From
Chris Hartmann
Title
Z170101/CP170101 - Zoning Change/Concept Plan - ECOM Real Estate (City Council District 4). A request to rezone 19.94 acres from Planned Development-77 (P-77) District to a Planned Development for single family detached uses. The subject property is addressed as 3600 S. Great Southwest Parkway, located on the southwest corner of S. Great Southwest Parkway and S. Forum Drive, and zoned PD-77 District. The agent is Brett Mann, BGE, Inc. and the owner is Dan Luby, ECOM Real Estate Mgmt. (On March 6, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
Assistant City Manager Bill Crolley
Recommended Action
Approve
Analysis
PURPOSE OF REQUEST:
The purpose of the request is to rezone 19.94 acres to a Planned Development for single family detached uses to allow the development of about 61 single family homes and establish standards for the development.
ADJACENT LAND USE CHARACTERISTICS:
The following table summarizes the zoning designation and land use of surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-77 |
Undeveloped |
|
South |
Single Family-Two |
Floodway and Floodplain |
|
|
General Retail |
|
|
West |
Single Family-Two |
Single Family Residential (Arbor Creek Subdivision) |
|
East |
PD-83 |
Single Family Residential (Forum Village Southwest Subdivision) |
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Commercial/Retail/Office (C/R). Commercial/Retail/Office development includes office, service, and retail uses. The proposal is inconsistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations. If approved, staff will recommend an amendment to the FLUM map of the Comprehensive Plan.
ZONING REQUIREMENTS:
The applicant proposes to develop the property in accordance with Resolution 3924 and Single Family-6 (SF-6) District base zoning with the modifications shown in Table 2 and discussed in this section.
|
Table 2: Proposed Dimensional Standards |
|
Standard |
Required |
|
Minimum Lot Area (Sq. Ft.) |
5,000 |
|
Minimum Width (Ft.) |
50 |
|
Minimum Depth (Ft.) |
110 |
|
Front Yard Setback (Ft.) |
25 |
|
Rear Yard (Ft.) |
10 |
|
Side Yard Internal (Ft.) |
5 |
|
Side Yard on Street (Ft.) |
15 |
|
Maximum Lot Coverage |
60% |
|
Minimum Living Area (Sq. Ft.) |
1,600-1,799 (10% of Lots) |
|
|
1,800-1,999 (10% of Lots) |
|
|
2,000 (80% of Lots) |
|
Max. Density Per Net Acre |
8.7 |
Garages
Resolution 3924 contains requirements intended to minimize the visual impact of garages on the streetscape. One requirement is that a certain percentage of lots have non-front entry garages. Non-front entry garages include side entry, front oriented (J-Swing) side entry, or detached rear yard garage configurations. Another stipulation is that two-car wide single doors are not permitted for front entry garages.
In lieu of meeting the residential garage alternatives in Resolution 3924, the applicant has proposed the following:
1. Front entry garages shall be offset a minimum of 5-feet from the front elevation of the house.
2. Front entry garages with two or more one-car wide single doors shall offset one door 12-inches from the door that is closest to the street.
3. Front entry garages with two-car wide doors shall recess the garage door a minimum of 12-inches from the garage façade.
4. Front entry garages with two-car wide doors shall provide decorative elements. Decorative elements may include cedar doors, reveals/textures, and decorative hardware.
5. Front entry garages shall provide articulated architectural elements. These elements may include masonry in-filled gabled roof, dormer window features, boxed windows and similar architectural elements.
6. The front setback for houses with a side entry garage may be reduced by 5-feet.
7. Carports shall be prohibited.
Masonry Requirements
The proposal shall meet the masonry requirements contained in Resolution 3924 with the following exceptions:
For two-story structures built on interior lots (as defined by Resolution 3924)
• Sides of fireplaces and chimney flues not visible from the street may be constructed of stucco.
• Sides of fireplaces and chimney flues visible from the street must be 100% masonry.
For two-story structures not on interior lots (as defined by Resolution 3924)
• Fireplaces and chimney flues shall be encased in 100% masonry.
OTHER CONSIDERATIONS:
The property is within Public Improvement District (PID) 5; participation in the PID is mandatory. A homeowners association (HOA) shall be created to maintain common areas and the masonry wall, entry features, and landscaping located in the common areas within the development. The masonry wall shall match the screening wall within Forum Estates PID. The applicant shall coordinate with the Forum Estates PID Board to obtain wall specifications. Prior to the recordation of the final plat, HOA documents along with perimeter landscape and wall plans shall be submitted to the Planning Department for review.
Staff has contacted members of the Forum Estates PID Board on behalf of the applicant to schedule a meeting. As of now a meeting has not been scheduled.
The United States Postal Service (USPS) requires centralized mail delivery for all new residential subdivisions. At the time of preliminary platting, the applicant shall submit the preliminary plat to USPS for review. The applicant shall have a mode of delivery agreement in place with USPS before the preliminary plat is approved. The centralized mail delivery kiosk shall be located on a common lot and maintained by the HOA.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 7-0.
