PUBLIC NOTICE City of Lockhart  Planning and Zoning Commission 7:00 PM, Wednesday, June 22, 2022 Municipal Building = Glosserman Room 308 W. San Antonio St.  AGENDA  1. Call meeting to order.  2. Citizen comments not related to an agenda item. 3. Consider the Minutes of the. June 8, 2022, meeting.  4. ZC-22-08 and PDD-22-01. Hold a PUBLIC HEARING and consider a request by James Travis Krause on behalf of Patton 3, LLC, for a Zoning Change from RLD Residential Low Density District to PDD Planned Development District, including a PDD Development Plan for Lockhart Place Townhomes Planned Development, on 19.798 acres in the Frances Berry Survey, Abstract No. 2, located at 903 State Park Road 5. PP-22-02. Consider a request by James Travis Krause on behalf of Patton 3, LLC, for approval of a Preliminary Plat and Subdivision Development Plan for Lockhart Place Townhomes Planned Development District, consisting of 19.798 acres in the Frances Berry Survey, Abstract No. 2, proposed to be rezoned from RLD Residential Low Density District to PDD Planned Development District, and located at 903 State 6. Hold a PUBLIC HEARING and consider a recommendation to the City Council regarding a Text Amendment to Chapter 64 "Zoning", Article VII "Zoning Districts and Standards", Section 64-197 Regulations Common To All or Several Districts", Subsection (g)(2) "Additional Parking Requirements Within Residential Districts", Paragraph (a), modifying the covered-parking requirements, fordetached: single-family dwellings.  (FM20).  Park Road (FM 20).  7. Discuss possible update of one or more elements oft the Lockhart 2020 Comprehensive Plan. 8. Discuss the date and agenda of next meeting, including Commission requests for agendaitems.  9. Adjourn.  Posted on the bulletin board in the Municipal Building, 308 West San Antonio Street, Lockhart, Texas, at  10:30. AM on1 the 17th day of June, 2022.    City of Lockhart June 8, 2022 MINUTES  Planning and Zoning Commission  Members Present: Philip Ruiz, Bradley Lingvai, Rick Arnic, Manuel Oliva, Chris St. Ledger  Member Absent: Ron Peterson, Phil McBride  Staff Present: Christine Banda, Dan Gibson, David Fowler, Kevin Waller  Visitors/Citizens Addressing the Commission: Joe Roland, Worlanda Williams Neal, Mark Estrada,  Diane Neely, Pat Torres, Ariana Gamboa, Luis Granillo  1. Call meeting to order. Chair Ruiz called the meeting to order at 7:02 p.m.  2. Citizen comments not related to an agenda item. None 3. Consider the Minutes of the May 25, 2022, meeting. seconded, and the motion passed by a vote of5-0.  Commissioner Arnic moved to approve the May 25, 2022, minutes. Commissioner St. Ledger 4. SUP-22-11. Hold a PUBLICHEARING and consider a request by Raul Guzman and Berta Perez for as Specific Use Permit to allow a Manufactured Home on Lot 12, East Side Supplement, zoned RMD Residential Medium Density District and located at 511 Monument Street. David Fowler explained that the applicant proposed toi install a new manufactured home on the subject property. Manufactured homes in the RMD district require approval of a specific use permit by the Commission. He said that staff was not aware ofany opposition. Chair Ruiz opened the public hearing and asked if the applicant wished to speak.  Mr. Fowler informed the Commission thatt the applicant had called to say they would not be able Joe Roland, of 507 Monument Street, said he recently built his new! home, and he likes the quiet neighborhood. He bought the lots years ago, and took care to get them looking good for development. He had to extend the water line from Lovers Lane for his new home. He was Worland Williams Neal, of 1212 Green Street, spoke for her aunts, who live on Monument Street. They do not want a manufactured home located on the subject property. She asked the Commission if they would allow a new manufactured home ini the Clear Fork area. Ifnot, then  to attend because of a prior engagement.  opposed to a manufactured home on the subject property.  they should not allow one in this location.  -1-  Planning and Zoning Commission Regular Meeting 06-08-2022    Chair Ruiz asked for any other speakers and, seeing none, he closed they publichearing: and asked Mr. Fowler stated that staff recommended approval because the proposed home would meet Commissioner Oliva moved to deny SUP-22-11. Commissioner Amicseconded, and the motion 5. SUP-22-12. Hold a PUBLIC HEARING and consider a request by Curtis Quintana, on behalf of Lockhart ISD, for a Specific Use Permit to allow two portable classrooms as an expansion ofa public/institutional use on 19.969 acres in the Francis Berry Survey, Abstract No. 2, zoned PI Public, and Institutional District and located at Navarro Elementary School, 715 South Medina Mr. Fowler explained where the portable buildings would be located near the school, and said that each building would have two classrooms with a combined capacity of 46 persons. One  for the staff recommendation. all applicable Citystandards. passed by a vote of 5-0.  Street.  letter of opposition had been received.  Chair Ruiz opened the public hearing and asked ift the applicant wished to speak.  Mark Estrada, of 1001 Magnolia Street, said he was the LISD superintendent, and was there to answer any questions. He explained that Navarro Elementary School is over capacity, and the portable buildings are the only option at this time. The buildings would not be permanent, and  each classroom will hold 20 students.  In light of current events, Chair Ruiz asked if the buildings would be secure.  Mr. Estrada replied that they would remain locked at all times, and a perimeter fence would be Chair Ruiz asked for any other speakers and, seeing none, he closed the publichearing and asked  installed around them.  fort the staff recommendation.  Mr. Fowler said that staff recommended approval.  Commissioner, St. Ledger moved to approve SUP-22-12. Commissioner Oliva seconded, and the 6. ZC-22-18. HoldaPUBLCHEARING: and considerarequest byJ James Acuna,on! behalfo ofLockhart ISD, fora Zoning Change from PI Public and Institutional District to RHD Residential High Density District on a total of 2.253 acres in the Lockhart Byrd Survey, Abstract No. 17, located at 507  motion passed by a voted of5-0.  Pecos Street.  -2-  Planning and Zoning Commission Regular Meeting 06-08-2022    Mr. Fowler explained that the property abuts both Pecos Street and Wichita Street. Lockhart ISD would like to provide affordable housing for teachers ands staff. Initially, eight homes would be constructed on the lot. Lockhart ISD would plat the property prior to issuance ofany permits  for development.  