From
Chris Hartmann
Title
Z170702 - Planned Development Request - 1210 & 1220 Seeton Rd (City Council District 6). A request to approve a Zoning Change from Agriculture (A) District and Single Family-One (SF-1) District to a Planned Development District for Single Family Uses. The 6.49-acre property is addressed as 1210 E. Seeton Road and within the Lakeridge Overlay. The agent/applicant is Rich Darragh, Skorburg Company and the owner is Michael Paris. (On July 10, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Assistant City Manager Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
Approval of a Zoning Change from Agriculture (A) District and Single Family-One (SF-1) District to a Planned Development District for Single Family Detached residential uses. The 6.49-acre property is addressed as 1210 E. Seeton Road and within the Lakeridge Overlay.
ADJACENT LAND USES AND ACCESS:
North - The Spring Creek Mobile Home Park, zoned PD-197, is located north of the subject property.
South - Single family residential uses, zoned SF-1 and PD-336, are located south of the subject property.
East - Seeton Road is located east of the subject property. Single family residential uses are located east of Seeton Road on property zoned Agriculture (A) District.
West - Lakeview West Section 2 Phase 2, a single family residential subdivision currently under construction, is located west of the subject property and zoned PD-336.
PURPOSE OF REQUEST:
The purpose of the request is to create a planned development for single family detached development on 6.49 acres. The applicant intends to develop a new subdivision with about 25 single family lots.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed subdivision will gain access from Seeton Road. Internal roads will provide access to individual lots. A homeowners association (HOA) shall be created to maintain common areas and the mail kiosk.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Low Density Residential (LDR) uses. The 2010 Comprehensive Plan specifies appropriate density in the LDR classification is 0 - 6 dwelling units per net acre. The proposed density is 3.88 dwelling units per acre. The proposal is consistent with the FLUM.
DENSITY AND DIMENSIONAL IMPACTS:
The applicant proposes to develop the property in accordance with Resolution 3924 and SF-4 base zoning with some modifications. Table 1 summarizes the proposed density and dimensional standards.
|
Table 1: Proposed Dimensional Standards |
|
Standard |
Proposed |
|
Minimum Lot Area (Sq. Ft.) |
7,200 |
|
Minimum Width (Ft.) |
60 |
|
Minimum Depth (Ft.) |
110 |
|
Front Yard Setback (Ft.) |
20 |
|
Rear Yard (Ft.) |
10 |
|
Side Yard Adjacent to Street (Ft.) |
15 |
|
Side Yard Internal (Ft.) |
5 |
|
Maximum Lot Coverage |
65% |
|
Minimum Masonry Content |
80% |
|
Minimum Roof Pitch |
8:12 |
|
Minimum Living Area (Sq. Ft.) |
1,800 |
REQUESTED APPEALS BY APPLICANT:
Resolution 3924 requires that 30% of all platted residential lots with a width of 60’ to 69’ have non-front entry garages. The applicant is proposing front entry garages for all lots within the development. As a compensatory measure, the applicant has proposed the following:
• 20% of lots shall contain houses with a minimum of 2,000 square feet with at least a 2 car garage,
• Double wide garage doors will be allowed on front entry garages provided additional architectural elements are included above the door unit,
• All houses with front entry garages shall have front doors that are 8 feet in height and made of fiberglass, wood, or glass combination,
• Carports are prohibited within the development,
• Covered front porches shall be a minimum of 50 square feet, and
• Front entry style three car garages that incorporate one double-wide garage door with one single-wide garage door shall offset the single-wide garage door by a minimum of 12 inches.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 8-0.
Due to the requested appeal to the requirement for non-front entry garages in Resolution 3924, Staff is not able to offer full support of the request. However, Staff does not oppose the requested change in zoning from Agriculture District and Single Family-One District to a Planned Development for single family detached residential development.
Body
ORDINANCE NO. 10300-2017
PLANNED DEVELOPMENT NO. 363
ZONING CASE NO. Z170702
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 6.56 ACRES OF LAND SITUATED IN THE CAROLINE M. ADAMS SURVEY, ABSTRACT NO. 38, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND AS MORE FULLY DESCRIBED BELOW, FROM AGRICULTURE (A) DISTRICT AND SINGLE FAMILY-ONE (SF-1) DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR SINGLE FAMILY DETACHED RESIDENTIAL USES; 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 Agriculture (A) District and Single Family-One (SF-1) District to a Planned Development District for Single Family Detached Residential Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on July 10, 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 8 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Agriculture (A) District and Single Family-One (SF-1) District to a Planned Development District for Single Family Detached Residential Uses; 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 July 18, 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 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, changing the zoning from its classification of Agriculture (A) District and Single Family-One (SF-1) District to a Planned Development District for Single Family Detached Residential Uses 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:
I.
