Title
Conduct a Public Hearing to Consider/Discuss/Act on the Request by Dunhill Homes, on Behalf of Graham Mortgage Corporation, for Approval of a Request to Rezone Approximately 13.07 Acres from “PD” - Planned Development District to “PD” - Planned Development District, Generally to Modify the Development Standards, Located on the West Side of Hardin Boulevard and Approximately 1,050 Feet North of U.S. Highway 380 (University Drive), and Accompanying Ordinance.
Summary
MEETING DATE: November 15, 2011
DEPARTMENT: Development Services - Planning
CONTACT: Jennifer Cox, AICP - Director of Planning
Brandon Opiela - Senior Planner
Anthony Satarino - Planner
RECOMMENDED CITY COUNCIL ACTION:
• Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. Use and development of the subject property shall conform to “PD” - Planned Development District Ordinance No. 2006-11-131, except as follows:
a. The minimum rear yard setback shall be 20 feet.
b. A covered patio may encroach into the rear yard setback no more than eight feet.
c. Each single family dwelling unit shall have a minimum of 90% masonry on each side of the primary structure.
d. A minimum of one tree shall be provided in the front yard and a minimum of two trees shall be provided in the rear yard of each single family lot.
ITEM SUMMARY:
• The applicant is requesting to rezone 80 single family residential lots, totaling approximately 13.07 acres, generally to modify the rear yard setback for residential structures and covered porches, provide a minimum masonry percentage for each structure, and to enhance the landscaping on each lot. The subject property is part of a larger platted residential subdivision, the Heritage Bend Addition.
• Per the letter of intent, the applicant feels the reduction in the rear yard setback would allow the flexibility to offer a greater variety of designs and floor plans in order to accommodate market demand and preferences, including front and rear porch options. The applicant believes that the current rear yard setback requirements limit their designs in a way that is hindering sales. Furthermore, the applicant believes that the request, if granted, will increase sales without negatively impacting the quality of the neighborhood.
• Staff is supportive of the applicant’s desire to provide a high quality, diverse, and unique housing product within the Heritage Bend subdivision, and recommends approval of the rezoning request as outlined above.
BACKGROUND INFORMATION:
• The Heritage Bend subdivision is a traditional suburban neighborhood, with lots ranging in size from 6,011 to 12,850 square feet; with a little over half of the homes within the subdivision already constructed (103 out of 183 lots have been built upon).
• The subject property was rezoned in 2006 (PD 2006-11-131) in order to amend Planned Development District Ordinance No. 1687, which stipulated a base zoning district of “RS 60” - Single Family Residence District for the subject property. The ordinance from 2006 increased the maximum lot coverage for the property from 40% to 50% in exchange for a reduction in the density of multiple family units to the southeast of the property from 24 units per acre to 20 units per acre (a reduction of approximately 151 units). At that time the applicant indicated the increase in lot coverage by 10% would enable them to develop slightly larger homes and a higher quality of development within the Heritage Bend Subdivision, without compromising the approved layout and density.
• Subsequent to the rezone in 2006, the applicant discovered that only increasing the lot coverage by 10% did not fully accommodate all of the available building plans and footprints, and are now requesting a modification to the rear yard setback for residential structures and covered porches in order to provide a greater variety of floor plans and amenities. As stated previously, the applicant is also including provisions to enhance the landscaping on each lot and provide a minimum masonry percentage for the residential structures.
FINANCIAL SUMMARY:
• N/A
BOARD OR COMMISSION RECOMMENDATION:
• On November 8, 2011 the Planning and Zoning voted unanimously to recommend approval of the proposed rezoning request as conditioned by Staff.