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Item 17&18 - CP16-001 & Ord 1139 CP16-001 / Ord. 1139 Rural Estate Residential Land Use Category RE-7 Residential Estate Zoning District Background •Staff was directed to research a new land use category to and zoning district to aid in the preservation of remaining large agricultural and residential lots. •Land Use Plan Categories - Non-regulatory, establishes policies & guidelines •Zoning Districts. -R egulatory, establishes uses & regulations Land Use vs Zoning AG/Residential Properties > 3 Acres Staff examined areas with multiple lots sized 3 • acres or more and possessing AG or residential zoning and low or medium density Future Land Use in the Comp Plan From these criteria, five areas of study were • identified: W Bob Jones Road (north); – Dove/N. PeytonvilleAve/Shady Oaks (west/northwest); – S White Chapel Road (south); – Sunshine Lane (east); – Highland Ave/Shady Oaks (central) – CRITERIA FOR SELECTING STUDY AREAS Examples FIVE AREAS OF CONSIDERATION 16 tracts/lots ranging from 15.2 to 3 acres • Four are 7 acres or greater – Seven are between 5 –6.9 acres – Five are between 3 –4.9 acres – Average size is 6.1 acres • All sites are developed as single-family homes or • combined with developed lots Sparsely treed, more prototypical rural • landscape Bordered primarily by developed area of • Medium Density Future Land Use S WHITE CHAPEL RD STUDY AREA WHITE CHAPEL STUDY AREA RANGE OF LOT SIZES 15 tracts/lots ranging from 36.2 to 4.4 acres • Seven are 7 acres or greater – Four are between 5 –6.9 acres – Four are between 3 –4.9 acres – Average size is 10.1 acres, the largest of the four • study areas Many sites are undeveloped or minimally • developed with some substantial forest and topographic variation Adjacent to Grapevine Lake, Army Corps and • public park land W. BOB JONES RD STUDY AREA W. BOB JONES STUDY AREA RANGE OF LOT SIZES DOVE / PEYTONVILLE/ SHADY OAKS 15 tracts/lots ranging from 10.6 to 3 acres • Four are 7 acres or greater – Five are between 5 –6.9 acres – Six are between 3 –4.9 acres – Average size is 5.9 acres. • All sites but one currently developed as single- • family homes. Adjacent to 114 corridor and an undeveloped • area of Office Commercial Future Land Use W. DOVE/ N. PEYTONVILLE/ SHADY OAKS STUDY AREA DOVE / PEYTONVILLE/ SHADY OAKS STUDY AREA RANGE OF LOT SIZES 12 tracts/lots ranging from 12.5 to 3.1 acres • One is 7 acres or greater – Five are between 5 –6.9 acres – Six are between 3 –4.9 acres – Average size is 4.95 acres • All sites are developed as single-family homes or • combined with developed lots Entirely surrounded by Low-Density Residential • Future Land Use SUNSHINE LN STUDY AREA SUNSHINE STUDY AREA RANGE OF LOT SIZES HIGHLAND / SHADY OAKS 20 tracts/lots ranging from 8.6 to 3 acres • One is 7 acres or greater – Nine are between 5 –6.9 acres – Ten are between 3 –4.9 acres – Average size is 4.84 acres, the smallest of the • five study areas All sites are developed as single-family homes or • combined with developed lots Entirely surrounded by Low-Density Residential • Future Land Use, except for some Medium Density Residential to the south and east HIGHLAND STUDY AREA HIGHLAND / SHADY OAKS STUDY AREA RANGE OF LOT SIZES Proposed Rural Estate Residential LU Category Purpose: To identify, provide for, and preserve the rural aesthetics and natural resource characteristics of very low density single-family residential development. Definition: The Rural Estate Residential category is for detached single-family residential development at a net density of one or fewer dwelling units per 5 acres. The Rural Estate Residential category encourages the openness and rural character of the City. RE Single Family-7 Zoning District (Ord. No. 1139) •Newly Created Zoning Classification •Same regulations as the existing RE – Single family Residential Estate zoning district except for acreage minimum. SPIN/City Council Dates •January 26 th–SPIN Meeting •February 16 th–City Council -1 st reading –5:30 PM •March 1 st–City Council –2 nd reading –Public Hearing –5:30 PM Possible Benefits •Preserves rural character and aesthetics. •May preserve trees and greenspace. •May prevent an increase in rainwater runoff*. •When adjacent to existing neighborhoods, may provide a buffer from traffic and nonresidential uses. Challenges •Existing development has left few “qualifying” properties. •“Qualifying” properties are fragmented across the City. •Adoption of a new land use category reduces opportunities for property owners to subdivide and develop their land. •Property owner support may be difficult to obtain. Recommendations •Develop a new land use category and apply to identified study areas with a minimum density of 1 net dwelling unit / 5 acres . •Develop a new “RE-2” -Rural Residential Estate -2 Zoning Category with a seven acre minimum lot size. Development Potential Potential Number of New Homes Under Potential Number of New Homes Under RE Land Use Existing Conditions (5 ac minimum; Existing entitlements remain) By Study Area:By Study Area: W Bob Jones= 107 New HomesW Bob Jones= 59 New Homes (-48) Hld/ShOks/Ptnvl= 72 New HomesHld/ShOks/Ptnvl= 48 New Homes (-24) S White Chapel= 66 New HomesS White Chapel= 51 New Homes (-15) Ptnvl/Dove/ShOks= 41 New HomesPtnvl/Dove/ShOks= 37 New Homes (-4) Sunshine = 20 New HomesSunshine= 20 New Homes (0) 306 Potential Homes215 Potential Homes (-91) QUESTIONS?