DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 2
SUBJECT:
Zoning Case Z2014204
SUMMARY:
Current Zoning: "R-6 PUD" Residential Single-Family Planned Unit Development 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: A portion of the 3000 and 3100 Blocks of Foster Meadows
Legal Description: 22.222 acres out of NCB 35132
Total Acreage: 22.222
Notices Mailed
Owners of Property within 200 feet: 114
Registered Neighborhood Associations within 200 feet: None
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. In a 2008 case, the subject property was rezoned to add the "PUD" Planned Unit Development designation.
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-6", "R-6 PUD", and "R-5"
Current Land Uses: Single-Family Residences, School, Playground, Undeveloped Land
Overlay and Special District Information: The subject property and 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: Foster Meadows, Blind Meadow, Lake Pine, Lake Kemp, Lake Grande, Vista Lake, Sinclair Road, Glacier Lake
Existing Character: Local Streets; one lane in each direction, with sidewalks
Proposed Changes: None known
Public Transit: VIA bus line 30 operates along Sinclair Road 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 PUD" zoning.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (10-0) 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 PUD" and the proposed "R-4" zoning are appropriate for the subject property, as the uses allowed in both zones are identical. The rezoning request is to remove the "PUD" designation and PUD Plan requirement. Although "PUD" zoning removes the minimum lot size requirements, "R-6" requires a minimum lot size of 6,000 square feet. Rezoning to "R-4" will allow a minimum lot size of 4,000 square feet. 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 22.222 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 242 dwelling units.
7. Other Factors:
None.