Item 7A
Zoning Change and Development Plan 501 Fox Glenn
ZA17-076
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Owner: James and Valerie Noblitt
Applicant: Venado Construction
Request: Zoning Change and Development Plan from “SF-20A” Single Family Residential District to “R-PUD” Residential
Planned Unit Development District to allow construction of an approximately 1,100 square foot family quarters in an addition to an existing two car garage.
Location: 501 Fox Glenn,
described as Lot 10, Block 1, Fox Hollow
ZA17-076
On behalf of James and Valerie Noblitt, Venado Construction is requesting approval of a Zoning Change and Development Plan from “SF-20A” Single Family Residential District to “R-PUD”
Residential Planned Unit Development District to allow construction of an approximately 1,100 square foot family quarters in an addition to an existing two car garage.
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The Future Land Use designation is Medium Density Residential.
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The current zoning on the property is “SF-20A” Single Family Residential District. The property to the north of the subject property is zoned “O-1 Office District for an office building
that fronts onto the W. S.H. 114 frontage Rd.
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Aerial View
This is an aerial view of the property with the subject property outlined in red. The office building to the north is shown here. There is no access to the office building from Fox Glenn.
The property to the east is owned by the City of Southlake. The lot is approximately 1.1 Acres in size.
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View North
This is the view looking north toward the property. The arrow shows the location of the proposed family quarters to be attached to the existing 600 square foot garage.
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View South
This is the view looking south toward the property.
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Street View
This is the street view of the property. The existing garage is at the end of the driveway. The rear of the adjacent office building can be seen to the left.
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Development Plan
The proposed development plan shows the proposed 1,100 square foot family quarters as an addition to the existing 600 square foot garage.
A family quarters is not a permitted use in
the single family residential zoning districts without approval of a Special Exception Use by the Zoning Board of Adjustment.
Special Exception Uses for a family quarters is only
allowed in the “SF-30” and larger single family residential districts – not allowed in the SF -20..
The area of the lot is approximately 1.01 acres, which meets the minimum lot area
in the “SF-1A” zoning district,
Rezone SF1A Setback Problems -- The existing house does not meet the minimum required side setback of 20’, though, so the Zoning Board of Adjustment
would have to approve a variance to the side setback to allow the existing setback before the zoning change could be approved. A proposed 12’ setback for the family quarters is also
shown.
Instead of going through the 3-step process of requesting a variance to the side setbacks from ZBA, then going to the P&Z Commission and City Council for the zoning change and
then going back to ZBA for approval of the family quarters, the applicant is requesting approval of a Residential Planned Unit Development District with “SF-IA” as the base zoning that
combines the three steps into one legislative action.
The accessory area of the existing garage plus the proposed family quarters is approximately 1,700 square feet which exceeds the
maximum 3% of the lot area (approximately 1,320 s.f. in this case) that is allowed in the SF-1A district, so the applicant has also written in an R-PUD regulation to allow a maximum
4% lot coverage which is approximately 1,760 square feet.
Approval of a Special Exception Use by ZBA is typically required to allow accessory buildings greater than the size permitted.
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“R-PUD” Regulations
This chart summarizes a comparison of the proposed “R-PUD” regulations to the existing “SF-20A zoning and the proposed “SF-1A” base zoning. The regulations that differ from the “SF-1A”
district base zoning are highlighted in red.
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Elevation
A sketch of the proposed family quarters is shown here. The brick façade and the roof material and pitch are proposed to match the existing home and garage.
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Family Quarters Floor Plan
The floor plan for the proposed family quarters is shown here.
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Site Photo
One 10” oak tree and one crape myrtle are proposed to be removed for the family quarters.
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October 19, 2017; Approved (6-0) subject to the staff report dated October 19, 2017 and Development Plan Review Summary No. 2, dated October 12, 2017.
P & Z Commission
The Planning and Zoning Commission recommended approval (6-0) subject to the staff report dated October 19, 2017 and Development Plan Review Summary No. 2, dated October 12, 2017.
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Questions?
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Item 7A – Executive Session
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Development Plan
The proposed development plan shows the proposed 1,100 square foot family quarters as an addition to the existing 600 square foot garage.
A family quarters is not a permitted use in
the single family residential zoning districts without approval of a Special Exception Use by the Zoning Board of Adjustment.
Special Exception Uses for a family quarters is only
allowed in the “SF-30” and larger single family residential districts – not allowed in the SF -20..
The area of the lot is approximately 1.01 acres, which meets the minimum lot area
in the “SF-1A” zoning district,
Rezone SF1A Setback Problems -- The existing house does not meet the minimum required side setback of 20’, though, so the Zoning Board of Adjustment
would have to approve a variance to the side setback to allow the existing setback before the zoning change could be approved. A proposed 12’ setback for the family quarters is also
shown.
Instead of going through the 3-step process of requesting a variance to the side setbacks from ZBA, then going to the P&Z Commission and City Council for the zoning change and
then going back to ZBA for approval of the family quarters, the applicant is requesting approval of a Residential Planned Unit Development District with “SF-IA” as the base zoning that
combines the three steps into one legislative action.
The accessory area of the existing garage plus the proposed family quarters is approximately 1,700 square feet which exceeds the
maximum 3% of the lot area (approximately 1,320 s.f. in this case) that is allowed in the SF-1A district, so the applicant has also written in an R-PUD regulation to allow a maximum
4% lot coverage which is approximately 1,760 square feet.
Approval of a Special Exception Use by ZBA is typically required to allow accessory buildings greater than the size permitted.
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Option #1
Approve the requested “R-PUD” zoning proposing the “SF-1A” Single Family Residential District as the base zoning, with regulations proposed to allow:
Side setback of 14.9 feet (existing)
on the southwest property line
Side setback of 12 feet on the north property line
Accessory building area not to exceed 4% of the lot area
Allow an approximately 1,100 square foot
family quarters as a permitted use .
NO ZBA
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Option #2
Approving the requested “R-PUD” zoning proposing the “SF-1A” Single Family Residential District as the base zoning, with regulations proposed to allow:
Side setback of 14.9 feet (existing)
on the southwest property line
Side setback of 12 feet on the north property line
Accessory building area not to exceed 4% of the lot area
Allow an approximately 1,100 square foot
family quarters as a permitted use .
ZBA for SEU – Family Quarters and accessory building of a size greater than permitted (3%) and variance for setback
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Option #3
The requested “R-PUD” zoning proposing the “SF-1A” Single Family Residential District as the base zoning, with regulations proposed to allow:
Side setback of 14.9 feet (existing) on
the southwest property line
Side setback of 12 feet on the north property line
Accessory building area not to exceed 4% of the lot area
Allow an approximately 1,100 square foot
family quarters as a permitted use .
2 SEU
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Option #4
Deny the requested “R-PUD” zoning proposing the “SF-1A” Single Family Residential District as the base zoning, with regulations proposed to allow.
ZBA for accessory structure only
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