Item 7A and 7B
Rural Estate Residential Land Use Category/ RE-7 Residential Estate Zoning District (CP16-001 / Ord. 1138 & 1139)
Items 7A & B
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Background
Staff was requested 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.
- Regulatory, establishes uses & regulations
. They address land use issues and define how land should be used in the future. The future land uses adopted as part of an area plan are policy, not regulatory.
Zoning designations
are legal requirements, which determine how parcels of land may be used. When property owners want to develop or use their property in ways that do not conform to their current zoning
regulation, they must apply for a change in their zoning classification, also referred to as a rezoning. Zoning regulations, and the rezoning process, are often a key part of implementing
area plans.
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Land Use vs Zoning
Land Use Plan - It is a policy document not regulatory in nature. address land use issues and define how land should be used in the future. The future land uses adopted as part of
an area plan are policy, not regulatory.
Zoning designations are legal requirements, which determine how parcels of land may be used. When property owners want to develop or use their
property in ways that do not conform to their current zoning regulation, they must apply for a change in their zoning classification, also referred to as a rezoning. Zoning regulations,
and the rezoning process, are often a key part of implementing area plans.
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AG/Residential Properties > 3 Acres
Note that some properties are floodplain and some are parkland (like Bob Jones) (These were removed from the updated map –DJ)
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Criteria for selecting study areas
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. Peytonville Ave/Shady Oaks (west/northwest);
S White Chapel Road (south);
Sunshine Lane (east);
Highland Ave/Shady
Oaks (central)
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FIVE AREAS OF CONSIDERATION
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Examples
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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
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White Chapel Study Area Range of Lot Sizes
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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.
Proposed
Rural Estate Residential LU Category
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Item 7B. - 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.
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P&Z Action
February 4, 2016 the Planning and Zoning Commission voted 5-0 to deny adoption of Ordinance 1138 (CP16-001).
February 4, 2016 the Planning and Zoning Commission voted 4-1 to deny adoption
of Ordinance 1139, addition of RE-7 zoning.
The SPIN meeting report is in your packet
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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.
*By preventing or limiting an increase in impervious surfaces and by preserving existing trees and vegetation.
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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.
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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.
Recommendations
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Development Potential
Assuming a typical post-development parcel size of 1 acre, the need to provide direct public access, geographic conditions and the presence of flood plain, waterways, and other environmental
factors, the estimated number of potential dwelling units resulting from properties in these areas is listed above.
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QUESTIONS?
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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
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W. Bob Jones Study Area Range of Lot Sizes
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Dove / Peytonville / SHADY OAKS
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W. Dove/ N. Peytonville / SHADY OAKS Study Area
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
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DOVE / Peytonville / SHADY OAKS Study Area Range of Lot Sizes
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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
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Sunshine Study Area Range of Lot Sizes
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HIGHLAND / SHADY OAKS
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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
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Highland / shady oaks Study Area Range of Lot Sizes
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