From
Chris Hartmann
Title
Z160401/CP160401 - Zoning Change/Concept Plan - Lake Forest Development (City Council District 4). To change the zoning on 7.096 acres from Agriculture District to a Planned Development District for single family detached residential uses. The 7.09-acre property, zoned Agriculture (A) District, is located at 2901 Doryn Drive. The agent is Jim Dewey, JDJR Engineers & Consultants, Inc. the applicant is Mike Nawar, and the owner is Rajan Vishwanathan. (On April 4, 2016, the Planning and Zoning Commission recommended denial of this request by a vote of 5-3). (This case was tabled to the City Council meeting of May 17, 2016).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to change the zoning on 7.096 acres from Agriculture District to a Planned Development District for single family detached residential uses. The 7.09-acre property, zoned Agriculture (A) District, is located at 2901 Doryn Drive.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Planned Development-267 (PD-267) |
Single Family Residential |
|
South |
Agriculture (A) District |
Undeveloped |
|
East |
Planned Development-259 (PD-259) District with Lakeridge Parkway Overlay District |
Single Family Residential |
|
West |
PD-255A |
Single Family Residential |
PURPOSE OF REQUEST:
The applicant is proposing to change the zoning on 7.09 undeveloped acres from Agriculture (A) District to a Planned Development District with base zoning of Single Family-5 (SF-5) District to allow single family residential uses.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for 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 property’s SF-5 District zoning is consistent with this classification. The proposed gross density is approximately 4.65 dwelling units per acre. The proposed density is consistent with the FLUM Low Density Residential land use designation.
ZONING REQUIREMENTS
The applicant proposes to develop the property in substantial conformance with the SF-5 (Single Family-5) adopted standards of the Unified Development Code (UDC); except where specific deviations are called out in the proposed PD development standards.
Dimensional Requirements
The subject site is evaluated against the adopted SF-5 requirements and the proposed development standards, which are proposed for this property. The following table provides detailed dimensional requirements information.
|
Standard |
Required |
Provided |
Proposed by PD |
|
Minimum Lot Area |
6,500 s.f. |
6,027 s.f. |
6,000 s.f. |
|
Minimum Width |
60 ft. |
72 ft. |
72 ft. |
|
Minimum Depth |
100 ft. |
70 ft. |
70 ft. |
|
Front Yard Setback - all ‘J’ Swing |
17 ft. |
17 ft. |
17ft.1 |
|
Rear Yard Setback |
10 ft. |
10 ft. |
10 ft. |
|
Side Yard Setback |
5 ft. |
5 ft. |
5 ft. |
|
Maximum Density (dwelling units per net acre) |
8.7 |
4.65 |
33 unit max. |
|
Minimum Dwelling Unit Area |
1,600 s.f. |
1,800 s.f. |
1,800 s.f. w/50% minimum at 2,000 s.f. |
1. Lots that have “J” swing garages are permitted to have setbacks less than 25 ft. “J” Swing garages are proposed for the development.
Dimensional Requirements
The proposal meets or exceeds many of the UDC requirements and complies with the intent of Resolution 3924. To give an idea of what the development may develop as, an illustrative plan and elevation has been provided. Since final engineering could change the number of lots created, the illustrative plan will not be included in the ordinance; however, the maximum number of units will be fixed based on the lots shown in the illustrative plan. No more than 33 lots will be permissible. Additionally, the applicant is proposing the following standards for inclusion in the PD Ordinance:
Architectural, Dimensional, and Density Guidelines
Ø Minimum Lot Size - Resolution 3924 requires approximately 80%of the lots within the subdivision to have lots between 7,800 and 8,999 square feet with at least 20% of the lots greater than 9,000 square feet. The applicant is requesting relief to this provision of the resolution to allow them to develop a subdivision similar to the existing subdivisions abutting the subject site; which do not meet these provisions.
Ø Lot Depth - Article 6 of the Unified Development Code requires a minimum lot depth of 100 feet. Due to the irregular configuration of the property and the need to provide access throughout, the applicant is requesting approval to reduce the minimum lot depth to 70 feet. As a trade-off, they are proposing lots that exceed the minimum width of Article 6 and 100% ‘J’Swing house construction which exceeds the minimum requirements of Resolution 3924.
Ø Maximum Cul-de-sac length - The UDC limits the length of cul-de-sac’s to 600 feet. The proposed cul-de-sac is approximately 667 feet long. The Transportation Division has reviewed the proposed cul-de-sac and does not object to the exception.
