From
Chris Hartmann
Title
Z200401 - Zoning Change - SF and MF on S HWY 360 (City Council District 6). Zoning change from PD-328 and Agriculture to a Planned Development District for Single Family, Multi-Family, and Open Space uses on 76.96 acres. Tracts 186713 and 186714, J Lawrence Survey, Abstract No. 616, City of Grand Prairie, Ellis County, Texas. Zoned PD-328 and addressed as 2925 Davis Drive. The Agent is Jeff Linder, Bannister Engineering, the applicant is Chase Debaun, Aerofirma Corporation, and the owner is Wm Scott Farrar, Ellis Joint Venture. On April 13, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning change from PD-328 and Agriculture to a Planned Development District for Single Family, Multi-Family, and Open Space uses on 76.96 acres. Tracts 186713 and 186714, J Lawrence Survey, Abstract No. 616, City of Grand Prairie, Ellis County, Texas. Zoned PD-328 and addressed as 2925 Davis Drive.
PURPOSE OF REQUEST:
The purpose of the request is to rezone the subject property to a Planned Development District for Single Family Residential, Multi-Family Residential, and Open Space Uses. The proposal includes a 1.62 acre parcel that was not a part of PD-328, eliminates 13.25 acres of General Retail, and add 17.73 acres of Multi-Family. The table below compares the existing base zoning districts and the proposed.
Project Update
On April 13, 2020, the applicant submitted a revised Concept Plan and planned development standards that include 3.61 acres of General Retail.
|
Table 1: Zoning Comparison of PD-328 and Proposed PD |
|
Base Zoning District |
Existing Acreage |
Proposed Acreage |
|
General Retail |
13.25 |
3.61 |
|
Multi-Family |
15.2 |
32.93 |
|
Single Family |
41.5 |
37.21 |
|
Agriculture |
1.62 |
0 |
|
Open Space |
0 |
6.82 |
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 2: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-322 |
Gas Wells, Undeveloped |
|
South |
Agriculture; ETJ |
Residential, Commercial, Cemetery |
|
West |
Agriculture |
Undeveloped |
|
East |
Agriculture |
Undeveloped |
HISTORY:
• September 16, 2008: City Council approved a zoning change (Case Number Z080701) which created Planned Development-328 District Single Family Detached Residential, Multi-Family, General Retail, and Mixed Use for Architecturally Integrated Residential above Retail uses.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant is proposing a Planned Development District for Single Family, Multi-Family, and Open Space uses. The Concept Plan depicts two tracts totaling 32.93 acres for multi-family development at a density of 30 dwelling units per acre (about 988 units).
37.21 acres are designated for single family development. The Concept Plan depicts 105 residential lots, including a mixture of Single Family-Six and Single Family-Four lots.
The Concept Plan depicts an internal road network that connects to Davis Rd at two points. Davis is currently a two-lane, asphalt road. Its current configuration is consistent with rural type development. Davis will need to be improved to handle the proposed development. A Traffic Impact Analysis (TIA) will help determine how the phasing of the development impacts the timing of improvements.
The City will require the applicant to submit a TIA in conjunction with the next phase of development review. The TIA will assess the effects of the proposed development activity on the existing and planned roadway system. The Thoroughfare Plan shows a principal arterial that will connect Davis Dr to FM 661 Rd. The Concept Plan depicts right-of-way that will be dedicated with the final platting of the property.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designates this location as Commercial/Retail/Office. Commercial uses are more intense than retail establishments, yet also provide goods and services for the public. Examples include hotels, automotive services, and big box retailers. Retail land use is intended to provide for a variety of restaurants, shops, grocery stores, and personal service establishments. Neither the existing zoning nor the proposed zoning is consistent with the FLUM. Approval of this request will require an amendment to the FLUM.
ZONING REQUIREMENTS:
Single Family
The applicant is proposing base zoning districts of Single Family-Four (SF-4) and Single Family-Six (SF-6) with the following modifications:
• SF-4 Minimum Lot Area: 7,200 sq. ft.
• SF-4 Minimum Lot Width: 62 ft.
• SF-4 Interior Side Setback: 5 ft.
• SF-6 Minimum Lot Width: 50 ft.
• SF-6 Minimum Front Yard: 20 ft.
The applicant is proposing alley service with rear garage entry for all SF-6 lots and detached rear yard garages for all SF-4 lots.
Multi-Family
The applicant is proposing Multi-Family Three base zoning with the following modifications:
• Maximum Density: 30 Dwelling Units per Acre.
• Maximum Height: 40 ft.
• Minimum Front Yard Setback: 10 ft.
• Minimum Rear Yard Setback: 10 ft.
• Minimum Interior Side Setback: 30 ft.
• Minimum Street Side Setback: 10 ft.
• Garages: 15% of Required Parking.
General Retail
The applicant is proposing General Retail base zoning with the following modifications:
• Financial Services shall be allowed by right.
• Minimum Lot Size: 20,000 sq. ft.
• Minimum Lot Width: 100 ft.
• Minimum Lot Depth: 150 ft.
• Maximum Allowable Height: 50 ft.
• Minimum Landscape Area: 10%
ANALYSIS:
Planned development districts provide for design flexibility in combining and mixing uses into integral land use units. In the past, successful projects have been able to show how variances or deviations from the zoning standards contribute to a higher quality of development. The proposal includes variances to Appendix W. Typically, variances are considered during the site plan process. This allows staff to review the site plan, landscape plane, and building elevations to ensure that a proposal meets the intent of Appendix W.
Conceptually, staff does not object to the requested variances. Staff recommends that the variances be considered during the site plan approval process when staff can evaluate the site plan, landscape plan, and building elevations.