The Development Review Committee (DRC) recommended approval with the condition that the proposed development comply with City standards for drainage and floodplain.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP TO REZONE A 19.942 ACRE PARCEL OF LAND SITUATED IN THE E. ROLAND SURVEY, ABSTRACT NO. 1313 AND THE CD BALL SURVEY, ABSTRACT NO. 197 IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, GENERALLY LOCATED EAST OF SOUTH GREAT SOUTHWEST PARKWAY AND SOUTH OF SOUTH FORUM DRIVE, AND AS MORE FULLY DESCRIBED BELOW, FROM PLANNED DEVELOPMENT 77 (PD-77) FOR COMMERCIAL USES TO A PLANNED DEVELOPMENT DISTRICT FOR SINGLE FAMILY RESIDENTIAL USES WITH A BASE ZONING DESIGNATION OF SINGLE FAMILY-SIX (SF-6) DISTRICT; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
WHEREAS, the owners of the property described herein below filed application with the City of Grand Prairie, Texas, petitioning an amendment of the Zoning Ordinance and Map of said city so as to change the zoning designation of said property from Planned Development 77 (PD-77) to a Planned Development for Single Family Residential Uses with a Base Zoning Designation of Single Family-Six (SF-6) District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on March 6, 2017, after written notice of such public hearing before the Planning and Zoning Commission on the proposed rezoning had been sent to owners of real property lying within 300 feet of the property on which the change of classification is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 7 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Planned Development 77 (PD-77) District to a Planned Development District for Single Family Residential Uses with a Base Zoning Designation of Single Family-Six (SF-6) district; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 o’clock P.M. on March 21, 2017, to consider the advisability of amending the Zoning Ordinance and Map as recommended by the Planning and Zoning Commission, and all citizens and parties at interest were notified that they would have an opportunity to be heard, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the Fort Worth Star Telegram, Grand Prairie, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, all citizens and parties at interest have been given an opportunity to be heard on all the matter of the proposed rezoning and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the use proposed on said property, as well as, the nature and usability of surrounding property, have found and determined that the property in question, as well as, other property within the city limits of the City of Grand Prairie, Texas, has changed in character since the enactment of the original Zoning Ordinance from its classification of Planned Development 77 (PD-77) to a Planned Development for Single Family Residential Uses with a Base Zoning Designation of Single Family-Six (SF-6) District and, by reason of changed conditions, does consider and find that this amendatory Ordinance should be enacted since its provisions are in the public interest and will promote the health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1.
That Ordinance Number 4779, being the Zoning Ordinance and Map of the City of Grand Prairie, Texas, showing the locations and boundaries of certain districts, and said Zoning Ordinance and Map having been made a part of an Ordinance entitled:
“AN ORDINANCE AMENDING IN ITS ENTIRETY CHAPTER 28 OF THE CODE OF ORDINANCES KNOWN AS THE ZONING ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 20TH DAY OF NOVEMBER, 1990, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULATIONS; CREATING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN…”
and passed and approved November 20, 1990, as amended, is hereby further amended so as to rezone from its classification of Planned Development 77 (PD-77) to a Planned Development for Single Family Residential Uses with a Base Zoning District of Single Family-Six (SF-6) District as described in Exhibit A - Legal Description and Exhibit B - Location Map, which are incorporated herein by reference.
SECTION 2.
Purpose and Intent
The intent of this zoning ordinance is to create a development framework that encourages and supports higher standards. Standards on infrastructure, landscaping, and construction are intended to provide for the development of high quality residential development.
SECTION 3.
Development Standards
A. General
Development of the subject property shall be in accordance with and conform to the City of Grand Prairie Unified Development Code (UDC) and Resolution 3924 unless otherwise specified herein.
B. Zoning Exhibit/Concept Plan
The area depicted in Exhibit “C” - Concept Plan designates the Planned Development District area. The number of residential lots within the Planned Development District area shall not exceed 61.
C. Development Standards
1. Density and Dimensional and Requirements - Minimum lot dimensions and other criteria for the development of each single family lot shall be in conformance with the following:
a. The minimum residential lot size shall be 5,000 square feet.
b. The minimum residential lot width shall be 50 feet.
c. The minimum residential lot depth shall be 110 feet.
d. The minimum front yard setback shall be 25 feet.
e. The minimum rear yard setback shall be 10 feet.
f. The minimum internal side yard setback shall be 5 feet.
g. The minimum side yard adjacent to a street setback shall be 15 feet.
h. The maximum lot coverage shall not exceed 60%.
i. Ten percent (10%) of all platted residential lots shall have a minimum living area of 1,600 square feet or greater.
j. Ten percent (10%) of all platted residential lots shall have a minimum living area of 1,800 square feet.
k. Eighty percent (80%) of all platted residential lots shall have a minimum living area of 2,000 square feet.