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 the following described area from its classification of Agriculture (A) District and Single Family-One (SF-1) District to a Planned Development District for Single Family Detached Residential Uses;
Description of Land:
BEING 6.56 ACRES OF LAND SITUATED IN THE CAROLINE M. ADAMS SURVEY, ABSTRACT NO. 38 IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AS DESCRIBED IN THE ATTACHED EXHIBIT A - LEGAL DESCRIPTION AND DEPICTED IN THE ATTACHED EXHIBIT B - LOCATION MAP AND EXHIBIT C - ZONING EXHIBIT INCORPORATED HEREIN BY REFERENCE.
II.
PURPOSE AND INTENT
A. The purpose and 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 high quality residential development.
B. The homeowners association (HOA) is intended to provide for the review, maintenance, and enforcement of HOA design and other internal development standards and to ensure resources are available for the care of the common elements and amenities of the community.
C. The public improvement district (PID) is intended to ensure resources are available for the care of the public elements of the community, which are typically limited to the perimeter wall and landscaping between the perimeter wall and public street right-of-ways.
III.
RESIDENTIAL SUBDIVISION DESIGN GUIDELINES
A. The development shall be in substantial conformance, as determined by the Planning Director or designee, with the attached Exhibit D - Concept Plan incorporated herein by reference. The Concept Plan is intended to be a graphic depiction of the likely lot and block configuration, street layout and amenity plan of the development. It is not intended to constitute a final design or approval, implied or otherwise, of the development. The ultimate development design will be based on the development standards herein contained and/or site limitations at the time of final platting.
B. The development must include landscaping and open spaces that are planned and coordinated throughout the development. The development shall be in substantial conformance, as determined by the Planning Director or designee, with the attached Exhibit E - Landscape and Screening Concept Plan as incorporated herein by reference.
C. All utilities shall be placed below ground, except for major high voltage transmission lines.
D. All streets, driveways, and vehicular circulation areas shall be constructed of concrete. Temporary parking and drive areas for model homes may be asphalt.
IV.
ARCHITECTURAL, DIMENSIONAL, AND DENSITY STANDARDS
A. Applicability
All development on land located within the boundaries of this Planned Development District must adhere to the rules and regulations as set forth in these Planned Development District standards.
B. Base Zoning
Any zoning, land use requirements and restrictions not contained within this Planned Development Ordinance shall conform to those requirements contained in Resolution 3924 and requirements for Single Family-Four (SF-4) District in the Unified Development Code (UDC), as amended. Where there is a conflict, unless explicitly contained in this ordinance, the more restrictive shall prevail.
C. Density and Dimensional Requirements
The Zoning Area shall be in conformance with density and dimensional standards as shown on the attached Exhibit F - Density and Dimensional Table, incorporated herein by reference, with said standards being more particularly described below.
1. Lot size shall be a minimum of 7,200 square feet.
2. Lot width shall be a minimum of 60-feet.
3. Lot depth shall be a minimum of 110-feet.
4. Lot coverage shall not exceed 65%.
5. Front setback shall be a minimum of 20-feet.
6. Rear setback shall be a minimum of 10-feet.
7. Interior side setback shall be a minimum of 5-feet.
8. Side setback adjacent to a street shall be a minimum of 15-feet.
9. Minimum living area shall be 1,800 square feet.
10. At least twenty percent (20%) of all platted residential lots shall contain a minimum living area of 2,000 square feet or greater.
11. The number of residential lots within the Planned Development District shall not exceed 26.
D. In lieu of residential garage alternative provisions in Resolution 3924, the following shall apply:
1. The developer shall provide architectural elements above double wide garage doors on front entry garages. Architectural elements may include, but not be limited to, masonry infilled gable roof with articulated bond pattern, dormer window features, boxed windows, brick/stone designs, and similar architectural elements.
2. Front doors of houses with front entry garages shall be 8-feet in height and shall be made of fiberglass, wood, or glass combination.
3. Carports shall be prohibited.
4. Covered front porches shall be a minimum of 50 square feet.
5. The single wide garage door shall be offset from the double wide garage door by a minimum of 12 inches on all three-car front entry garages.
6. Thirty percent (30%) of all platted residential lots shall have a 2 ½ car garage or a 3 car garage.
E. Exterior construction shall be predominately composed of masonry materials.
1. A minimum of eighty percent (80%) of all exterior wall surfaces shall be structurally designed for and constructed of masonry and/or stone.
2. This percentage is determined as the net square footage of the wall excluding doors, windows, dormers, areas under porches and other architectural projections. The wall is considered below the fascia board at the roof line.
