From
Chris Hartmann
Title
SU180801 - Specific Use Permit - Hidden Tree (City Council District 1). A Specific Use Permit for Hidden Tree, a manufactured home park on 67.25 acres. Tracts 10, 16, 17, 17.1, 20, and 30.1, Elizabeth Gray Survey, Abstract No. 1680, City of Grand Prairie, Dallas County, Texas, zoned LI, and addressed as 101 E Shady Grove Rd, 317 E Shady Grove Rd, 701 E Shady Grove Rd, 1325 Robinson Rd, 1325 S Belt Line Rd, and 1319 S Belt Line Rd. The agent is Justin Light of Pope, Hardwicke, Chrisite, Schell, Kelly & Taplett, LLP and the owner is David Zulejkic. (On August 6, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 7-2).
Presented
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
A Specific Use Permit for Hidden Tree, a 300-unit manufactured home park on 67.25 acres. Tracts 10, 16, 17, 17.1, 20, and 30.1, Elizabeth Gray Survey, Abstract No. 1680, City of Grand Prairie, Dallas County, Texas, zoned LI, and addressed as 101 E Shady Grove Rd, 317 E Shady Grove Rd, and 701 E Shady Grove Rd.
PURPOSE OF REQUEST:
The applicant intends to develop a 300-unit manufactured home park on 67.25 acres. A manufactured home park (MHP) is allowed in a Planned Development for manufactured homes with a Specific Use Permit and Site Plan. A planned development request and concept plan for Hidden Tree is under concurrent review (Z180802/CP180801).
ADJACENT LAND USES AND ACCESS:
North: LI zoned property with industrial and commercial uses; Single family residential uses and a church on property zoned SF-3; San Grande Mobile Home Park on property zoned PD-2 for a mobile home park.
South: PD-221 with light industrial and commercial uses.
East: PD-221 with light industrial use; LI with LI use; City limits.
West: LI zoning with industrial uses, a mobile home park, and undeveloped land in the floodplain.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Concept Plan depicts a 300-unit manufactured home park (MHP) with internal private streets, off-street parking, and open space amenities. The MHP will have rules and regulations, architectural requirements similar to single family, and provisions for individual lot maintenance. The proposal includes the following features:
• 98 double-wide units and 202 single-wide units;
• Two gated entrances with cameras and license plate readers;
• An amenity center and office near the primary entrance;
• A system of green spaces and trails;
• A soccer field, two dog parks, a playground, swimming pool and basketball court; and
• A plan to save 381 existing mature trees and plant over 700 new trees.
ZONING REQUIREMENTS:
Density and Dimensional Standards
The table below summarizes the standards for manufacture home development; the proposal is consistent with standards found in the Unified Development Code (UDC).
|
Table 2: Density and Dimensional Standards |
|
Standard |
UDC |
Proposed PD |
|
Land Area (Acres) |
25 |
67.25 |
|
Lot Area (Sq. Ft.) |
4,500 |
4,500 |
|
Lot Width (Ft.) |
40 |
40 |
|
Max. Lot Coverage |
50% |
50% |
|
Front Yard (Ft.) |
20 |
20 |
|
Rear Yard (Ft.) |
10 |
10 |
|
Side Yard (Ft.) |
10 |
10 |
|
Distance Between Units (Ft.) |
20 |
20 |
|
Max. Height (Ft.) |
35 |
35 |
|
Parking Spaces Per Unit |
2 |
3 |
|
Screening |
Type 1 Fence |
Type 1 (along Shady Grove) & Type 2 Combination |
|
Landscaping (% of PD Area) |
15% |
15% |
|
Notes |
SUP/Site Plan |
SUP is under review; Site Plan is required |
PETITIONS:
• On August 2, 2018, Staff received a protest petition against the proposed rezoning with signatures of 30 surrounding property owners.
• At the Planning and Zoning Commission meeting on August 6, 2018, the applicant submitted a petition supporting the proposed rezoning with signatures of 48 surrounding property owners.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval with Staff conditions by a vote of 7-2.
The Development Review Committee (DRC) recommends approval with the conditions listed in Appendix i - Conditions for Approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP SHOWING THE LOCATION, BOUNDARY AND USE OF CERTAIN PROPERTY FOR A SPECIFIC USE PERMIT FOR A MANUFACTURED (MOBILE) HOME DEVELOPMENT IN A PLANNED DEVELOPMENT DISTRICT, TO WIT: BEING 67.25 ACRES OUT OF THE ELIZABETH GRAY SURVEY, ABSTRACT NO. 1680, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED ON THE SOUTHWEST CORNER OF SHADY GROVE ROAD AND BELT LINE ROAD, AND AS MORE FULLY DESCRIBED BELOW; 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 amend the zoning designation of said site to allow a Manufactured (Mobile) Home Development in a Planned Development District;
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 6, 2018, after written notice of such public hearing before the Planning and Zoning Commission on the proposed Specific Use Permit had been sent to owners of real property lying within 300 feet of the property on which the creation of a Specific Use Permit for a Manufactured (Mobile) Home Development in a Planned Development District is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 7 to 2 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a Manufactured (Mobile) Home Development in a Planned Development District; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 o’clock P.M. on August 21, 2018, 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 Specific Use Permit and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the specific 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 to the extent that a specific use may be made of said property as herein provided 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 establish a Specific Use Permit numbered # for the property location as shown in attached Exhibit A - Location Map and described in Exhibit B - Legal Description.
SECTION 2.
