Staff and Zoning Commission (8-0, 1 Abstention) recommend denial.
The subject property is located on the west corner of Dreamland and Lockhill-Selma Road, and is currently undeveloped. The subject property was annexed in 1968, and is approximately 3.432 acres in size. Upon annexation, the subject property was zoned "A” Single Family Residence District. In a 1991 City-initiated large-area rezoning case, the subject property was rezoned to “R-8” Large Lot Home District. Upon the adoption of the 2001 Unified Development Code, the previous zoning district converted to the current “R-20” Residential Single-Family District. Surrounding zoning includes “R6 NCD-4” Residential Single-Family Whispering Oaks Neighborhood Conservation District to the northwest, “PUD MF-25” Planned Unit Development Multi-Family District to the north, “MF-33” Multi-Family District to the east, “R-6” Residential Single-Family District to the south, and “R-20” Residential Single-Family District to the southwest. Surrounding land uses include single-family homes to the northwest, west and south; undeveloped land to the north; and apartments to the east.
Staff finds the requested zoning to be inappropriate, as the allowed density would be out of character with the surrounding neighborhood. While much of the surrounding residential development is zoned “R-6”, most lots are 10,000 square feet or larger. Large lots are a defining characteristic of single-family residential development in the area. The parcels along the northwest side of Dreamland were zoned specifically to preserve the large-lot development along that side of the street.
The current “R-20” zoning would allow development of up to 7 units on the subject property (approximately 2 units per acre). The requested “PUD R-6” zoning would allow development of approximately 17 units on the subject property (5 units per acre). If the requested zoning is approved, a PUD plan must be reviewed and approved by the Planning Commission prior to development of the site.
The PUD Planned Unit Development District is established to provide flexibility in the planning and construction of development projects by allowing a combination of uses developed in accordance with an approved plan. The PUD Plan requirement is meant to protect adjacent properties and to encourage the preservation and enhancement of natural amenities and cultural resources; to protect the natural features of a site that relate to its topography, shape and size; and to provide for a minimum amount of open space. In addition, the Planned Unit Development District is designed to provide for a more efficient arrangement of land uses, buildings, circulation systems and infrastructure; while also allowing for private streets and gated entrances for new subdivisions. Staff’s objections to the requested zoning are based on the “R-6” base zone, not the “PUD” classification.