From
Chris Hartmann
Title
Z151101/CP151101 - Zoning Change/Concept Plan - Versailles Estates (City Council District 6). Approve to change the zoning on 10.00 acres from Agriculture District to a Planned Development District for single family detached residential uses. The 10.00-acre property, zoned Agriculture (A) District, is located at 7700 Arlington Webb Britton Road, and is within the Lake Ridge Corridor Overlay District. The agent is Matt Cragun, Cumulus Design, the applicant is Raymond Mallick, Vector Builders, and the owner is Patricio Medrano Jr. (On March 7, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to change the zoning on 10.00 acres from Agriculture District to a Planned Development District for single family detached residential uses. The 10.00-acre property, zoned Agriculture (A) District, is located at 7700 Arlington Webb Britton Road, and is within the Lake Ridge Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
Direction Zoning Existing Use
North Planned Development-271A (PD-271A) District with Lakeridge Parkway Overlay District Single Family Residential
South Agriculture (A) District with Lakeridge Parkway Overlay District Undeveloped
East Planned Development-298A (PD-298A) District with Lakeridge Parkway Overlay District Single Family Residential
West PD-271A with Lakeridge Parkway Overlay District Single Family Residential
PURPOSE OF REQUEST:
The applicant is proposing to change the zoning on 10.00 undeveloped acres from Agriculture (A) District to a Planned Development District with base zoning of Single Family-4 (SF-4) 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-4 District zoning is consistent with this classification. The proposed density is approximately 3.50 dwelling units per acre. The proposed preliminary plat and density are 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-4 (Single Family-4) 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-4 requirements and the proposed development standards, which are proposed for this property. The following table provides detailed dimensional requirements information.
Standard Required Provided Meets Proposed by PD
Minimum Lot Area 7,200 s.f. 8,020 s.f. Yes 7,200 s.f.
Minimum Width 60 ft. 65 ft. Yes 65 ft.
Minimum Depth 110 ft. 117 ft. Yes 117 ft.
Front Yard Setback 25 ft. 25 ft.* Yes 25 ft.1
Rear Yard Setback 10 ft. 10 ft. Yes 10 ft.
Side Yard Setback 6 ft. 5 ft. No 5 ft.
Maximum Net Density (dwelling units per net acre) 5.8 3.5 Yes 35 unit max.
Roof Pitch 6:12 6:12/3:122 No 6:12/3:12
1. Lots that have “J” swing garages are permitted to have setbacks less than 25 ft. “J” Swing garages are proposed for the development.
2. The roof pitch will be 6:12 for the houses and 3:12 for the porches.
Dimensional Requirements
The proposal meets or exceeds the UDC requirements and complies with the intent of Resolution 3924. However, the applicant is proposing the following standards for inclusion in the PD Ordinance:
Architectural, Dimensional, and Density Guidelines
Ø Minimum lot width = 65 feet
o The above lot width does not apply to lots located along the radius of the street bend where the lot is greater than 9,500 square feet in size.
o Lots facing a “T” type street intersection shall not have driveways or any portion thereof that are in line with the street facing the lot.
Ø Interior side yard setback = 5 feet
Ø A 20-foot front yard building setback is required for residential lots developed with front entry (street facing) garages. Those units with front entry garages shall have an additional 2-foot minimum front yard setback to the front of the garage. In all cases, the additional 2-foot garage setback shall be measured from the front wall plane of the ground floor; climate controlled residential living unit that is closest to the street.
Ø A minimum roof pitch of 6:12 for all roof structures covering main (climate controlled) living areas. Variations in roofing material shall conform to Section II.E.3 of Resolution 3924.
Ø A minimum roof pitch of 3:12 shall be permitted for front yard porches and non-front entry garages that shall include, but not be limited to, side entry, front oriented (J-Swing) side entry, or detached rear yard garage configurations. Variations in roofing material shall be required in accordance with Section II.E.3 of Resolution 3924.
Ø All fireplace chimney flues shall be encased in 100% masonry or cement fiber board for all chimney types and locations.
Ø Minimum twenty percent (20%) of all platted lots with a width of 70 feet or greater shall have non-front entry garages that shall include, but not be limited to, side entry, front oriented (J-Swing) side entry, or detached rear yard garage configurations.