Purpose and Intent
That, the purpose of this Ordinance is to provide the appropriate restrictions and development controls that ensure this Specific Use Permit is compatible with the surrounding development and zoning and to also ensure that the development complies with the City’s Comprehensive Plan and Unified Development Code.
SECTION 3.
Development Standards
I. Applicability
All development on land within the boundaries of this Planned Development District shall adhere to the rules and regulations set forth in this ordinance. The locations of buildings, driveways, parking areas, amenity areas, trails, fencing, and other common areas shall substantially conform to the locations shown in Exhibit C - Concept Plan.
II. Zoning Regulations
Any zoning, land use requirement, or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed for Mobile/Manufactured Homes in the Unified Development Code.
A. Density and Dimensional Standards
i. The number of units shall not exceed 300 or 4.5 units per acre.
ii. The mix of single-wide units and double-wide units shall be as follows:
1. 16x76 Single-Wide - 25%
2. 18x80 Single-Wide - 42%
3. 32x52 Double-Wide - 33%
B. Design Standards
i. Double-wide units shall be orientated so that the front (longer side) faces the street.
ii. Single-wide homes orientated with the longer side parallel and immediately adjoining internal streets (i.e. corner lots) and/or open spaces shall be orientated so that the entrance to the unit faces the internal streets or open spaces.
iii. Acceptable skirting material includes brick, stone, fiber cement siding, or LP Smart-Panel siding. Vinyl skirting is prohibited.
iv. Homes shall incorporate a minimum of three exterior architectural features:
1. Covered sitting porch on two or more sides;
2. Stone skirting;
3. Color and material variation in contrast to primary siding material and color (other than roof eaves, posts, pilasters, door or window trim), through use of stone veneer (other than stone skirting), brick veneer, board and batten, cement siding, or equivalent;
4. Roof profile variation, such as gables or dormers, on two sides or more;
5. Two or more upgraded windows treatments, such as picture windows, bay windows, sitting windows, shutters, dormers, transoms, or mullions; or
6. Post or pilasters of contrasting color or material to primary siding (if selected with a contrasting color or material listed in B.iv.4, the post or pilaster may be of the same color as the contrasting color or material).
v. Duplication of architectural elements and building profile between any two houses is prohibited unless sufficient separation is provided, with the following requirements being the minimum conditions for separation:
1. Duplication is prohibited among any group of four houses with a dedicated street running between, through or within the grouping. This requirement applies to houses which face each other across a street or wrap around the end of a cul-de-sac, or have lot lines which overlap to any extent;
2. Any group of four houses located on the same side of a street which runs between intersecting streets, or an intersecting street and a cul-de-sac, eyebrow, knuckle, or street terminus;
3. Any houses located on corner lots whose side yards each parallel the same intersecting street and are less than three blocks apart;
4. Any two or more houses which face across a street from each other and have lot lines which overlap to any extent.
vi. Interior finishes shall include all of the following elements: wood cabinets, backsplash in kitchen, all ceramic or equivalent bath fixtures, fiberglass bath tubs, upgraded or low-e coated windows, manufacture upgrade on insulation, stone look laminate in kitchen, decorative treatments on all windows.
vii. Accessory structures shall conform to the schematic found on page 9 of Exhibit C.
C. Landscape and Screening
i. Each house shall have one (1) three-inch caliper tree and shrubs totaling 15 gallons at the time of occupancy.
ii. Screening shall be a combination of Type 1 masonry screening fence (where the development abuts properties facing Shady Grove Rd) and Type 2 as detailed on Page 9 of Exhibit C.
D. Site Amenities
i. The amount of open space and number of amenities shall be consistent with what is depicted on the Concept Plan. All amenties that abut residential units shown within a phase (inlcuding those across the street from a residential unit) shall be constructed prior to completion of that phase.
ii. Owner of the MHP shall maintain open space and amenities, keep common areas mowed and clean of debris, and replace decomposed granite on trails as needed.
E. Parking
i. Each unit shall have three off-street parking spaces.
III. Security, Management, and Maintenance Standards
A. The property owner shall install and maintain security cameras and license plate readers at both gated entrances.
B. The office shall be staffed with an on-site manager.
C. A security guard shall be on site 24 hours a day and shall patrol the property in a marked security vehicle at regular intervals.
D. The property owner shall maintain internal streets so as to provide a safe driving surface. Any holes, ruts, ridges or other defects greater than two (2) square feet in area or which creates a hazardous driving surface shall be repaired within ten (10) days of notification by the Code Compliance Supervisor or designee.
SECTION 4.
Compliance
That, all development must conform to the approved site plan and all exhibits incorporated as exhibits to this ordinance, as well as those incorporated herein by reference.
1. By this Ordinance, this Specific Use Permit shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if a building permit is not issued for said use within one (1) year after City Council adoption of this Ordinance, or upon cessation of said use for a period of six (6) months or more.
2. It shall be unlawful for the owner, manager, or any person in charge of a business or other establishment to violate the conditions imposed by the City Council when a Specific Use Permit is granted, and the violation of those conditions could result in a citation being issued by the appropriate enforcement officers of the City of Grand Prairie. Violation of this provision may be punishable in accordance with Section 1-8 of the Code of Ordinances of the City.
3. This Specific Use Permit shall run with the land and therefore may be transferred from owner to owner; however, each new owner shall obtain a new Certificate of Occupancy.
4. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its number and title.
SECTION 5. THAT a Site Plan shall be reviewed and approved by the City Council prior to the issuance of any building permits.
SECTION 6. 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 7. THAT all ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 8. 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 August, 2018.
Ordinance No. 10507-2018
Specific Use Permit No. 1057
Case No. SU180801