Title
Ordinance - Public Hearing and First Reading of an Ordinance to Consider Assigning PD Planned Development District Zoning for Single-Family Residential Uses to Approximately 34.149 Acres and PR Pre-Development District Zoning to Approximately 1.995 Acres, Altogether Totaling Approximately 36.144 Acres of Land Situated in the Edward West Survey, Abstract No. 917, and the Seth M. Blair Survey, Abstract No. 72, Johnson Co., TX, Generally Located South of Ellis Street (CR 516) and West of Hardy Street (CR 623); Ben Leudtke of Hanover Property Company on behalf of Larry D. and Teresa Stagner (ZC#18-005)
Requested Action
To consider the subject zoning change request.
Recommendation
The Planning and Zoning Commission held a public hearing on March 19, 2018, and voted 7-0 to recommend approval with the condition that the applicant provide written documentation from the gas line operators consenting to the development, particularly the street & trail crossing of the easements as proposed.
Description/History
The subject property consists of 36.144 acres. The property is mostly vacant agricultural land, with a significant area of woods in the center of the property, an existing pond, and a single-family residential homestead at the northeast corner of the property. Two natural gas lines run parallel to each other, roughly east-west, through the southern portion of the property.
The property is currently unincorporated and will require annexation into the City. The property is surrounded by agricultural and residential uses to the west and south, which are located in the county. The property is fronted by Ellis Street on the north and Hardy Street on the east. The Somerset planned development, which is located to the north and east of the property, is located within the City. An existing drill site & frac pond, as well as some smaller residential/agricultural properties to the east of the property, but on the west side of Hardy Street, will remain unincorporated.
Upon annexation, the applicant is requesting PR Pre-Development zoning for the 1.995 acre homestead in the northeast corner of the property, where the existing single-family home will remain. The applicant is requesting PD Planned Development zoning for the balance of the property (34.149 acres), where the applicant plans to develop a 90-lot single-family residential neighborhood.
The applicant is requesting PD zoning primarily to achieve lot dimension and area coverage standards that do not squarely fit within the residential zoning districts allowed by the City’s Zoning Ordinance. The applicant is requesting one lot/product type for the entire 90-lot development. It mirrors the 50’ lot class in the adjacent Somerset development. The proposed bulk area standards are as follows:
*Corner lots must be at least 10-feet wider than the minimum lot width.
**No additional side yard setback is required for structures exceeding one story.
The development will have its primary entrance point on Ellis Street, which will align with the Paxon Drive entrance point for the neighboring Somerset development. Because the entryway will need to align with Paxon Drive, a divided boulevard may not be possible at this entryway, however the applicant has submitted an entryway plan that includes other possible design elements, including enhanced pavers or stained concrete, decorative street lighting, enhanced architectural features, and enhanced screening and landscaping features, as required by Section 4600.D.19 of the Zoning Ordinance. A tertiary entrance point will be provided on Hardy Street.
The applicant has submitted an Open Space & Trail Plan, which shows much of the wooded areas in the central portion of the property preserved, as well as the existing pond and creek. Trails will also be provided along the street frontages of the common areas. All open space areas and trails will be maintained by a homeowners association. The Lot Screening Plan indicates that the lots that back up to Ellis Street will be screened by a 6’ minimum masonry wall. The lots that back up to the unincorporated tracts to the east will be screened by a 6’ minimum board-on-board wood fence. The lots that back up to the open space feature in the central portion of the property will be screened by a 4’ minimum ornamental metal fence. The lots that back up to unincorporated properties to the south and west will not be screened by the developer, nor will the lots that back up to the frac pond.
10 lots will be located on a cul-de-sac south of the existing gas line easements. The applicant will need to obtain permission from the gas line operators to cross this line with a residential street and the adjoining trails, as proposed.
The proposed single-family residential development is compatible with the surrounding single-family residential and agricultural land uses. The development is seen as a continuation of the adjacent Somerset development and will feature entryway enhancements, open space areas, and screening features that are in accordance with City requirements.
Prepared By
Lisa Sudbury, AICP
Interim Director of Planning
817-276-4227