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Commission approves SF-2 rezoning for Lot 31 in Villages of Spicewood amid neighborhood opposition
Summary
The commission granted a rezoning from SF-1 to SF-2 at 11700 Flower Cent Court to allow subdivision into two lots; neighbors said deed restrictions and drainage are concerns, but the commission approved staff’s SF-2 recommendation.
The commission voted to rezone Lot 31, Block A in The Forest Section 1 at the Villages of Spicewood (11700 Flower Cent Court) from SF-1 (large-lot single-family) to SF-2 (standard single-family) to permit subdivision into two lots. Staff recommended SF-2 and said the property is in an established single-family neighborhood; the change would allow the owner to create two lots of roughly 0.2 acres each.
Carl Swanson, president of The Forest Homeowners Association, and other neighbors opposed the change in public comment. The HOA said the neighborhood’s deed restrictions prohibit creating a “second living unit” or subdividing existing lots beyond original platting; neighbors also cited concerns about drainage, electrical infrastructure strain and neighborhood character. Neighbors said they had not been contacted by the owner’s representatives prior to the application.
Staff said the applicant planned to create two larger single-family lots rather than use the smaller-home provisions available under the city’s “home” ordinance; staff noted the applicant’s stated plan was to create two lots of roughly 8,000 square feet rather than the small-lot option.
Commissioners discussed lot-size limits, the city’s home ordinance, and conditional overlays. Several commissioners noted SF-2 zoning exists in the surrounding area and that SF-2 is generally compatible with neighboring parcels. A motion to approve the rezoning carried with seven yes votes and one no.
The commission did not adopt a conditional overlay limiting future subdivision or unit counts; commissioners debated the tradeoffs between allowing SF-2 uniformly and imposing a site-specific conditional overlay to limit potential future density. The applicant said their intent was to create two similarly sized lots rather than a cluster of smaller lots.
Because private deed restrictions are enforced privately and not by the city, staff said the presence of HOA deed restrictions would not by itself prevent the commission from approving the rezoning. Any enforcement or legal challenge regarding the HOA’s covenants would be handled outside the city’s zoning process.