Chair Ruiz asked how many units could be placed on the property.  Mr. Fowler replied that the RHD district allows up to 12 units per acre by-right. Chair Ruiz opened the public hearing and asked if the applicant wished to speak.  Mark Estrada,Superintendent: ofl LISD, explained that because thep property is owned by a school district, it would be tax exempt. He said that the homes would be rental units, and would be available only to LISD faculty and staff. Other districts have invested in various types of living arrangements for their staff. The goal is to provide housing to attract and retain quality faculty and staff by offering housing at a reasonable cost. He said many employees desire to live in Lockhart, but they are being priced out of the market because there is a lack of inventory that they can afford. Teachers leaving thei field because they can't afford to teach in Texas. Thirteen LISD employees had indicated interest in living in the proposed housing project. Commissioner Oliva asked Mr. Estradai if he had any examples of similar projects in other school Mr. Estrada replied that there were school districts in West Texas that offered free housing to faculty and staff. Ina answering the second part ofthe question, he saidthatt the first phase would have eight homes, but that full build-out upon completion of a second phase would result in a Diane Neely, of 601 Case Street, said she hoped the project works out, but she was concerned what would happen to the property when the school district no longer wants it. She asked if Ariana Gamboa, of 427 Wichita Street, asked if the project would affect property taxes in the neighborhood. She also complained that the project would a eliminate a field that is used for Chair Ruiz said that the Commission was not in a position to answer about the potential effect Pat Torres, of 511 Wichita Street, said he concerned about taxes and the quality of the homes that would be built. He asked how long would they be available to LISD employees, and what Chair Ruiz asked for any other speakers, and if Mr. Estrada wished to respond to the concerns  districts, and if eight homes were all that would be built.  total of 16 homes.  they could sell it later.  many extracurricular community activities.  on1 taxes.  would happen ini terms of maintenance over a period of 20 or more years.  expressed by the previous speakers.  -3-  Planning and Zoning Commission Regular Meeting 06-08-2022    Mr. Estrada said that the school district will be responsible fort the maintenance oft the property and that the homes would be nice. They would ensure that the property is maintained with  pride, like all oft the other school district properties.  Chair Ruiz closed public hearing and asked for the staffrecommendation.  Mr. Fowler said that staff recommended approval.  Commissioner Arnic moved to recommend approval of ZC-22-18 to City Council. Commissioner Stledgerseconded, and the motion passed by a vote of4-1 with Chair Ruiz against. 7. FP-22-02. Consider a request by Sergio Lozano-Sanchez, P.E.,on behalf of Alta Capital, Inc. for approval of a Final Plat for Alta One Subdivision, consisting of 9.259 acreszoned RLD Residential Low Density District, and located along the southwest side of the 1600-1700 blocks of Old Kevin Waller explained that the final plat has 30 single family lots in a low density residential development. It replaces the three-lot Vida Skye Subdivision, which was previously approved  McMahan Trail.]  and recorded.  Chair Ruiz asked if the applicant wished to speak.  Luis Granillo, of 1706 Timber Ridge Road in Austin, said they are proposing 30 lots on ten acres, Chair Ruiz asked for any other speakers and, seeing none, he asked for the staff Mr. Waller said that staff recommended approval of the plat subject to two conditions. One condition was that the 15-foot-wide water line easement on the plat be relabeled as a 15-foot wide public utility easement as recommended by the Public Works Director, Sean Kelley. The second condition was to add a note to the plat stating that a fee in lieu of public parkland Commissioner Lingvai moved to approve FP-22-02 subject to the two staff conditions. 8. Discuss the date and agenda of next meeting, including Commission requests for agenda items. Mr. Gibson stated that the next regular meeting date is. June 22ndth, and applications have been  which is consistent with the RLD zoning of the property.  recommendation.  dedication had been paid prior to recording the Vida Skye Subdivision. Commissioner, Arnic seconded, and the motion passed by a voteof5-0.  received fori items on that agenda.  9. Adjourn.  Commissioner Oliva moved to adjourn, and Commissioner Lingvaiseconded. The. motion passed  byaunanimous vote, and the meeting adjourned at 8:05 p.m.  -4-  Planning and Zoning Commission Regular Meeting 06-08-2022    Approved:  (date)  Christine Banda, Recording Secretary  Philip Ruiz, Chair  -5-  Planning and Zoning Commission Regular Meeting 06-08-2022    715  510 12  715  RLD  PI  PI  300A 1301  1008  RMD  1016 1018 1020 800  905 908  RLD  RMD 004 1008 RMD 1010 1012 1008 1012 1020 026 015 1017 of 1016 1019  RHD,  RMD  RLD  1106 1118 1124 1200 1202  CLB, 1107 1112  IH. 1115 AKERC  1111 1504 1501 1503 1508 1507  RMD  1201  CHB  AO  150 1500 CLB 1502 06 1503 1512 1505 4508  1508 1511 /1512  ZC-22-08 & PDD-22-01 LOCKHART PLACE TOWNHOMES  SUBJECT PROPERTY ZONING BOUNDARY 200 FT BUFFER  RLD TO PDD 903 STATE PARK RD  scale 1"= 400'    13: 3 1301 1303 1307 30 1313 13021300 E 131s 1401 308 1308 130f 1303 1307 1309  1092: 100 1008  1916: 1018 1020  903)  ATEVE 1501 1503 1505 1500 1507 1509 1504 1506 1508, 1501 1503 1500  1000 1002 003) 1004 3002 1005 1006 1004: 1007 1008 1010 012 1009) 1011 1012 1010 1Q12 1013 1016 1012: 1022 1024 1026 &  1002 1006 1008 1010 1012 1016  1115  1000  202  504 1508: 3507 1503: 1512::  12017  1508: 1511 1512:  1508.  