NCB 35132
Total Acreage: 9.681
Notices Mailed
Owners of Property within 200 feet: 130
Registered Neighborhood Associations within 200 feet: Crestlake Homeowner's Association
Planning Team: Eastern Triangle Community Plan - 23
Applicable Agencies: None
Property Details
Property History: The property was annexed in 2000 and was originally zoned "Temp R-1" Temporary Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "R-6" Residential Single-Family District.
The property is not platted into its current configuration and the property is undeveloped.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Zoning and Land Uses
Direction: North, South, East, West
Current Base Zoning: "R-4", "R-5", "R-6", and "R-6 PUD"
Current Land Uses: Single-Family Residences, Undeveloped Land
Overlay and Special District Information: Some adjacent properties carry the "PUD" Planned Unit Development designation. Planned Unit Developments provide flexibility in development projects by allowing a combination of uses developed in accordance with an approved plan that protects adjacent properties; while preserving natural amenities and features of a site and providing for a minimum amount of open space. PUDs provide for a more efficient arrangement of land uses, buildings, circulation systems and infrastructure; encourage infill projects and development of sites made difficult for conventionally designed development because of shape, size, abutting development, poor accessibility or topography.
Transportation
Thoroughfare: Whispering Lake, Glacier Lake, Vista Lake, Lake Victoria, Pleasant Lake, Honey Meadow, Sage Meadow, Summer Meadow, Foster Meadows
Existing Character: Local Streets; one lane in each direction, with sidewalks
Proposed Changes: None known
Public Transit: There are no VIA bus lines in the vicinity of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is required, but may be deferred to the permitting stage of the project. A traffic engineer with knowledge of the project must be present at the Zoning Commission meeting.
Parking Information: The application refers to the construction of single-family residences. A minimum of 1 space per unit is required; there is no maximum amount of parking.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-6" base zoning district, which will limit any future lots to at least 6,000 square feet in size.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (9-0) recommend approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the Eastern Triangle Community Plan and is designated as Low Density Residential in the future land use component of the plan. The requested "R-4" base zoning district is consistent with the future land use component of the plan.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The area around the property is primarily single-family residences, and the proposed development on the subject property is single-family residences.
3. Suitability as Presently Zoned:
Both the current "R-6" and the proposed "R-4" zoning are appropriate for the subject property, as the uses allowed in both zones are identical. The request for rezoning is due to the minimum lot size requirements for the "R-6" zoning district versus the minimum lot size requirements for the "R-4" zoning district. There are platted lots of varying sizes in the vicinity of the subject property.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 9.681 acres in area, large enough to accommodate the uses permitted in the "R-4" base zoning district. Without accounting for future right-of-way, the gross acreage of the subject property will allow a maximum of 105 dwelling units.
7. Other Factors:
None.