Appendix W offers incentives for meeting recommended design standards. If a development meets the recommended design, the applicant may request to reduce required garage parking by 5%, increase maximum density or FAR by 20%, reduce the required landscaped area by 5%, or increase the percentage of one-bedroom units by 10%.
In 2019 City Council adopted a development policy, which states that multi-family development should occur on land already zoned for multi-family development. PD-328 includes 13.25 acres of General Retail and provisions that allow for architecturally integrated mixed-use development. This proposal takes commercially zoned land and rezones it for multi-family development. It also eliminates the possibility of developing a vertically mixed-use product.
This proposal is located near the intersection of HWY 360 and HWY 287. Commercial and retail uses should be located along arterial and freeway corridors to take advantage of high traffic volumes and visibility. If the existing General Retail zoning is eliminated from the subject property, the City should prioritize opportunities for commercial development in this area.
RECOMMENDATION:
At its April 13, 2020 meeting, the Planning and Zoning Commission voted 9-0 to recommend approval with staff conditions.
The Development Review Committee (DRC) recommends approval with the following conditions:
1. The applicant shall submit a TIA at the time of preliminary platting.
2. Unless specified in the Planned Development District, single family development shall meet Appendix W.
3. Multi-family development shall meet Appendix W. Conceptually, staff does not object to the requested variances. Evaluation of variances during the Site Plan process will ensure that the proposal meets the intent of Appendix W.
4. Building Elevations shall be reviewed and approved with the Site Plan.
5. The new PD shall retain the provisions for mixed-use development in PD-328. For each 10% of first floor area dedicated for commercial or retail uses the developer may increase the maximum number of dwelling units per acre by 10% and increase the maximum allowable height by 10 ft. This will allow the applicant to develop the multi-family with commercial uses on the first floor without having to rezone the property.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 76.960 ACRES OF LAND OUT OF THE JOSEPH LAWRENCE SURVEY, ABSTRACT NO. 616, CITY OF GRAND PRAIRIE, ELLIS COUNTY, TEXAS, FROM PLANNED DEVELOPMENT-328 DISTRICT AND AGRICULTURE TO A PLANNED DEVELOPMENT DISTRICT FOR SINGLE FAMILY, MULTI-FAMILY, GENERAL RETAIL, AND OPEN SPACE 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 Planned Development-328 District and Agriculture to a Planned Development District for Single Family, Multi-Family, General Retail, and Open Space Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on April 13, 2020, 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 approval to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of Planned Development-328 District and Agriculture to a Planned Development District for Single Family, Multi-Family, General Retail, and Open Space 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 P.M. on April 21, 2020, 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-328 District and Agriculture to a Planned Development District for Single Family, Multi-Family, General Retail, and Open Space 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:
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-328 District and Agriculture to a Planned Development District for Single Family, Multi-Family, General Retail, and Open Space Uses; as described and depicted in Exhibit A - Boundary Description.
SECTION 2. THAT the purpose of this planned development is to establish appropriate restrictions and development controls necessary to ensure predictable land development, safe and efficient vehicular and pedestrian circulation, compatible uses of land and compliance with appropriate design standards.
SECTION 3. THAT the following shall apply to development in the Planned Development District:
A. Development shall generally comply with Exhibit B - Concept Plan and Exhibit C - Conceptual Renderings.
B. The developer shall submit a Traffic Impact Analysis (TIA) at the time of preliminary platting.
C. Commercial development shall comply with the use and development standards for General Retail District in the Unified Development Code (UDC), as may be amended, and with the exceptions and additions listed below.
1. Total land area allocated to the General Retail District shall not exceed 3.81 acres.
2. Financial Services shall be allowed by right.
3. Minimum lot size shall be 20,000 sq. ft.
4. Minimum lot width shall be 100 ft.
5. Minimum lot depth shall be 150 ft.
6. Maximum allowable height shall be 50 ft.
7. Minimum landscape area shall be 10% of the lot.
C. Multi-Family development shall comply with the use and development standards for Multi-Family Three (MF-3) District and Appendix W in the UDC, as amended. Building elevations shall be reviewed and approved with the Site Plan.
D. Provisions for mixed use development in PD-328 shall be retained in the multi-family tracts in this Planned Development District. For each 10% of first floor area dedicated for commercial or retail uses the developer may increase the maximum number of dwelling units per acre by 10% and increase the maximum allowable height by 10 ft.
E. Single Family development shall comply with the use and development standards for Single Family-Four (SF-4) District and Single Family-Six (SF-6) District in the UDC, as may be amended, with the exceptions and additions below.
1. The total land area allocated to the Single Family Residential District shall not exceed 37.21 acres.
2. The composition of SF-4 lots and SF-6 lots shall be consistent with what is shown on the Concept Plan.
3. SF-4 Lots
i. The minimum lot area shall be 7,200 sq. ft.
ii. The minimum lot width shall be 62 ft.
iii. The interior side setback shall be 5 ft.
iv. Garages shall be detached from the primary structure and accessed via the street frontage.
4. SF-6 Lots
i. The minimum lot width shall be 50 ft.
ii. The minimum front setback shall be 20 ft.
iii. Garages shall be rear entry and accessed via the alley.
F. The total land area allocated to the Open Space district shall not exceed 3.01 acres.
G. Property included in the Open Space district may be left in its natural state.
SECTION 4. THAT a Site Plan shall be reviewed and approved by the City Council prior to the issuance of any building permits.
SECTION 5. THAT it is further provided, that in case a section, clause, sentence, or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair, or invalidate the remainder of this Ordinance.
SECTION 6. THAT 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 April, 2020.
Ordinance No. 10830-2020
Zoning Case No. Z200401
Planned Development No. 399