ZC-22-08 & PDD-22-01 LOCKHART PLACE TOWNHOMES  ZONING DISTRICTS AGRICULTURALOPENS SPACE COMMERCIAL! HEAVYBUSINESS COMMERCIAL LIGHTE BUSINESS INDUSTRIALI HEAVY PUBLIC ANDI INSTITUTIONAL RESIDENTIAL HIGHD DENSITY RESIDENTIALI LOW DENSITY RESIDENTIAL MEDIUM DENSITY  RLD TO PDD 903 STATE PARK RD  scale 1"= 400'    605 606 608 610 612 613 1309 1313 1302130043 1315 08 1308 312 1301 1305 404 1309  613  2  1002 1004 1006 1008 1010 1001031 1012 1007 1014 101 1009 1016 N013 1018 1017015 1020 1021 1019 1023 800 02  903  1501 1503 1505 1500 1507 1509 1504 1508 1508 150 1503  1301  406  1000 001 1000 1003 1002 1005 1006 1004 1007 1008 1006 1009 1010 1012 002 1008 1013 1009 1010 1004 1011 1012 1010 912 1013 1012 1008 1001 1000 1009) 1018 1016 1002 1011 1012 1020 1005 1013 1024 1022 1004 1026 1007 1006 1015 % 1009) 1008 1017 1010 à 1013 1012 1015 1016 1017 1019  1106 10 1112 9 1118 15 1124 1121) 1200 1202 1201  1000  1111 1504 1501) 1503 1502 1508 1504 1507 1503 1512 1505 1508 (  1201 1508 1511 1512  FUTURE LANDUSE RLD TO PDD 903 STATE PARK RD  AGRICULTURERURAL DEVELOPMENT GENERAL-HEAVY COMMERCIAL LIGHT-MEDIUM COMMERCIAL PARKS AND OPEN SPACE PUBLIC ANDI INSTITUTIONAL RESIDENTIAL, LOW DENSITY  scale 1"=4 400'    8  -    PLANNING DEPARTMENT REPORT  ZONING CHANGE/PDD PLAN  CASE SUMMARY  STAFF: David Fowler, Senior Planner REPORT DATE: June 16, 2022 CITY COUNCIL HEARING DATE: July5,2022 REQUESTED CHANGE: RLD to PDD STAFF RECOMMENDATION: Approval  CASE NUMBERS: ZC-22-08, PDD21-01  PLANNING AND. ZONING COMMISSION HEARING DATE: June 22, 2022  PLANNING AND ZONING COMMISSION RECOMMENDATION: Pending  BACKGROUND DATA APPLICANT: James Travis Krause OWNER: Patton 3 LLC  SITE LOCATION: 903 State Park Road (FM 20) LEGAL DESCRIPTION: Metes and bounds SIZE OF PROPERTY: 19.798 acres EXISTING USE OF PROPERTY: Vacant land LAND USE PLAN DESIGNATION: Low Density Residential  ANALYSIS OF ISSUES  REASON FOR REQUESTED ZONING CHANGE: This application, along with the accompanying PDD plan, proposes to create a Planned Development District for a townhouse development. APDD is the only way to achieve typical modern townhouse design in Lockhart, due to the restrictive nature of the townhouse PROPOSED DEVELOPMENT: The planned layout includes 247 residentiall lots. Each townhouse would be ona separate loti fronting on a public street. The planned residential lots are 20 feetv wide and! 901 feet deep. Corner lots are shown as 30 feet wide. All lots will front on streets that would have. 50-foot-wide rights-of-way. The existing Patton Road right-of-way would function as the site's collector street leading to! State Park Road. No driveways are shown directly accessing Patton Road, nor do any garages or driveways face the neighboring residences on the north side of Center Street. All streets will have sidewalks on both sides. Additionally, there The residential lots are shown as being the sites of townhouses two or three stories in height with footprints measuring 20 feet by 501 feet. The homes would have either one or two-car garages, depending upon the lots' street orientation. The applicant has agreed to limit the height of the row of houses abutting the existing residences along San. Jacinto Street to two stories. On blocks! 5 and 7, the lots are oriented sO the units' front doors open onto a shared public space. Including driveway spaces, each unit will have at least the two off- street parking spaces required of a three-bedroom townhouse. Additional parking will be available on the streets that do not have front-loading garages. Because many of the blocks have garages facing the streets, staff is concerned that the development mayl have a shortage of on-street parking for visitors or additional cars residents may own. City planning staff recommends designing the units' layouts to group the garages ofp pairs of neighboring units next to each other to create additional street parking opportunities between driveways.  standards int the conventional zoning districts.  is a network of sidewalks located between the rows of houses.    The PDD development plan shows amenities includinga a large central open space area, dogr run, playscape and several internal courtyards and sidewalks. The attached PDD design document shows six-foot fencing and a row oft trees to: screen the new townhouses from the existing houses along the west side of San. Jacinto Street.  AREA CHARACTERISTICS:  Existing Use  Zoning  Future Land Use Plan  North Single-family dwellings, vacant land school RLD, RMD, Medium Density. Residential,  RHD, PI Public and Institutional CMB, CHB, Light-Medium Commercial, IL, RLD, Medium Density Residential,  East Single-familyr residential South Self-storage, retail, vacant land West Industrial, vacant Land  RLD RMD  Low Density Residential General-Heavy Commercial, Residential! Low Density General Heavy Commercial  TRANSITION OF ZONING DISTRICTS: Because PDD is not a conventional zoning classification, the basis for comparison to otherzoning districts would be the development plan, whichi ini this case shows 247 townhouse dwellings that could be roughly compared to a multi-family complex. The: subject project is residential, which is compatible with much of the surrounding conventional zoning districts. The project's density of 12.5 units of acre is in the high-density range. With six different zoning classifications currently in the area around the subject property, there isn't any zoning classification, either PDD or conventional district, that would make a ADEQUACY OF INFRASTRUCTURE: Vehicular access will be provided primarily via Patton Road, which will be improved to a collector street with a 60-foot right-ofway. The evelopmentsinternal streets will be! 50-foot rights-of-way, with six connections to Patton Road and one connection to Center Street. Western Drive, an existing stub street connecting to San Jacinto Street, will continue through the development, eventually terminating at Patton Drive. The subdivision has been designed to avoid direct entrance from State Park Road, which should help lower through traffic within the: subdivision. The site hasaccess to 6a and 12-inch water lines on surrounding streets and along the site's eastern property line. Nearby wastewater includes 6 and 10-inch wastewater lines on adjacent and nearby streets. The project'swater and wastewater infrastructurei issubject POTENTIAL NEIGHBORHOOD IMPACT: The properties to the west oft the subject property, across Patton Road, include one in industrial use, and the other a much larger, mostly vacant parcel with at few small outbuildings. To the north, across Center Street, is the developed Lakeview: Subdivision. The adjacent properties to the east include those within the Parkway Subdivision. Tot the south, across! State Park Road, is the proposed Ramendu Subdivision, a mixture of residential and commercial uses. Adverse impacts willl be partially mitigated through the use of Patton Road to State Park Road as the primary streets used top provide access to areas outside oft the subdivision. However, due to the nearby location ofe felementaryand highschools, the subdivision would create both pedestrian and vehicle traffic through the existing neighborhoods to the north and east. TxDOT may require al Traffic Impact Analysis and traffic safety improvements to mitigate effects of the development. CONSISTENCY WITH COMPREHENSIVE PLAN: The proposed PDD zoning is not consistentwith the Low Density Residential designation for the property on the Future Land Use Plan map. Thel PDD will be considerably more intense than the site's low density residential designation. Overall, the proposed development represents an  perfect transition on all sides.  