CITIZEN COMMENT:
Two public hearings are required prior to approval of this request. Notice of the public hearings has been published in the Fort Worth Star Telegram and mailed to property owners within 300 feet of the subject site. Staff has received approximately 13 phone calls and one letter. All of the phone calls, with the exception of one, were for general information. The one that was not general information was in opposition. We also received an email message in opposition; which is provided as an attachment to this report.
RECOMMENDATION:
Staff does not oppose the requested change in zoning from Agriculture District to a Planned Development that will allow for detached single family residential development. On March 24, 2016, the Development Review Committee (DRC) cleared this project to move forward subject to the following conditions:
General Comments
1. In conjunction with Preliminary Plat approval a landscape plan and homeowners association documents shall be submitted to ensure continued maintenance of the wall, landscape, and entry mounumentation.
2. The proposed plan does not indicate detention will be provided. If it is determined by the Engineering Services Division that detention is required, all facilities will be the responsibility of the HOA and should be provided for in the HOA documents.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. Add a Floodplain Statement to the plat including the FEMA FIRM number, effective FEMA FIRM date, FEMA flood zone and county name.
M. 2. Provide concept drainage plan to provide 100-year drainage and outfall for this site support;
M. 3. Master drainage plan for Doryn Drive storm drainage has northerly three fifths (4.67 acres) of site to existing 39” RCP Lateral A-8 outfall in Doryn Drive, as-built plan file P-1134. It appears that additional capacity may be available for the remainder of the site;
M. 4. City approved grading, drainage, and erosion control plans are required prior to approval of any final plat, earthwork or building permit for the property. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information designed to current standards as provided in the Drainage Design Manual as currently amended. Tie storm drain hydraulics to existing downstream storm drain and extend to upstream properties. Where applicable, drainage from site shall discharge into drainage easement and shall convey flow to stream without causing erosion or flooding (maximum downstream velocity 6 fps). 100-year overflow shall be conveyed to stream in drainage easement;
M. 5. Detention of 100-year Storm Drainage flows may be required for the southerly 2.4 acres portion of this site;
M. 6. If detention is proposed for this site the following note must be added to the final plat covering the detention basin:
M. 7. The City of Grand Prairie is not responsible for the design, construction, operation, maintenance, or use of any detention pond or underground detention facility and associated drainage easements, hereinafter referred to as “improvement,” to be developed, constructed or used by Owner or his successors, assigns or heirs. Owner shall indemnify, defend and hold harmless the City of Grand Prairie, its officers, employees, and agents from any direct or indirect loss, damage, liability, or expense and attorneys’ fees for any negligence whatsoever, arising out of the design, construction, operation, maintenance, condition, or use of the “improvement,” including any non-performance of the foregoing. Owner shall require any successor, assigns or heirs in interest to accept full responsibility and liability for the “improvement.” All of the above shall be covenants running with the land. It is expressly contemplated that the Owner shall impose these covenants upon all the lots of this plat abutting, adjacent, or served by the “improvement.” It is also expressly contemplated that the Owner shall impose these covenants upon any successor, assigns or heirs in interest the full obligation and responsibility of maintaining and operating said “improvement.” Owner shall require any successor, assigns or heirs in interest to accept full responsibility and liability for the “improvement.” All of the above shall be covenants running with the land.
M. 8. If detention facilities are proposed for this site, before any final plat or building permit can be approved the property owner must dedicate the necessary detention and drainage easements and accept the City New Development General Guidelines for the Operation and Maintenance of Stormwater Management Facilities and sign the city standard Owner/Developer Inspection and Maintenance Agreement form covering the proposed Stormwater management facilities which form shall be filed with the county against the property. For more information please refer to City Ordinance 9039-2010.
Note to applicant: Some comments below may not pertain to your development. Contact the Development Coordinator for clarification.
Approval of a project by the Planning and Zoning board, and/or City Council, does not release the Building Inspections Permit or Public Works Permit for construction.
It is the developer’s responsibility to confirm with the Planning Department if the property is to be (re-platted, preliminary, and/or final) platted.
It is the developer’s responsibility to submit all required escrow funds for third party drainage review for public improvements prior to construction plan submittal.
It is the developer’s responsibility to confirm the submittal of plans for review to the Engineering Division.
It is the developer’s responsibility to submit all required escrow funds for third party geotechnical and material testing for public improvements that are to be dedicated to the City prior to release of the construction permit.
