M E M O R A N D U M. Meeting Date: April 5, Item No. H-5. Planning and Zoning Commission. To: David Hawkins, Planning Manager.

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1 M E M O R A N D U M Meeting Date: April 5, 2016 Item No. H-5 To: From: Subject: Planning and Zoning Commission David Hawkins, Planning Manager Consider a resolution approving a special exception to to the City of Keller Unified Development Code, Article 8, Zoning Districts, Development Standards, Tree Preservation, Section 8.06, Building Design and Development Standards, to allow a Victorian Farmhouse residential architectural style home using Fibrous cement horizontal siding to be used on the building exterior, located on a 1.0-acre lot, on the north side of Village Trail, approximately 1,000 feet east of Keller-Smithfield Road S., being Lot 1, Block 1, Raymond Ellis Addition, at 1243 Village Trail, and zoned SF-36 (Single Family Residential-36,000 square foot minimum). Josh and Rachel Von Plonski, owners/applicants. (UDC ) Action Requested: Property Description: Consider a resolution approving a special exception to Section 8.06, Building Design and Development Standards to allow a Victorian Farmhouse residential architectural style home using fibrous cement horizontal siding to be used on the building exterior. Located on a 1.0-acre lot, on the north side of Village Trail, being Lot 1, Block 1, Raymond Ellis Addition, at 1243 Village Trail. Owners/Applicants: Josh and Rachel Von Plonski Page 1 of 7

2 Current Zoning: SF-36 (Single Family Residential-36,000 square foot minimum). Background: Analysis: The property was platted in 1985 and a single-family home was constructed on the lot in The SF-36 (Single Family - 36,000 square-foot minimum) zoning was established as part of the citywide rezoning in In December 2015, the home was demolished and the lot is currently vacant. The purpose of this UDC application is to request the approval of an exception to the Building Design and Development Standards for a proposed single-family home. The July 2015 UDC Update included an amendment to Section 8.06 Building Design and Development Standards. Exceptions to the construction requirements may be considered by City Council. Previously the Zoning Board of Adjustment (ZBA) considered special exception requests to the building design and construction requirements for single-family residences. The applicant is requesting a special exception to the building design standards contained within section 8.06 of the UDC. The building is designed as a Victorian Farmhouse, which utilizes design elements from the Victorian style accents and the Farmhouse architectural design. The subject property is approximately two hundred sixty-two feet (262 ) from the street. The lot does not have any direct frontage to a street and is serviced by an access easement within the adjacent lot to the west. The proposed house will be facing the access easement. However, the plat shows that the lot is oriented with the front facing south. The applicant is not requesting any variances with this application. Building Exterior: UDC Section 8.06 (A.1) details the exterior construction requirements of residential homes. The UDC requires the exteriors of all residential buildings in single-family zoning districts to be of exterior fire resistant construction having at least eighty percent (80%) of the total exterior walls above the grade level and below the first floor plate line to be consisted of brick, stone, stucco, or material of equal characteristics as approved by the City. UDC Section 8.06 (A.1.g) allows for exceptions to the construction requirements (including exterior wall siding) to be considered by City Council if based on the following: 1. Architectural design and creativity. 2. Compatibility with surrounding developed properties. Page 2 of 7

3 3. Architectural variances may be considered for, but not limited to, Queen Anne, Victorian, English Tudor, Italian Villa, or Log designs. Special Exception Request: The applicant is requesting an exception to the UDC to construct a Victorian Farmhouse home using James Hardie Hardielap fiber cement siding. Elevations of the building are included under Exhibit A. Attached Garage: This lot was platted in As per section 8.07 (C), in all subdivisions platted after December 15, 1992, garages shall not face or be in view from the public street unless allowed with a Planned Development zoning district, or by complying with the Off-Street parking and Loading Requirements of UDC Section 8.07 (C). Since the lot was platted before December 15, 1992, the attached garage is exempt from the front-facing garage and maximum allowable garage door exposure provisions of UDC Section 8.07 (C). The applicant is proposing a front-facing attached garage located in the front primary structure, approximately ninetyfour feet (94 ) from the front property line and approximately three hundred sixty-five feet (365 ) from the street. The garage door exposure is shown to be one hundred twenty-eight (128) square feet, which is the size of a standard two-car garage. Building Orientation: Section 8.06 (C.3) states that Building fronts and entries shall be oriented toward streets, unless otherwise approved. If a building s sides face the street, the side façade shall be treated in the same architectural style and material of the front façade. The provided elevations show a wraparound porch extending around both sides of the building. The structure s main entrance faces west. The southern facing side of the home has a double-door entry leading into the family room from the porch. The applicant has stated that they are willing to install porch stairs on the south facing façade to make the side of the building look more like the main entry. The architectural style will match the west-facing front of the home. The design elements included in the front facing side elevation meet the requirements of the UDC. Building Standards: The applicant intends to meet the UDC requirements for residential building height, building area, setbacks and lot coverage at time of Building Permit application. Page 3 of 7

