Joshua City zoning panel approves rezoning and replat at 101 Santa Fe to allow three zero-lot-line homes

The Joshua City Zoning Commission on Monday, Jan. 6 approved a rezoning and a related replat for a 0.317-acre property at 101 Santa Fe Street, allowing three zero-lot-line single‑family detached homes to be built where four small historic lots now exist.

The action changes the property from R-1 (single-family residential) to R-2 (moderate-density residential) and approves a replat combining the existing four lots into three. The commission opened a public hearing at 6:32 p.m. and later moved and approved the rezoning and replat by voice vote; the transcript records a motion to approve and a second but does not list a recorded roll-call tally.

The applicant, property owner Scott Whit, told the commission he and a partner purchased the parcel only weeks earlier and said the four lots were “originally platted in 1894 as 4 30-foot-wide about 100-foot-deep lots.” Whit said R-2 zoning “allows for smaller homes on smaller lots” and that the proposed three lots “fit within the neighborhood fabric and will complement the downtown redevelopment.” He framed the change as a response to local housing needs, saying Joshua should provide more starter-home options.

City staff explained the rezoning is intended to allow zero-lot-line development consistent with a similar rezoning the commission approved about two months earlier. Staff also said required public notices were mailed to property owners within 200 feet and that notices met the timing normally required before Planning & Zoning and later City Council hearings. A JSA letter (a review/utility comment referenced in the file) indicated the proposed replat met minimum technical standards, and staff recommended approval.

During public comment, a nearby resident identified as Mr. Norris raised concerns about the property line, an existing fence and a pecan tree adjacent to his house. Whit and staff discussed the property boundary and how setbacks and build lines would be applied during the replat and later building-permit process. The applicant explained the plan would keep the existing property line between the subject lot and the neighbor’s house and said setbacks would yield about 20 feet between houses; speakers on the dais and the applicant gave different numerical setback examples during that exchange, which the commission did not reconcile on the record.

The commission then took two formal actions: approval of the zoning change to R-2 to permit zero‑lot‑line, single‑family detached units; and approval of the replat to combine the four existing lots into three buildable lots. The motions were made, seconded and approved by voice vote; the transcript does not record individual named votes or a numerical tally.

The commission closed the meeting shortly after the approvals. The zoning change and replat will proceed to the city council for its public hearing and any additional action required by city procedures.