It is the developer’s responsibility to submit all required information to establish a pro-rata for water or wastewater prior to release of the construction permit.
Final engineering plans released for construction are required prior to the recording of the final plat.
It is the developer’s responsibility to submit any required escrow funds for streets or sidewalks.
A preliminary drainage plan that meets City Code may be required. The plan shall address possible need for detention and provide preliminary storm drain layout and sizing for all lots.
Contractor/Owner shall not alter, impede, or redirect the surface flow of storm water runoff per State requirements and shall control erosion on the site per federal, state, and local requirements.
Grading, drainage, and erosion control plans, released for construction are required prior to filing the final plat. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information. Proposed storm drain hydraulics shall tie to existing downstream storm drain hydraulics. Where applicable, drainage from the site shall discharge into a drainage easement and shall convey flow to a stream without causing erosion or flooding. The 100-year overflow shall be conveyed in a drainage easement.
Delineate the fully developed floodplain on plats and drainage plans with flood elevations and minimum finished floor elevations for structures. Floodplains and/or maximum water surface elevation for bodies of water shall be dedicated as drainage right-of-way (ROW) or in a drainage easement upon the plat. Drainage ROW shall be dedicated fee simple to the City of Grand Prairie. Also provide cross sections showing that limits of drainage easement have a maximum 4:1 slope from the streambed. Proposed slopes greater than 4:1 must be supported by an engineered design and will be reviewed on a case-by-case basis by the Engineering Department. Any work within floodplain will require Floodplain Development Permit and, if applicable, FEMA approval.
Delineate any erosion hazard setback upon the plat.
Any future improvements may require investigation of the adequacy of the downstream drainage system to convey increased flows. Construction plans for downstream improvements shall be required if the downstream system is not adequate to convey the increased flows. Proposed flows shall be within drainage easements or ROW’s with no erosive velocities. This may require detention or additional detention or other improvements.
Add a note to preliminary plats:
The subject property is (or, is not) located within the 100 year floodplain per FIRM Panel # _________________, dated _____________________.
Where applicable and prior to construction, submit certification by a professional that site does not have wetlands and other waters of the United States, an investigation showing that site development will not impact wetlands and other waters of the United States, or a permit for proposed activities in wetlands and other waters of the United States. Wetlands and other waters of the United States are as defined in Section 404 of the Clean Water Act. All delineation’s shall certify that they were conducted per U.S. Army Corps of Engineers’ requirements. An agreement stipulating that the owner is responsible for maintenance of any wetland mitigation areas is required prior to construction.
Specify on plat that streams are to remain natural and maintenance of ponds and streams are solely the responsibility of the property owner or Home Owners Association (HOA).
Off-site detention ponds and appurtenances shall be within a drainage easement. A maintenance agreement shall be filed as separate instrument. The property owner or HOA shall be responsible for maintenance.
Owners or contractors must file a Notice of Intent (NOI) with the United States Environmental Protection Agency (USEPA) for storm water (general) management permits before beginning site work on any tract which involves five (5) acres or more, or on any lot which is a portion of a tract which involves five (5) acres or more. Contractors must have submitted a NOI to the USEPA, with copies to the City's Environmental Services Department, at least two (2) days in advance of the start of the project. Contact the stormwater management office of the USEPA at (214) 665-7175 and the City of Grand Prairie Environmental Services Department at (972) 237-8055.
A plan which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055.
Provide statement on the plat for perpetual maintenance agreement for any existing ponds.
Specify minimum finished floor elevations on the preliminary plat for lots adjacent to the floodway.
Every source or potential source of contamination which is connected to (or has the capacity to cause a threat to) any public water supply within the City that is present in any commercial establishment must be equipped with protection that is required under the provisions of City Code Chapter 13 Article X. Any devices required must be shown on all plans submitted for review by the City. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055 to schedule inspections of any new or relocated cross-connection control devices.
The Environmental Services Department will require that a sample point be installed on the sanitary sewer line for commercial developments. The location and a drawing of the sample point must be shown on the plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055. [City code 26-53]
The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
Impact fees for water and wastewater are set by ordinance and cannot be waived by staff. Pro-rata charges, impact fees, tap fees, and meter fees will be due prior to issuance of building permit.
All required escrow funds for public improvements shall be submitted by the developer. Most escrow funds are required to be in place prior to construction plan submittal.
Provide lighting plans for lights being installed within residential subdivisions and lights installed along the right-of-way of perimeter streets.
