Title
Ordinance - Public Hearing Continuation and Second and Final Reading of an Ordinance Approving a Change of Zoning from PR, Pre-Development District to PD, Planned Development District for Single-Family Residential Uses on Approximately 60.92 Acres out of the PB George Survey, Abstract #299, Johnson County, Texas, on Property Located at 1400 Flying L Lane; First Texas Homes, Owner/Developer and JBI Partners, Inc., Engineer (ZC#21-011)
Requested Action
To consider the subject zoning change request.
Recommendations:
Planning and Zoning Commission Recommendation
The Planning & Zoning Commission held a public hearing on April 18, 2022 and voted 6 to 0 (Commissioner Gilmore absent) to recommend approval.
Staff Recommendation
Staff recommends approval
Council Action at First Reading
City Council voted 6 to 0 (Councilmember Leyman absent) to approve the zoning change at First Reading with the following conditions:
1. The minimum floor area on 20% of Type 1 and 2 lots could be reduced to 1,800 square feet. The original plan requested 30% of these lots.
2. The minimum floor area on 20% of Type 3 could be reduced to 2,200 square feet. The original plan requested 30% of these lots.
The applicant has revised Exhibits B and C to reduce the percentage of lots with reduced floor areas to 20% in keeping with Council’s motion.
Description/History
Future Land Use Designation: Sub-Area 4
Existing Use: Vacant land
Existing Zoning: PR, Pre-Development District
Surrounding Land Use & Zoning:
North - Vacant land, PR and 2F
South - Birdsong Phase 1, PD and vacant industrial, I-1
East - Vacant, PR, church, PR and an RV campground, PD
West - Birdsong Phases 2 and 3, PD
Thoroughfare Plan Specification:
Future FM 157 - principal six-lane divided arterial
Flying L Lane - undivided three-lane minor collector
Howell Drive - undivided three-lane minor collector
Synopsis
The subject property consists of 60.92 acres of vacant land. The developer is requesting to rezone the property from PR to PD for single-family residential uses with 215 residential lots and 5 open space lots. The proposed development is an expansion of the Birdsong development, generally following the same standards for the original development and the Birdsong West development with some improvements, such as architectural and community design elements that meet or exceed the City’s minimum requirements.
Development Plan and Regulations
Birdsong East will serve as an extension of the larger Birdsong development to the west. The development proposes three lot types. Lot Types 2 and 3 will be intermingled and distributed throughout the property as shown on the Development Plan. Lot Type 1, the rear alley access product, will be consolidated as shown on the Development Plan to ensure connection of the alleys to the residential streets. The composition of lot types within the development will be 37% Type 1, 28% Type 2, and 35% Type 3. Details showing typical lot dimensions and setbacks for each lot type have been provided. The lots must meet the following minimum standards:
Type 1 Type 2 Type 3
Minimum Lot Area: 5,750 sq. ft. 6,000 sq. ft. 7,200 sq. ft.
Minimum Lot Width: 50’ 50’ 60’
Minimum Lot Depth: 110’ 110’ 110’
Minimum Front Setback: 15’ 25’ 25’
Min. Rear Garage Setback: 20 NA NA
Minimum Rear Setback: 15’ 15’ 15’
Min. Interior Side Setback: 5’ 5’ 5’
Min. Exterior Side Setback 15’ 15’ 15’
Minimum Floor Area: 2,000 sq. ft. 2,000 sq. ft. 2,400 sq. ft.
Maximum Lot Coverage: 55% 55% 55%
Maximum Height: 35’ 35’ 35’
The lots are also subject to the following regulations:
1. Location of Lot Type must be in accordance with the Development Plan.
2. Lots on a cul-de-sac, bulb, or elbow may be up to 10’ narrower as long as the lot area exceeds the minimum lot area.
3. Lots on a cul-de-sac, bulb, or elbow may be up to 10’ shallower as long as the lot area exceeds the minimum lot area.
4. Corner lots must be at least 10’ wider than the specified minimum lot width for each Lot Type specified above.
5. Outdoor living areas must have a minimum rear setback of 10’ whether or not the area is covered by a roof which is integrated into the house.
6. The minimum front yard setback may be reduced to 20’ for homes with J-swing garages.
7. The minimum floor area on at least 20% of Type 1 and 2 lots may be 1,800 square feet.
8. The minimum floor area on at least 20% of Type 3 lots may be 2,200 square feet.
Architectural and Community Design Standards
The architecture and community design standards will adhere to the City’s Code of Ordinances, except as noted in the architectural and community design standards for this proposed development. These provisions include:
• Side-entry garages and garages served by an interior drive to count towards the 10% J-swing requirement for Type 3 lots. Type 1 and Type 2 lots do not require J-swing garages.
• Garages facing a public street cannot be closer than the front door of the house and must be constructed of wood, metal or a composite material designed to look like wood.