to approval by the city engineer.  increase in terms of land use intensity.    ALTERNATIVE CLASSIFICATIONS: The site's current RLD zoning is consistent with the Future Land Use Plan map. However, the proposed townhouse development would not be possible in any of the city's standard FORM AND CONTENT: The PDD Development Plan conforms to all minimum requirements for form and COMPLIANCE WITH STANDARDS: The proposed development will comply with all applicable subdivision ADDITIONAL REQUIREMENTS: The applicant will need to work with TxDOT to see whether a Traffic Impact RESPONSE TO NOTIFICATION: At the May 25th Planning and Zoning Commission meeting, at which the item STAFF RECOMMENDATION: City Planning Staff recommends approval of ZC-22-08 and PDD-22-01, as the site locationand, proposed layoutr representsa awel-implemented townhouse concept. The proposed development will provide a product which is currently not offered in Lockhart. The townhouses should represent a more affordable way to own a home while minimizing many of the costs associated with home ownership. Staff  zoning districts. content.  standards, including sidewalks, utilities, stormwater drainage, signage,and; parkland.  Analysis will be required.  was postponed, two residents asked questions regarding the proposed development.  recommends the following conditions of approval:  1) Cluster the one-car garagesofneighboring units eecwasNamee, parking  spaces.    zo 13EHS 33S ENITHOLVW  snoo EHINNE   32Vld A783A39  3NVISIWNOW  MOB.09 13341S8IN3O  2060  Z1v0  coyas Nepises  ABMVEI    MOH.0OL (OzWOvo8 MHVd EIVIS  E  NEAV TEH  AVMG GIAVO  BAINO QWVMISEM  L0. 133HS 33S INITHOIVW  2202/91/9 Bvo  codvg E94ELE9  so04  KEMVE:a    ZONING CHANGE APPLICATION  CITY OF  Lockhart  512/398-3461 - FAX/512/398.3833 P.O. Box 239 . Lockhart Texas 78644  TEXAS  308 West SanAntonio. Street  APPLICANTIOWNER  APPLICANT NAME James Travis Krause DAY-TIME TELEPHONE 2545373623 E-MAIL travis@kbargroup.com OWNER NAME Patton 3 LLC DAY-TIME TELEPHONE 2542185846 E-MAIL Legal@kbargroup.com  ADDRESS, 1950 County Road 146  Georgetown TX 78633  ADDRESS 1950 County Road 146  Georgetown TX 78633  PROPERTY  903  ADDRESS OR GENERAL LOCATION Patton-Rdand State Park Rd LEGAL DESCRIPTION(FI PLATTED). A002 BERRY, FRANCIS, ACRES 3.3 and/ A002 BERRY, FRANCIS, ACRES 16.5  19.8- [9.798  SIZE  ACRE(S)  LAND USE PLAN DESIGNATION Housing development  EXISTING USE OF LAND AND/OR BUILDING(S). Crop land PROPOSED NEW USE, IF ANY housing developement  REQUESTED CHANGE  FROM CURRENT ZONING CLASSIFICATION, LDR TO PROPOSED ZONING CLASSIFICATION, PDD  RLb  REASONFOR REQUEST Provide more housing opportunities for families  and adults in the City of Lockhart.    SUBMITTAL REQUIREMENTS  IF THE APPLICANT IS NOT THE OWNER, A LETTER SIGNED AND DATED BY THE OWNER CERTIFYING THEIR OWNERSHIP OF THE PROPERTY AND AUTHORIZING THE APPLICANT TO REPRESENT THE PERSON, ORGANIZATION, OR BUSINESS THAT OWNS THE PROPERTY. NAME(S) )AND ADDRESS(ES) OF PROPERTYI LIEN-HOLDER(S), IFANY. IFNOT PLATTED, A METES AND BOUNDS LEGAL DESCRIPTION OF THE PROPERTY. APPLICATION FEE OF $570-00 PAYABLE' TO THE CITY OF LOCKHART AS FOLLOWS:  SHavos  1/4 acre or less Between 1/4 and one acre One acre or greater  $125 $150  $170 plus $20.00 per each acre over one acre  TO THE BEST OF MY KNOWLEDGE, THIS APPLICATION AND ASSOCIATED DOCUMENTS ARE COMPLETE AND CORRECT, AND IT IS UNDERSTOOD THAT IOR ANOTHER REPRESENTATIVE SHOULD BE PRESENT AT ALL PUBLIC MEETINGS CONCERNINGTHIS APPLICATION.  SIGNATURE,  DATE 2/16/22  OFFICE USE ONLY  ACCEPTED BY. DanGininn Kern WAler RECEIPT NUMBER Rol37GG9  DATE SUBMITTED 2-17-22 DATE NOTICES MAILED 5-9  CASE NUMBER ZC- 22-08  DATE NOTICE PUBLISHED 5-12-202L  PLANNING AND ZONING COMMISSION MEETING DATE. 5-25-221  PLANNING AND ZONING COMMISSION RECOMMENDATION 5-25-2222 puipnr wakl 6-22-22  CITY COUNCIL MEETING DATE, 6-7-307L  DECISION    610  PI  RLD  PI  RMD  RMD 907  800  RLD  RHD  RMD 1004 1008 1012 1024 1026 1015 1017 V012 015 1016 1019 CLB  RMD  RLD  1106 07 1112 9 1118 115 1124  IH 1115 1000 CHB 00 CLB 1502 50 1503 1512 1505  1111 1504 1501 1503 1508 1507  RMD  1201  AO  1512  PP-22-02  SUBJECT PROPERTY ZONING DISTRICT scale 1"= 400'  LOCKHART PLACE TOWNHOMES  903 STATE PARK RD    0    PLANNING DEPARTMENT REPORT  PRELIMINARY PLAT  CASE SUMMARY STAFF CONTACT: Kevin Waller, Senior Planner kw REPORT DATE: June 17,2022 PLANNING & ZONING COMMISSION DATE: June 22, 2022 STAFF RECOMMENDATION: Approval BACKGROUND DATA APPLICANT: Travis Krause OWNER: Patton 3, LLC, c/o Travis Krause SURVEYOR: Jace Scarbrough, P.L.S., JDS Surveying, Inc. ENGINEER: Scott Graves, P.E., KJE SITE LOCATION: 903 State Park Road SIZE OF PROPERTY: 19.798acres  CASE NUMBER: PP-22-02  SUGGESTED CONDITIONS: Al list of conditions will be emailed to the Commission by Monday, June 20.  