4 Surrounding Land & Zoning Uses: Requested Variances & Exception: North: Vacant 5.5 acre Tract, zoned SF-36 South: Glen Forest Subdivision, zoned PD-SF-12 East: Glen Forest Subdivision, zoned PD-SF-12 West: Vacant 5.5 acre Tract. Zoned SF-36 The applicant is requesting one (1) special exception to the UDC: 1. To allow a special exception to the construction requirements for the use of a Victorian Farmhouse residential architectural design with fibrous cement horizontal siding as presented in the attached Exhibit A. Exception Summary: UDC Section 8.06 Building Design and Development Standards (A.1.g) state that exception to the construction requirements may be considered by City Council. Staff has provided the following responses to the review criteria. Exceptions to the construction standards may be considered based on the following: 1. Architectural design and creativity. The applicant is requesting to use James Hardie Hardielap siding, which is a fibrous cement siding in this instanced used in a horizontal lap configuration. This siding will be used in conjunction with the Victorian Farmhouse residential architectural style. The common features of this style home may include, but are not limited to, the following: 1. Two stories 2. Simple, vertical lines 3. Gable roof 4. White wood siding 5. Front porch, often elaborate with decorative columns, railings, and other accents 6. Large Country kitchen 7. "Company" parlor and "family" sitting room The columns and other accents are Victorian in style. The Page 4 of 7

5 house plans provided use several of the listed architectural features. 2. Compatibility with surrounding developed properties. The single-family structures adjacent to the subject property are part of the Glen Forest Subdivision. The subject property is not contained within the subdivision. The property sits within a pocket and is screened from streets by other single-family homes and existing tree cover. Any home built on this lot would be difficult to see from the streets. The lot to the west is an approximately five point five (5.5) acre tract. The applicant has stated that their parents will build a single-family home on the larger lot to the west. The existing home on the adjacent lot was demolished in December Staff feels that the proposed home is sufficiently screened from the ROW and that the design of a Victorian Farmhouse is appropriate for the lot. 3. Architectural variances may be considered for, but not limited to, Queen Anne, Victorian, English Tudor, Italian Villa, or Log designs. The elevations provided by the applicant uses several architectural features common with the Victorian Farmhouse home. The exterior will use a fibrous cement siding. Citizen Input: Legal Review: Budget Impact: Financial Considerations: Supporting Documents: A UDC variance application does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. There has been no response from the public to this application. The public will have an opportunity to speak on this agenda item at the Persons To Be Heard. None None None Supporting documents include: DRAFT - Minutes of the March 28, 2016 Planning and Zoning Commission Page 5 of 7

6 Draft Resolution Exhibit A o Applicant s Narrative Letter with Examples of Architectural Style o Proposed House Plans Staff Attachments o Final Plat (Lot 1, Raymond Ellis Addition) Property Maps o Zoning Map (Dated March, 2016) o Aerial View (Dated March, 2016) Board Review: The Planning and Zoning Commission discussed this item at their regular meeting March 28, They recommended APPROVAL with a vote of 6-0 with the following condition: 1. The request to allow a special exception to the construction requirements for the use of a Victorian Farmhouse residential architectural design with fibrous cement horizontal siding as presented in the attached Exhibit A shall be allowed. Staff Recommendation: The architectural design of the home utilizes the exterior and interior characteristics of a Victorian Farmhouse. Staff is recommending approval of the special exception request and forwards this application to the City Council with the following condition: 1. The request to allow a special exception to the construction requirements for the use of a Victorian Farmhouse residential architectural design with fibrous cement horizontal siding as presented in the attached Exhibit A shall be allowed. Alternatives: City Council has the following options when considering a UDC variance application with a special exception: Approve as submitted (with special exception) Approve with modifications or additional condition(s) Tabling the agenda item to a specific date with clarification of intent and purpose Deny Page 6 of 7

7 Minutes of the Planning and Zoning Commission DRAFT March 28, Consider a recommendation for a special exception to Section 8.06, Building Design and Development Standards to allow a Victorian Farmhouse residential architectural style home using fibrous cement horizontal siding to be used on the building exterior, located on a 1.0-acre lot, on the north side of Village Trail, approximately 1,000 feet east of Keller-Smithfield Road S., being Lot 1, Block 1, Raymond Ellis Addition, at 1243 Village Trail, and zoned SF-36 (Single Family Residential-36,000 square foot minimum). Josh and Rachel Von Plonski, owners/applicants. (UDC ) Daniel Turner, Planner I, came forward to give staff s presentation and recommendation. Don Ferrier, applicant s representative, and Dan Kunschik, architect, were present to answer questions. Additional discussion was held regarding the positive aesthetics of the home and quality of the material. Commissioner Reid moved to approve Item F-3 as submitted with the following condition: 1. The request to allow a special exception to the construction requirements for the use of a Victorian Farmhouse residential architectural design with fibrous cement siding shall be allowed. Commissioner Ponder seconded and the motion carried unanimously (6-0). Page 7 of 7