Plans for retaining walls (over 4’ tall) and screening walls shall be site specific, prepared by an engineer licensed in the State of Texas, and submitted with construction plans.
The design engineer shall obtain approval from the Trinity River Authority for sewer connection to TRA lines and for any utilities crossing TRA lines.
The design engineer shall obtain approval from the Corp of Engineers for utilities that cross or run through Corp property.
Extension of water and sewer facilities that are needed to serve the development will be at the developer/owners expense.
The owner/developer shall make request for City participation in construction or funding of public infrastructure prior to the approval of final plat.
Provide water and sewer plans for new lots and a lot grading plan that meets current standards of the UDC.
All utility easements along street rights-of-way to be shown as 15’ wide utility easements and show 7.5 foot utility easements along the rear of all lots. Side and rear lot easements may be modified or omitted upon request and if accepted by the Planning and Development Division. The design engineer and developer shall coordinate the proposed easements with franchise utilities and the City prior the submitting the final plat.
Offsite easements are required to be dedicated by separate instrument. The design engineer and developer shall coordinate the recordation of offsite easements with the City Right-of-way Agent. Documents for offsite easements shall be submitted with the civil design package to the Engineering Division and shall be deemed ready for recordation by the City Right-of-way Agent prior the filing the final plat and/or release of the plans for construction.
No signs or roof overhang are permitted to encroach in any easement per the UDC.
Lots with screening walls shall have a 5’ wall easement adjacent to the property line and an adjacent 10’ minimum utility easement. To avoid conflicts, these easements shall not overlap.
Dedication of right-of-way along street frontage shall be per the City of Grand Prairie Thoroughfare Plan. Dedication of corner clips at all street intersections shall be per the Transportation Division.
The design engineer shall be responsible for coordination and obtain all permits for access to, and construction within TxDOT right-of-way.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. The street centerline offset needs to be a minimum of 150’ between Victoria Lane and River Lake Way.
M. 2. Victoria Lane needs to have 60’ of right-of-way as it approaches Doryn Drive in order to provide 37’ of paving at the intersection and taper to the 31’ width for the remainder of Victoria Lane.
M. 3. Provide a 8’x70 visibility easement along Doryn Drive.
M. 4. Provide a 5’ wall easement along Doryn behind the visibility easement.
M. 5. Our recommendation is to cul-de-sac Victoria Lane at the north end and eliminate our comments 1-4.
M. 6. Sidewalks are required along all street frontages, including Doryn (which are existing).
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING ORDINANCE AND MAP TO REZONE A 7.09 ACRE TRACT OF LAND OUT OF THE JEROME LYNN SURVEY, ABSTRACT NO. 972, TRACT 1B, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING ADDRESSED AS 2901 DORYN DRIVE, FROM AGRICULTURE (A) DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR SINGLE FAMILY DETACHED RESIDENTIAL USES; SAID ZONING ORDINANCE AND MAP 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 rezone and reclassify said property from its classification of Agriculture (A) District to a Planned Development District for Single Family Detached Residential; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on April 4, 2016, 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 5 to 3 to recommend denial to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Agriculture (A) District to a Planned Development District for Single Family Detached Residential; 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 May 3, 2016, 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 Agriculture (A) 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:
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 to a Planned Development District for Single Family Detached Residential;
PROPERTY DESCRIPTION - 7.09 ACRES
BEING 7.094 acres of land located In the JEROME LYNN SURVEY, ABSTRACT NO. 972, Tarrant County, Texas, being a portion of the tract of land described in the Deed to M. George Spurlin and Quincy Pearl Spurlin, recorded in Volume 9670, Page 2087, Deed Records, Tarrant County, Texas. Said 7.094 acres of land being more particularly described as follows:
BEGINNING at an 1/2 inch Iron rod found lying in the Northwest line of said Lynn Survey at the North corner of said Spurlin tract, being the West corner of a tract of land described in the Deed to Webb Lynn Inc., recorded In Volume 9382, Page 1,Deed Records, Tarrant County, Texas, said iron rod lying South 60 degrees 04 minutes 44 seconds West 1816.72 feet from an 1/2 inch iron rod found at the North corner of said Lynn Survey;