PROPOEDSUBDIVISION NAME: Lockhart Place Townhomes Planned Development District NUMBER OF LOTS: 2461 townhouse residential lots and 7 open space/detention lots (see detail below) ZONING CLASSIFIÇATION: Currently RLD (Residential Low Density District); proposed PDD (Planned  EXISTING USE OF PROPERTY: Vacant/Seasonal Agricultural Use  Development District)  ANALYSIS OF ISSUES  PROPOSED DEVELOPMENT: This plat accompanies the PDD Development Plan and Zoning Change request (PDD-22-01 and ZC-22-08, respectively) from RLD to PDD for the same property. A separate Subdivision Development Plan document was also submitted for the proposal, whichshows the boundary between Phases One and Two. The proposal is for the platting of two lots to contain 246 townhouse residential lots, to be served by a public street network. According to the plat drawing, the streets will have a 31-foot paved width to be contained within a 50-foot-wide public right-of-way. The development will also include three park / stormwater detention lots and four linear greenspace / trails lots. Amenities such as a multi-function playscape, picnic tables, dog run, and trail networks will be included within the open space lots, which are further discussed in the staff report for the PDD Development Plan. The parkland and detention areas within Blocks 4 and 10 will be owned by the City and maintained by the Homeowners' Association. All other open space areas will be owned and maintained by the HOA. Four-foot-wide public sidewalks are proposed along both sides of the internal streets as a subdivision amenity, as well as along the Center Street and Patton Road frontages, in addition to the required five-foot-wide public sidewalk along the State Park Road frontage. Sidewalks are also proposed to bisect the various blocks through Public Access Easements, as well as through the greenspace /trails lots. A shared driveway owned and maintained by the HOA will provide access to Lots 28 through 32, Block 9. A 100-foot-wide LCRA electric easement traverses the park / detention lots in Blocks 4a and 10, as well as as small portion ofar residential lot (Lot 1, Block9), with a note on the plat specifying that no stormwater detention or parking is permitted within this easement. The applicant is exploring the opportunity to obtain an offsite drainage easement for stormwater detention purposes, according to a note on the Subdivision Development Plan and PDD Development Plan. Any offsite detention would need to be determined at the time of the final plat, including being shown in the engineering plans for each applicable  phase of development.    NEIGHBORHOOD COMPATIBILITY: The properties to the west of the subject property, across Patton Road, include one in industrial use, and the other a much larger, mostly vacant parcel with a few: small outbuildings. To the north, across Center Street, is the developed Lakeview Subdivision. The adjacent properties to the east include those within the Parkway Subdivision. To the south, across State Park Road, is the proposed Ramendu Subdivision, a mixture of residential and commercial uses. The greatest impact of the proposed development would be increased traffic on abutting State Park Road, Patton Road, and Center Street, as well as onto San Jacinto Street approximately 150 feet to the east of the subject property. A recommended condition of approval is for the applicant to provide all correspondence with TxDOT, including that pertaining to a Traffic Impact Analysis and the potential need for turning lanes and /d or traffic signals at State Park Road. Any turning lane improvements or signalization required by TXDOT must be constructed with the subdivision improvements, prior to recordation of the final plat for the applicable phase. According to the applicant, a town hall-style meeting was recently held with the local neighborhood, in which the developers received generally positive feedback. The applicant has also stated that TxDOT has not yet issued comments on the FORM AND CONTENT: Once the items in the forthcoming email from Staff to the applicant are satisfied as recommended conditions of approval, the plat will comply with all minimum requirements for form and COMPLIANCE WITH STANDARDS: Since the time that the accompanying Zoning Change was postponed at the May 25, 2022 Commission meeting to the June 22, 2022 meeting, the accompanying PDD Development Plan and Preliminary Piat still do not meet all required standards of the Subdivision Regulations and Zoning Ordinance. Once the items in Staff's forthcoming email are satisfied as recommended conditions of approval, the proposed development will comply with all applicable subdivision standards, including construction of sidewalks where required, utilities, stormwater drainage, and parkland. The final engineering design must be completed prior to the Commission's consideration of the final plat for each phase, which is the next stage  proposed development.  content. The email will also be sent to the Commission, no later than Monday, June 20.  after the preliminary plat process. CONCURRENTVARANCES REQUESTED: None    ZO J33HS 335 ENIT HOIVW  SBSRNS  anog. 83-INNE E,  Blelo OVIdATHEAE E  nat D0i0  eBE laagos  INVI SIHOW  ja! MOH.09 133HISBIN3D  2008  2z2/91/9 Jec Bapua  segssues    MON.OQL (OZWdVOs MSVdBIVIS  gal lga   l  INEAV 373HD  AVM GIAVO  BAINO OUVMISSM  Lo. 133HS 33S INITHOIVW  3MC 13A401300 woisricenslas  pooy  nd6    LOCKHART PLACE TOWNHOMES PLANNED DEVELOPMENT DISTRICT CALDWELL COUNTY, TEXAS  Lockhart  N120F2 S120F2  PRELIMINARY    SUBDIVISION PLAT APPLICATION  CITY OF  led Applieton - 5718/27 /512/398-3461 - FAX/512/398-3833 RO.Box239 . Lockhart, Texas 78644  Lockhart  3081 West. SanAntonio Street  TEXAS  APPLICANTS  SURVEYOR NAME Jace Scatrougn.-DSSuney ADDRESS 159 W Main St  DAY-TIME TELEPHONE, (903)963-2333 E-MAIL Btessatbougnaamilcon ENGINEER NAME Scott Graves, KJE DAY-TIME TELEPHONE (940)387-0805 E-MAIL sgraveseke-us.com OWNER NAME, James Travis Krause, Patton3LLC DAY-TIME TELEPHONE 254-537-3623 E-MAIL ravs@kpargroup.com TYPE OF APPLICATION X PRELIMINARY PLAT DEVELOPMENT PLAT  Van, TX 75790  ADDRESS 500 Moseley Road  Cross Roads, TX 76227  ADDRESS 1950County Road 146  Georgetown, TX 78633  SUBDIVISION DEVELOPMENT PLAN  REPLATRESVBDIVSION  VARIANCE FINALPLAT  AMENDING PLAT  MINORPLAT  PROPERTY  SUBDIVISION NAME Lockhart Place Townhomes  ADDRESS OR GENERAL LOCATION Patton Rd/State Park Rd 903 &fle Parkd  LOCATED IN  XCLMTS  ETJ( (COUNTY)  X PDD /  TOTAL LAND AREA 19.8 ACRE(S)  PROPOSED NUMBER OF LOTS 353  ZONING CLASSIFICATIONIS) PDD CPrsposel) RLD (curelat) PROPOSED USE OF LAND Townhome Development * 246 Rasidewrwl Los * 3 Farkinns/ SAormwate Deatien * / MSIE * ATe /GCLa  e    SUBMITTAL REQUIREMENTS  MMESAMDADORESSES) OF PROPERTY LIEN-HOLDERS, IFANY. EXISTING DEED RESTRICTIONS ORI RESTRICTIVE COVENANTS,F. ANY.  IF THE APPLICATION IS FOR AN AMENDING PLAT OR REPLATRESUBONVISION - A COPY OF IF THE APPLICATION IS FOR Ai FINAL PLAT INVOLVING PUBLIC MPROVEMENTS - TWO FULL-SIZE IFTHE APPLICATION IS FOR, OR INCLUDES, A SUBDIVISION CODE VARIANCE - COMPLETED VARIANCE SECTION ONNEXT PAGE AND REQUIRED STATEMENT NOTEDTHEREIN. PLAT DOCUMENTS, AS FOLLOWS, CONTAINING THE INFORMATION REQUIRED IN ARTICLE 23-6. (Amending Plats, ReplatResubdMision Plats, and Minor Plats are considered the same as Final Plats for the purpose of content and format). Allplat coples shall be full-size papercoples.  