2. In lieu of J-Swing Garages the following shall apply:
a. Front entry garages shall be offset a minimum of 5 feet from the front elevation of the house.
b. Front entry garages with two or more one-care wide single doors shall offset one door 12 inches from the door that is closest to the street.
c. Front entry garages with two-car wide doors shall recess the garage door a minimum of 12 inches from the garage façade.
d. Front entry garages with two-car wide doors shall provide decorative elements. Decorative elements may include cedar doors, reveals/textures, and decorative hardware.
e. Front entry garages shall provide articulated architectural elements. These elements may include masonry in-filled gabled roof, dormer window features, boxed windows and similar architectural elements.
f. The front setback for houses with a side entry garage may be reduced by 5 feet.
g. Carports shall be prohibited within the development.
3. Masonry Materials
a. Two-Story Structures
i. The masonry content for two-story structures shall be a minimum of 80%.
ii. Fireplaces and chimney flues on exterior walls shall be 100% masonry on all sides facing the street. The sides facing the roof may be stucco.
b. Single-Story Structures
i. The minimum masonry content for single-story structures shall be 100%.
ii. All fireplace chimney flues shall be encased in 100% masonry.
4. Lot Landscaping - Each residential lot, prior to initial occupancy of the home, shall have the following minimum landscaping and irrigation:
a. 1-three-inch caliper trees planted in the front yard of each house
b. Tree species shall be in accordance with the City of Grand Prairie approved tree list.
c. Front yard shrubs shall be provided for each house in any size increment totaling a minimum of 30-gallons per residential lot.
d. Residential lots shall be sodded in accordance with the requirement of the Unified Development Code.
e. Automatic underground irrigation, per the minimum requirements of the UDC shall be installed throughout the lot.
5. Lot Fencing - fencing on individual lots shall conform to the following minimum standards and the UDC or the following standards; the stricter fencing requirements shall prevail:
a. Fences shall be constructed of wood with metal posts, brick or wrought iron type fence.
b. Fence heights shall be a minimum of six feet (6’) for wood fences and a maximum of four feet (4’) for wrought iron types.
c. Wood fences shall be constructed so posts, rails and other support structures are not visible to the street rights-of-way.
6. Open Space and Amenities - The designation of open spaces shall generally conform to Exhibit “D” - Conceptual Open Space Plan.
a. Open spaces within the development may include pocket parks, ponds and/or water features, walking paths, dog park, and playground.
b. Open space features and amenities will be determined by the developer at the time of platting.
c. Open space features and amenities will be owned and maintained by the homeowners association.
7. Screening and Landscaping
a. Per the Conceptual Open Space Plan (Exhibit D), the landscape area in Open Spaces shall be planted with trees, shrubs and grass and shall be irrigated with an automatic irrigation system.
b. The required masonry screening wall shall meet specifications provided by the Forum Estates PID.
c. The Homeowners Association and PID #5 shall maintain the areas along South Forum Drive and South Great Southwest Parkway. The HOA shall maintain the Entry Features and Open Spaces.
8. Other Requirements
a. Mailboxes will be installed in a kiosk fashion located on an open space lot, maintained by the HOA.
b. Repeat Elevations - No duplicate house elevations may be built on a lot within four (4) lots of a house with the same elevation located on the same side of a street. No house may be built with the same elevation as the house located directly across the street.
c. Retaining Walls - Any retaining wall shall be constructed of approved stone. The use of wood or tie walls will not be allowed. Retaining walls greater that 4-feet in height shall be designed by an engineer licensed in the State of Texas.
d. All utilities shall be constructed below ground, except for major high voltage
lines.
e. All streets, driveways and vehicular circulation areas shall be constructed of concrete. Temporary parking and drive areas for model homes may be constructed of asphalt and/or approved pervious surfaces.
f. A façade plan shall be approved by the City prior to the issuance of building permits.
SECTION 4.
Homeowners Association and Public Improvement District
A mandatory homeowners association (HOA) shall be created to enforce the HOA restrictions at the expense of the property owners of the development. The HOA shall maintain the common areas within the development. Prior to recordation of the first final plat, HOA documents shall be submitted to the Planning Department for review.
The subject site is within PID (Public Improvement District) #5. Prior to recordation of the first final plat, confirmation from the PID #5 Board shall be submitted which indicates acceptance of the change of use and incorporation of the subdivision wall, perimeter landscape into the PID’s maintenance responsibility.
SECTION 5.
Subdivision Access
The exact location and configuration of subdivision entrances from South Forum Drive and South Great Southwest Parkway will be determined with the preliminary plat.
SECTION 6.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 7.
That this Ordinance shall be in full force and effect from and after its passage and approval.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, this the 21ST day of March, 2017.
Ordinance No. 10243-2017
Zoning Case No. Z170101/CP110101
Planned Development No. 359