3. Fireplaces and chimney flues on exterior walls shall be 100% masonry chimneys on all sides facing the street. Sides facing the roof may be cementitious fiber. Flues on interior fireplaces may be constructed of cementitious fiber. In the event that vent stacks are used, no masonry shall be required.
F. Variation in architectural design, color scheme, and building profile shall be required.
1. No duplicate house elevation may be built on a lot within four lots of a house with the same elevation on the same side of the street.
2. No house may be built with the same elevation as one located directly across the street.
G. The minimum roof pitch shall be 8:12. Secondary roof structures for porches, verandas, and similar architectural attachments may be constructed at a roof pitch of 4:12.
H. Three-tab type roof shingles shall be prohibited. One roof shingle color may be used throughout the development.
I. A unifying design theme shall be provided for amenities and streetscape elements with provision for centralized property management to be in place.
1. The developer shall provide a centralized mail delivery kiosk located on a common lot. The mail kiosk shall be maintained by the HOA.
2. A mandatory property-owners association and/or a public improvement district (“PID”) shall be created to enforce the restrictions contained in this ordinance at the expense of the property owners association and/or PID, and said association and/or PID shall also maintain required masonry screening walls, street landscaping, monument signage, common irrigation, and other common areas within the development. Documentation establishing such district and/or association shall be required at the time of final plat review.
V.
LANDSCAPING AND SCREENING STANDARDS
A. Screening fences shall be coordinated throughout the residential subdivision. Screening shall consist of masonry walls, berms, landscaping, wrought iron, or a combination of these elements in accordance with the provisions of this Ordinance. Screening walls shall be designed to turn into the neighborhood to avoid uncoordinated fences at all entry points.
1. A screening fence shall be constructed along all thoroughfares designated as an arterial or collector street on the City’s Master Transportation Plan. The screening fence shall be a minimum of six feet in height.
2. Screening fences required along designated arterial or collector streets shall extend (or wrap) into and along the side or rear lots lines, where such conditions exist, of residential lots that abut the local residential entry street(s) that extend into the subdivision from the arterial or collector street. The extended (or wrapping) portion of said screen fence shall not encroach into the required front yard setback for any residential lot.
3. Retaining walls shall be constructed of approved stone. The use of wood or tie wall will not be allowed. Retaining walls greater than four feet in height shall be designed by an engineer licensed in Texas.
4. A common lot shall be established for the placement of required fences along designated arterial or collector streets. Said common lot shall be a minimum of 10-feet, planted with trees, shrubs, and grass, and dedicated to the mandatory HOA or PID at the time of final platting.
5. Individual lot fencing shall conform to the following standards:
a. Fences shall be constructed of wood with steel posts.
b. Wood fences shall be constructed so posts, rails, and other support structures are not visible to from the street right-of-way.
c. Wood fences on side yards that are visible from Seeton Road shall be board-on-board with an appropriate top cap rail.
d. Fences shall be constructed generally parallel to the street curb.
B. The residential subdivision shall have entry signage that is coordinated with the development screening wall. Four (4) sets of plans for all entry signage and screening walls shall be submitted to the Development Review Committee (DRC) for approval in conjunction with the final plat submittal. Any building permit issued for screening wall construction shall not be valid until said screening wall plans have been approved by the DRC.
1. The developer shall provide a landscaped monument sign feature at one of the subdivision entrances.
C. Single-family lot landscaping shall include two three-inch caliper trees and a total of 30 gallons of shrubs.
1. Each house at the time of occupancy shall have the following minimum landscaping:
a. Two (2)-three-inch calipers tree shall be planted in front of each house.
b. Front yard shrubs shall be provided for each house in any size increment totaling a minimum of 30 gallons per residential lot.
c. Residential lots shall be fully sodded in accordance with the requirements of the Unified Development Code with full irrigation for entire lot.
VI.
FAÇADE PLANS TO BE SUBMITTED FOR STAFF REVIEW
A. For the purpose of verifying compliance with the architectural requirements prescribed in this Ordinance, the developer/builder shall submit proposed building elevations at time of final plat review with associated information describing masonry content, masonry color, garage orientation, and roof shingle specifications.
VII.
All appeals to the density, dimensional, architectural, and land use requirements of this Ordinance, as well as appeals to other applicable requirements of the Unified Development Code relating to this Ordinance, shall require an amendment to this Ordinance. Such amendment shall be considered by the Planning and Zoning Commission and the City Council at a public hearing.
VIII.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
IX.
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 18th day of July, 2017.
ORDINANCE NO. 10300-2017
PLANNED DEVELOPMENT NO. 363
ZONING CASE NO. Z170702