PAPER COPIES OF THE ENGINEERING PLANS,  One copy for staff's completeness review; six coples after plat Is deemed complete. Ten coples after Initial staff reviews above (preliminary plats, final plats, and eplats/esubdMsons), Two signed and sealed mylar reproducibles (three If applicant wants to keep one) of approved amending plat, replatresubdMBion, final plat, or minor plat, for recording. One recorded reproducible is filed at the County Clerk's office, and the otherisrelurned to the City. FEE, AS FOLLOWS (NOFEEF FOR VARIANCES, APPEALS, SUBDIMISION DEVELOPVENTPLANS, OR DEVELOPMENT PLATS):  Two coples after initial staff reviews for amending and minor plats.  Prellminary Plat  $600.00 payable tot the Cily ofl Lockhart $400.00 plus $20.00 per acre, payable to the $100.00 payable tot the City ofLockhart $71.00 fort the first sheet, and $50.00 for each additional sheet, payable to the Caldwell County  Final Plat or ReplatResubdMsion Amending plat, Minor plat, or Minor replat not requiring a public hearing Recording fee for Amending Plat, ReplalResubdvsion, Final Plat, or Minor Plat  Cityo ofLockhart  Clerk  To the best of my knowledge, this application and associated documents conform to all requirements of the City of Lockhart Subdivislon Regulations. By aigning belowla agree that If any part of thls plat and/or associated construction plans Is found to be Incorrect, Incomplete, or otherwise deficient with regard to applicable City standards, the deadiine Imposed by the Texas Local Government Code, Section 212.009, for approval or denlal of the plat andlor associated construction plans by the City within 30 days of the date this application! Is deemed complete can be voluntarily extended for an additlona! 30 days upon mutual agreement by the applicant and the City. further agree that If any part of this plat and/or assoclated construction plans remalns deflclent at such time that the plat andfor assoclated construction plans cannot be approved prior to the explration of the second 30 days, the plat or construction plans wlll be subject to denlal by the approval authority. it Is understood thatlor another representative should be present at all public  meetings concerning thls applicatlon.  SIGNATURE  DATE. 5/17/22 TELEPHONE 254-537-3623  PRINTEDNAME James Travis Krause    PLAT APPROVAL PERIODS  A prellminary plat approval perlod expires Ifa final plat for one or more sections Is not submitted wlthin 12 months of approval. Upon written request recelved prlor to the explratlon, a maximum of two six-month extenslons may be considered by the Planning and Zoning Commlsslon. A final plat approval perlod expires if any required Infrastructure construction Is not begun within 12 months of approval. Upon written request recelved prior to the expiration, one six-month  extenslon may be consldered by the Clty Planner.  SUBDIVISION VARIANCE (for variance applications, only)  VARIANCE TO SECTION(S).  OFT THE SUBDIVISION REGULATIONS  NIA  CURRENT ORDINANCE REQUIREMENTIS)  REQUESTED VARIANCE(S).  SUBMIT A WRITTEN STATEMENT DOCUMENTING THE REASON FOR THE VARIANCE(S), INCLUDING EVIDENCE THAT THE REQUEST COMPLIES WITH THE FOLLOWING CRITERIA AS 1. Special circumstances or conditions affect the land involved such that strict application of the provisions of the Code would deprive the applicant reasonable use of thel land; 2. The variance is necessary for the preservation and enjoyment of a substantial property right of 3. The variance will not be detrimental to the public health, safety, or welfare, and will not be 4. The variance will not have the effect of preventing the orderly subdivision of other lands in the  REQUIRED FOR APPROVAL OF. AVARIANCE:  the applicant;  injurious to other property in the area; and, areal in accordance with the provisions of the Code.  OFFICE USE ONLY  Row37GG9  ACCEPTED BY. Dan GkKAaValr RECEIPT NUMBER.  5/12727 - Ruwbwissien  DATE SUBMITTED, A/W/kk-Drsaa DATE APPLICATION IS DEEMED COMPLETE. 4//77 (For certain ReplatsResubdivisions without vacating preceding plat)  CASE NUMBER. -22D2  DATE NOTICES MAILED.  DATE NOTICEPUBLISHED  PLANNING AND ZONING COMMISSION MEETING DATE. G/22/72  DECISION CONDITIONS    TO: Planning and Zoning Commission FROM: Dan Gibson, City Planner De SUBJECT: Zoning text amendment DATE: June 15, 2022  City of Lockhart MEMO  This past February the City Council adopted the zoning text amendment that the Commission recommended requiring covered-parking for detached single-family dwellings (SF-1 and SF-2 development types). At the May 3rd City Council meeting, at the request of Councilmember Kara McGregor, the City Council discussed exempting homes on nonconforming grandfathered) platted lots from the covered parking requirement because there are old subdivisions, primarily on the east side, where the lots are only 40 feet wide. The result was that the Council, on a vote of 6-1 with the Mayor voting against, passed a motion to direct staff to prepare an amendment to make the The Council also requested that we determine how many platted nonconforming residential lots, including both vacant and developed lots, there are in the city. A map of those is attached as Exhibit 1, and shows that there are a total of 317 nonconforming platted lots based on the development type (SF-1 or SF-2) allowed by the zoning of the lot. This does not include unplatted residential parcels. SF-1 has a minimum lot width of 651 feet and minimum lot area of 8,500 square feet, and under the current ordinance requires at least a two-car garage or carport. SF-2 has a minimum lot width of 50 feet and minimum lot area of 5,500 square feet, and requires at least a The Planning staff didn't participate in the discussion of this item at the May 3rd Council meeting. However, some Council members apparently misunderstood some aspects of the adopted ordinance. For example, Councilmember McGregor complained that it's unreasonable to require a two-car garage on a lot 401 feet wide because it wouldn't leave enough width for usable space int the portion of the house next to the garage. However, the ordinance actually only requires a minimum ofa a one-car garage for the SF-2 development type, which is allowedi in the RMD district where most of the nonconforming lots are located. There were other misunderstandings, as well. Nevertheless, staff was asked to prepare one or more amendments for the Planning and Zoning Commission to The attached