Ø Front entry garages shall be permitted on lots directly in line with “T” type street intersections where the driveway or any portion thereof that are not in line with the Street facing the lot.
Ø A minimum of six-foot-high screening fence constructed of masonry with a troweled-type mortar bond finish on each side shall be provided along all thoroughfares designated as an arterial or collector street on the City’s Master Transportation Plan. Brick columns or pilasters shall be spaced at minimum 50-foot centers or placed on residential lot corners.
RECOMMENDATION:
On November 19, 2015, the Development Review Committee (DRC) cleared this project to move forward subject to the following conditions:
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. Preliminary drainage concept plans should be submitted in compliance with the City Drainage Design Manual as currently amended supporting drainage for the proposed concept plan to provide an offsite drainage outfall system to an existing drainage conveyance adequate to safely receive the 100-year drainage;
M. 2. Detention may be required for this site due to the limited storm drainage outfall capacity downstream of this property. The proposed detention and drainage area should be shown on the site plan or a drainage analysis performed by a hydraulic engineer to show that no detention of stormwater discharges from this site will have no adverse impact on the downstream property owners and the public;
M. 3. 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. 4. No drainage collection facilities are in the close proximity of this plat. Offsite drainage outfall improvements will be required to convey the 100-year storm flows to an adequate outfall facility.
M. 5. If detention facilities are proposed or to be used before any final plat or building permit can be approved the property owner must 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.
M. 6. Dedication of a detention and drainage easement by plat or separate instrument to cover the proposed 100-year drainage pool is required for approval of any plat or building permit.
M. 7. The following note must be added to the final plat or drainage easement instrument of dedication covering the detention basin:
o 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.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Development must be built with 31’ wide streets
M. 2. Where Royal and Provence intersect with Arlington Webb Britton the street requires 37’ of paving in 60’ of right-of-way.
M. 3. Do not show or provide crosswalks (just stop bars at intersection with AWB.
M. 4. Probably needs more than 2’ wall easement - typically 5’.
M. 5. Provide 8’x70’ visibility easements at intersections with AWB.
M. 6. Recommend 25’ build line so cars in driveway do not block sidewalk.
M. 7. Barrier Free Ramps need to be at intersections, but not across the street.
M. 8. 4’ sidewalk needs to be a minimum of 3’ away from the curb (cannot touch the back of curb)
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING ORDINANCE AND MAP TO REZONE A 10.00 ACRES OUT OF THE ROBERT MCCOY SURVEY, ABSTRACT NO. 1104, TRACT 1A, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND BEING ADDRESSED AS 7700 ARLINGTON WEBB BRITTON ROAD, FROM AGRICULTURE (A) 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 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 March 7, 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 9 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 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 March 22, 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 - 10.00 ACRES
BEING a 10.002 acre tract of land in the R. McCoy Survey, Abstract No. 1104, situated in Tarrant County, Texas, and being all of a certain tract of land described in deed to Patricio Jose Medrano, recorded in Instrument Number D209152559, Deed Records, Tarrant County, Texas. The bearings for this description are based on the bearings of the south line of Lots 11-18, Block E, Bela Vista at Mira Lagos, Block A,B,C,D,E, as it appears in Instrument Number D206094590, Plat Records, Tarrant County, Texas. Said 10.002 acre tract of land being described by metes and bounds as follows:
BEGINNING at a PK nail set at the northeast corner of said Patricio Jose Medrano tract and also being in Arlington Webb Briton Road, a variable width public right of way;
THENCE South 30°16'14" East, along said Arlington Webb Briton Road, a distance of 687.62 Feet to a PK nail set for the southeast corner of said Patricio Jose Medrano tract;
THENCE South 60°18'09" West, departing said Arlington Webb Briton Road and continuing along the southeast line of said Patricio Jose Medrano tract, a distance of 633.68 Feet to a 1/2" iron rod with plastic cap stamped "RPLS 4818" set for the southwest corner of said Patricio Jose Medrano tract and being in the northeast line of Block A, Mira Lagos, No. D-1, an addition to the City of Grand Prairie, Tarrant County, Texas recorded in Instrument Number D214211264, Plat Records, Tarrant County, Texas;
THENCE North 30°16'14" West, departing said southeast line and continuing along the said northeast line, a distance of 687.62 Feet to a 1/2" iron rod with plastic cap stamped "RPLS 4818 set at the most southerly southwest corner of Lot 11, Block E of Bella Vista at Mira Lagos, Block A,B,C,D,E, an addition to the City of Grand Prairie, Tarrant County, Texas recorded in Instrument Number D206094590, Plat Records, Tarrant County, Texas;
THENCE North 60°18'09" East, departing said northeast line and continuing along the southeast line of said Block E, a distance of 633.68 Feet to the POINT OF BEGIN NING and containing a computed area of 10.002 Acres, more or less.