THENCE South 29 degrees 27 minutes 42 seconds East, a distance of 1,654.62 feet along the common line of said Spurlin and Webb Lynn Tracts to an 1/2 inch Iron rod stamped BEASLEY RPLS No. 4050 set in the Northwest line of a tract of land described in the Deed to The John L. and Barbara V. Martin Revocable Living Trust recorded In Volume 14734, Page 472, Deed Records, Tarrant County, Texas, from which an 1/2 Iron rod found at the East corner of said Spurlin Tract bears South 29 degrees 27 minutes 42 seconds East 4.41 feet;
THENCE South 58 degrees 36 minutes 45 seconds West, a distance of 144.84 lf feet along the Southeast line of said Martin Tract to an 1/2 inch Iron rod stamped BEASLEY RPLS No. 4050 set in the Northeast line of the tract of land described In the Deed to the United States of America recorded in Volume 6869, Page 1274, Deed Records, Tarrant County, Texas, from which a broken Corps of Engineers monument found at the East corner of said United States of America Tract bears South 29 degrees 42 minutes 14 seconds East, a distance of .87 feet;
THENCE along the said Northeast and Northwest lines of said United States of America Tract as follows;
THENCE along the said Northeast and Northwest lines of said United States of America Tract as follows;
1. NORTH 29 degrees 42 minutes 14 seconds West, a distance of 339.40 feet to a Corps of Engineers Monument found;
2. SOUTH 60 degrees 30 minutes 05 seconds West, a distance of 50.84 feet to a Corps of Engineers monument found at the West corner of said United States of America Tract, being an ell corner of said Spurlin Tract;
THENCE North 29 degrees 27 minutes 57 seconds West; a distance of 1,318.54 feet along the Southwest line of said Spurlin Tract to a PK nail set in said Northwest line the Lynn Survey at the West corner of said Spurlin Tract;
THENCE North 60 degrees 04 minutes 44 seconds East, a distance of 197.13 feet along said Northwest line to the POINT OF BEGINNING, containing 7.094 acres of land more or less.
THE bearings recited hereon are oriented, to Northwest line of the Webb Lynn Inc., tract recorded in Volume 9382, Page 1,Deed Records, Tarrant County, Texas, bearing North 60 degrees 04 minutes 44 seconds East.
II.
Purpose and Intent
The purpose and intent of this zoning ordinance is to rezone 7.09 acres from the Agriculture (A) District to a Planned Development District allowing for single-family detached residential uses on up to thirty-three (33) lots and further to establish the appropriate restrictions and development controls necessary to ensure that the future single-family detached residential development is in keeping with the Grand Prairie Comprehensive Plan and is compatible with surrounding development and zoning districts.
III.
Development 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 for the Single-Family Five (SF-5) District, as adopted and amended in the Unified Development Code (UDC). Where there is a conflict between the UDC and this ordinance, unless explicitly contained in this ordinance, the more restrictive shall prevail.
C. Conceptual Plan
Development shall be in substantial conformance with Exhibit A - Concept Plan as contained herein and as determined by the Planning Director or his designee. The number of residential lots within the Planned Development District area shall not exceed 33.
D. Development and Dimensional Requirements
Development within the boundary of this zoning district shall comply with the following standards.
1. Lot size shall be a minimum of 6,000 square feet.
2. Lot width shall be a minimum of 72-feet.
3. Lot depth shall be a minimum of 70-feet.
4. Front setback shall be a minimum of 17-feet.
5. Rear setback shall be a minimum of 20-feet.
6. Side setback shall be a minimum of 5-feet.
7. Side setback adjacent to a street shall be a minimum of 15-feet.
8. Lot coverage shall not exceed 50%.
9. Maximum primary building height shall be 35-feet.
10. Minimum living area shall be 1,800 square feet. At least fifty percent (50%) of all platted residential lots shall contain a minimum living area of 2,000 square feet or greater.
E. Street Right-of-Way, Pavement Width, and Street Access
1. Minimum street right-of-way width shall be 40-feet.
2. Minimum pavement width shall be 31-feet (back of curb to back of curb).
3. Maximum cul-de-sac length shall be 670-feet.
4. The internal public street system of the development shall connect to Doryn Drive and to Park Place Drive to the northeast only. The development shall not connect to Park Place Drive to the southwest.
F. Screening
1. The developer shall install an 8-foot wood fence abutting lots within Somerton Village.
IV.
Homeowners Association
A mandatory homeowners association (HOA) shall be created to enforce the HOA restrictions at the expense of the property owners of the development or joining an adjoining HOA may be done in lieu of creating a new HOA. 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.
V.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
VI.
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 17th day of May, 2016.
Ordnance No. 10051-2016
Planned Development No. 355
Zoning Case No. Z160401/CP160401