Exhibit 2 contains the current ordinance wording of the covered-parking provision, an amended version incorporating minor changes, and an amended version incorporating major changes, with deleted text crossed-out and added text underlined. Exhibit 3 shows the same options, but without strike-outs and underlining. Exhibit 4 is a summary of the three options being considered, although the Commission may desire to recommend a fourth option of your own creation to the City Council, which will consider the proposed amendments on their July 5th agenda. Although the main concern of the City Council was to provide an exemption from the ordinance for nonconforming platted lots (less than 50-feet wide), that was based on the incorrect assumption that the ordinance requires a two-car garage in all cases. The fact is that a functional home witha one-car garage can easily be designed to fit a lot that is as narrow as 40 feet, as shown in Exhibit 5 illustrating al lot only 40 feet wide and 80 feet deep. Therefore, the exemption is proposed only for lots less than 40 feet wide, which are extremely rare. Adding the exemption provides an opportunity for a fresh look at other aspects of the covered-parking standards, where minor changes would make the text more reader-friendly, or where more substantive changes are  covered parking standards more reasonable for houses constructed on such lots.  one-car garage or carport.  consider for recommendation to City Council.  possible in the spirit of the original intent oft the ordinance.    Ar minor change eliminates references to the SF-1 and SF-2 development types. Since those are defined primarily by the width and size of the lot where the single-family home is constructed, describing the scenarios by lot width rather than development type minimizes any confusion that might occur for readers who do not understand the development-type terminology. With the elimination of references to the SF-1 and SF-2 development types, it was also necessary to clarify Int the version of amendments consisting of major changes, the requirement for at least a two-car garage or carport for single-family dwellings on lots that are at least 65 feet wide has been deleted, which simplifies the standard to be a minimum of just a one-car garage or carport. The requirement for a two-car garage for the SF-1 development type (minimum lot width of 65 feet) assumed that al house constructed on such lot would take full advantage of the wider lot. However, there are vacant lots in the cityt that are 65 feet or greater in width, but where the owner may need only a smail house and can't afford the extra expense of a two-car garage or carport. If there is a driveway sufficient to provide the remainder oft the minimum number of required off-street parking Another major change proposed is to apply the covered parking requirement to residential structures containing two units as well as detached single-family dwellings. The two-unit dwellings could be duplexes, condominiums, or townhouses in terms of their form of ownership. It is not uncommon to group single-family and two-unit dwellings in terms of applying different standards to them than are applied to other land uses, For example, Section 64-197lg/(1)(b) of our off-street parking standards allows vehicles to back into the street only for single-family and duplex dwelling units. All other land use types, including multi-family residential, must provide for unobstructed ingress and egress to all parking spaces, such as in a parking lot, without backing into the street. The intent of the covered-parking standard was to provide additional enclosed storage space as well as to improve the aesthetics of residential developments, such as prohibiting "snout houses". This is just as valid for residential structures containing two units as it is for detached single-family  that the provision applies to detached single-family dwellings.  spaces, covered parking for one car is sufficient.  dwellings.    EXHIBIT 1  CITY OF  Lockhart  N  TEXAS  RLD RMD  LENEVALEY  RMD. RHD  BROWNST RMD TANKST - PASASE Mmows  LOMAST RHD RMD RMD  RLD RMR RORES-S ST BEDR ECDR EERISE ADR CIY PARK RD RHD EPECANSI ST EWAINUTS EAMAMONOKE EMARKEISI EUVE OAKS ST RHD  RLD RMD CRHD MONTE VISTAD DR a RHD ALONS RMD REDBUDI IRL AFeNST  RMD' RHD CEDARS  ST CETRR ASHST LOCUSTSt RHD MPECANSI RMD SAN ANTONOSI  RMD RLD: RHP  PEARST RHD LPEAGHSI  SCMEMST VAINVISI  BOISdA RGSI FIRIN RHD RHD RHD  RHD  AARKET WN MARKEISI EPRAIRIE MEAST  EUNEOARS  RMD  CHAPARRALSEA PEARLS HICKOHYS ST a RMD GARCIASI PNOAKS BEEST OAKS WHITE RHD RLD  RMD  LOVERSIN  CLUMAS  RLD  ST LN LUANN  a -  RHD  RUDDYST RHD  RHD ACKJACKST RMD,  RMD  RLD RMD RMD RMD  RMD RHD  RHD  RMD  RMD  Nonconforming Lots Platted Prior to 1990  RMD RLD  64 SF-1 253 SF-2 a CITYLIMITS :    EXHIBIT 2  Chapter 64 Zoning  ARTICLE VII. ZONING DISTRICTS AND STANDARDS  Sec. 64-197. Regulations common to all or several districts. (g) Minimum parking and loading requirements.  (2) Additional parking requirements in residential districts. [Current text]  a. Each dwelling unit of the SF-1 and SF-2 development type shall provide covered vehicle parking in the form of a carport or garage having a usable parking area, exclusive of storage or other least 440 square feet (two vehicles) for the SF-1 development type or 220: square feet functions, at the SF-2 development type. Carports shall be provided with an integral enclosed (one vehicle) for least 40 square feet. Garages and carports shall not extend closer to the front property storage line room than of at wall or covered porch of the front of the house that is closest to the front property line. Front-facing the garage doors for single-car and two-car garages shall not occupy more than 40 percent, and front- facing garage doors for three-car garages shall not occupy more than 50 percent, of the width of  of  house.  the  (2) Additional parking requirements in residential districts. [Alternative text -A Minor changes) a. Each detached single-family dwelling -- shall provide vehicle parking in the form of a carport or garage having a usable parking area, exclusive of covered other functions, of at least 440 square feet for two vehicles on lots 65 or greater feet wide, forthe-SF-1 storage or development-type or at least 220 square feet for one vehicle on lots less than 65 feet wide for-the-SF-2 development-type. Carports shall be provided with an integral enclosed storage room of at least 40 square feet. Garages and carports shall not extend closer to the front property line than the wall covered porch of the front of the house that is closest to the front property line. Front-facing or doors for single-car and two-car garages shall not occupy more than 40 percent, and front-facing garage garage doors for three-car garages shall not occupy more than 50 percent, of the width of the house. Dwellings constructed on platted lots having a width less than 40 feet are not required to provide  covered parking.  (2) Additional parking requirements in residential districts. [Alternative text- Major changes]  a. Each detached single-family dwelling, and any residential structure containing two dwelling units, including duplex, condominium, or townhouse, -X shall provide covered vehicle parking in the form of a carport or garage having a usable exclusive of storage or other functions, of at least AP-gw-e-fiwe-veNae-or-he-SH parking area, develepmmenttypeor 220 square feet for one vehicle for per dwelling unit esF2dewelopmetvpe Carports shall be provided with an integral enclosed storage room of at least 40 square feet. and carports shall not extend closer to the front property line than the wall or covered front of the dwelling that is closest to the front property line. Front-facing and two-car garages shall not occupy more than 40 percent, and front-facing garage garage doors for one-car three- car garages shail not occupy more than 50 percent, of the width of detached single-family the-house. Dwellings constructed on platted lots having a width less than 40 feet are not required dwellings  Garages doors porch for of the  provide covered parking.  to    EXHIBIT 3  Chapter 64 Zoning  ARTICLE VII. ZONING DISTRICTS AND STANDARDS  Sec. 64-197. Regulations common to all or several districts. (g) Minimum parking and loading requirements.  (2) Additional parking requirements in residential districts. [Current text]  a. Each dwelling unit of the SF-1 and SF-2 development type shall provide covered vehicle parking in the form of a carport or garage having a usable parking area, exclusive of storage or other functions, ofa at least 440 square feet (two vehicles) for the SF-1 development type or 220 square feet (one the SF-2 development type. Carports shall be provided with an integral enclosed storage vehicle) room of at least 40 square feet. Garages and carports shall not extend closer to the front property line than the wall or covered porch of the front of the house that is closest to the front property line. Front-facing garage doors for single-car and two-car garages shall not occupy more than 40 percent, and front- facing garage doors for three-car garages shall not occupy more than 50 percent, of the width of the  for  house.  (2) Additional parking requirements in residential districts. [Alternative text - Minor changes]  a. Each detached single-family dwelling shail provide covered vehicle parking in the form of a carport or garage having a usable parking area, exclusive of storage or other functions, of at least 440 for two vehicles on lots 65 or greater feet wide, or at least 220 square feet for one vehicle square on lots less than 65 feet wide. Carports shall be provided with an integral enclosed storage room of at least 40 square feet. Garages and carports shall not extend closer to the front property line than the wall or covered porch of the front of the house that is closest to the front property line. Front-facing doors for single-car and two-car garages shall not occupy more than 40 percent, and front-facing garage garage doors for three-car garages shall not occupy more than 50 percent, of the width of the house. Dwellings constructed on platted lots having a width less than 40 feet are not required to  feet  covered parking.  provide  (2) Additional parking requirements in residential districts. [Alternative text- Major changes]  a. Each detached single-family dwelling, and any residential structure containing two dwelling units, including duplex, condominium, or townhouse, shall provide covered vehicle parking in the form of a carport or garage having a usable parking area, exclusive of storage or other functions, of at least 220 square feet for one vehicle per dwelling unit. Carports shall be provided with an integral enclosed storage room of at least 40 square feet. Garages and carports shall not extend closer to the front property line than the wall or covered porch of the front of the house that is closest to the front property line. Front-facing garage doors for single-car and two-car garages shall not occupy more than 40 percent, and front-facing garage doors for three-car garages shall not occupy more than 50 of the width of detached single-family dwellings. Dwellings constructed on platted lots having percent, a width  less than 401 feet are not required to provide covered parking.    EXHIBIT 4  SUMMARY OF OPTIONS FOR COVERED PARKING STANDARDS  Current Text  Applies only to detached single-family dwellings (SF-1 and SF-2 development  types).  A minimum of two-car garages or carports required for SF-1 development type (lots 65 feet wide or greater), and a minimum of one-car garages or carports  rguirdprsP2devetopment type (lots less than 65 feet wide).  Minor Amendments  Replaces SF-1 and SF-2 with references to lot width, and clarifies that the provision Adds xemptonfordwelings constructed on platted lots less than 40j feet wide.  applies to detached. single-family dwellings.  Major Amendments  Applies to residential structures containing two dwelling units, regardless of the  formofownership, as well as to deaohalayi-pmiyaetlie:  Requires a minimum of only a one-car garage or carport) for any lot width (deletes the requirement of at least a two-car garage or carportfor lots 65 feet or greater  width).  Includes the same exemption for dwellings constructed on platted lots less than 40  feet wide.  All three options still: 1) require carports to have an integral storage room of at least 40 feet; 2) require that garages and carports not extend any closer to the front property line than the wall or covered porch of the front of the dwelling; and, 3) limit the width of front-facing garage doors as a percent of the width of detached single-family dwellings (but not residential structures with two units).    EXHIBIT 5  28FT.-  A 6Fht  LIVING AREA 956 S.F. (SING-LE STORY)  K1 1  LOT COVERAGE 39,4%  12FF GARAGE 2405.  16FT.  O  COVEREP PORCH 64SF.  DRIVEWAY  40FT. STREET R.O.W.