II.
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.
A homeowners association (HOA) and public improvement district (PID) is intended to provide for the review, maintenance, and enforcement of design standards and to ensure resources are available for the care of the common elements and amenities of the community.
III.
Development Standards
General
Development of the subject property shall be in accordance with and conform to the City of Grand Prairie Unified Development Code (UDC) unless otherwise specified herein.
Conceptual Plan
Development shall be in substantial conformance with the Conceptual Plan (Exhibit “B”) as determined by the Planning Director or his designee.
Development Standards
1. The development shall comply with the regulations of the Single Family-4 (SF-4) District requirements of the Unified Development Code, as amended; except as expressly provided by this ordinance.
2. A minimum of 20% of all platted residential lots with a width of 70-feet or greater shall have non-front entry garages that shall include, but not be limited to, side entry, front oriented (J-Swing) side entry, or detached rear yard garage configurations.
3. The development shall comply with the provisions of Resolution 3924, unless an appeal or exception is expressly approved by the City Council. In the event the provisions of the SF-4 district conflict with Resolution 3924, the more restrictive shall prevail, except:
a. Minimum lot width - The minimum residential lot width shall be 65 feet, measured at the setback. Lots 9,500 square feet or greater located along the radius of the street bend may be less than 65 feet measured at the right-of-way.
b. Lots facing a “T” type street intersection, as defined by Resolution 3924, shall not have driveways or any portion thereof that are in line with the street facing lot.
4. Minimum Setbacks shall be comply with the SF-4 standards contained in Article 6 of the Unified Development Code except as follows:
a. Front yard - 20 feet for residential lots developed with front entry (street facing) garages. Those units with front entry garages shall have an additional 2-foot minimum front yard setback to the front of the garage. In all cases, the additional 2-foot garage setback shall be measured from the front wall plane of the ground floor; climate controlled residential living unit that is closest to street.
b. Side yard internal - 5 feet
5. Roof Pitch shall comply with Resolution 3924 and the Unified Development Code except as follows:
a. A minimum roof pitch of 6:12 for all roof structures covering main (climate-controlled) living areas. Variation in roofing material shall be required in accordance with Section II.E.3 of Resolution 3924.
b. A minimum roof pitch of 3:12 shall be permitted for front yard porches and non-front entry garages that shall include, but not be limited to, side entry, front oriented (J-Swing) side entry, or detached rear yard garage configurations. Variations in roofing material shall be required in accordance with Section II.E.3 of Resolution 3924.
6. All fireplace chimney flues shall be encased in 100% masonry or cement fiber board for all chimney types and locations.
7. Front entry garages with cedar garage doors, or garage doors constructed of a comparable material as determined by the Planning Director or their designee, shall be permitted on lots directly in line with “T” type street intersections where the driveway or any portion thereof that are not in line with the street facing the lot.
8. A Type I screening fence with a minimum height of six feet shall be required along all thoroughfares designated as an arterial or collector street on the City’s Master Transportation Plan. Brick columns or pilasters shall be spaced a minimum of 50 feet on center or placed on residential lot corners.
IV.
Homeowners Association and/or 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) #8. Prior to recordation of the first final plat, confirmation from the PID #8 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.
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 22nd day of March, 2016.
Ordnance No. 10022-2016
Planned Development No. 354
Zoning Case No. Z151101/CP151101