• The exterior finish material on all building elevations, except for openings for doors and windows, will be limited to any combination of brick, stone, cementitious fiber board, and stucco. Wood may only be used as an accent exterior finish.
• As an enhancement above and beyond the original Birdsong development, at least 60% of Type 1 houses and at least 25% of Type 2 and 3 houses must have a front porch.
• Covered stoops are also allowed, with a minimum of 5’ in depth and 4’ to 6’ in width, constructed of brick or stone.
• Roofs must be pitched, with 70% of the houses having a minimum 8:12 slope, 30% with a minimum 6:12 slope and secondary roofs for porches, stoops or similar architectural features with a minimum 3:12 slope.
All houses in the development must meet the minimum requirements specified in the development regulations. In addition, each single-family lot must include two (2), 3”-caliper canopy trees, one of which may be in the back yard.
Access and Circulation
The development will be served by three access points. The primary enhanced entryway will be off Flying L Lane. A secondary entry will be from the future Howell Road, with a third access point from Harrier Drive in Birdsong Phase 2.
The rear-alley access products will be served by 20’ common access easements with alleys 14’ in width. The alleys will be maintained by the mandatory homeowners’ association.
Although future Howell Road will be entirely within the M3 Ranch development, Birdsong East will need to connect to the street for circulation. The cost of the roadway will be divided between the developers of M3 Ranch and Birdsong East. The developer of M3 Ranch will be responsible for dedicating the entire right-of-way for Howell Road and 50% of the construction cost. The developer of Birdsong East will be responsible for escrowing the other 50% of the construction cost of Howell Road at time of final plat.
Enhanced Entryway Plan
An Enhanced Entryway Plan has been provided, showing the enhanced entryway features planned for the entrances into the development. The primary entrance on Flying L Lane will have a divided boulevard section, enhanced pavers, decorative lights, landscaping and an entrance monument similar to the sign at the main entrance of Birdsong. The secondary entrance off Howell Road will include a smaller entry sign, enhanced pavers and some landscaping.
Open Space, Screening, and Amenities
An Open Space, Trail, and Screening Plan has been provided showing the proposed amenities in the development, including a 6’ trail in the primary open space, seating areas with bench and trash receptacles, an overlook with shade structure, multi-purpose open spaces and pet waste stations. The primary open space is at the southwest corner of the development where it connects to the open space lot in Birdsong Phase 2, comprising approximately 11 acres of open space.
Birdsong East will be screened by a minimum 6’ masonry wall along Flying L Lane. A 6’ board on board fence with masonry columns spaced every 100’ will be provided along the future Howell Road. The screening devices are compatible with the screening in the Birdsong development. Canopy trees, ornamental trees and shrubs will be provided in landscape buffers along the perimeter of Birdsong East.
Birdsong East provides for a streetscape design with canopy trees and grass in a 6’ wide landscape strip. Each residential street will have a 5’ wide sidewalk.
The private amenities will be maintained by a mandatory homeowners’ association.
Summary
The proposed development is an expansion of the original Birdsong development and generally follows the same standards of the original development and the Birdsong West development with some improvements, including a required percentage of houses with front porches, and other architectural and community design elements that meet or exceed the City’s minimum requirements. The different lot types will be distributed throughout the community and intermingled within certain blocks to create a true community with a diversity of products. In addition, the enhanced entryway features, screening, trees and landscape buffers, trails and open space will add value to the development and provide for the necessary landscaping, screening, and amenities for neighborhood residents.
1st Reading:
The City Council held a public hearing and first reading on September 27, 2021 and voted 6-0 (Councilmember Bounds absent) to approve as discussed. There was discussion regarding providing additional plans that better illustrate the intended array of product types and architectural designs, establishing standards for first-floor ceiling height, increasing the minimum home sizes (with reduced exceptions for smaller minimum home sizes), increasing the percentage of homes with front porches, limiting the percentage of homes with reduced roof pitches, limiting the use of wood as an accent material only, requiring street trees, and providing surveillance cameras. The applicant collaborated with staff to make the following revisions based on the discussion with the City Council:
1. Increased the minimum residential floor area for the Type 1 lots from 1,800 sq. ft. to 2,000 sq. ft. (with an exception allowing a reduced minimum floor area of 1,800 sq. ft. for a maximum of 30% of the Type 1 lots)
2. Increased the minimum residential floor area for the Type 2 lots from 2,200 sq. ft. to 2,400 sq. ft. (with an exception allowing a reduced minimum floor area of 2,000 sq. ft. for a maximum of 30% of the Type 2 lots)
3. Provided standards to require street trees, including a landscaping strip to accommodate the street trees that is wider than typical, requiring the street trees to be planted every 50 linear feet (with adjustments allowed for front-loaded homes based on the location of driveways and utilities), and allowing the number of trees on the residential lot (not including the street tree) to be reduced from two to one if the front building line is less than 30’.
Prepared By
Art Wright, Planner
817-276-4226