From
Chris Hartmann
Title
Z121003 - Zoning Change - Mira Lagos D (City Council District 6). Approval of a Zoning Change from Agriculture (A) District to Planned Development 271B (PD-271B) District for single family residences on 5.8 acres. The subject property is zoned Agriculture (A) District and is generally located west of Lake Ridge Parkway on the south side of England Parkway. The property is in the Lake Ridge Parkway Overlay District. The owner is First Texas Homes, Keith Hardesty and the applicant is Daniel Dewey, JBI Partners. (On October 1, 2012, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0.)
Presenter
Director of Planning and Development Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
Consideration of a request for the approval of a Zoning Change from Agriculture (A) District to Planned Development 271B (PD-271B) District for single family residences on 5.8 acres. The subject property is zoned Agriculture (A) District and is generally located west of Lake Ridge Parkway on the south side of England Parkway. The property is in the Lake Ridge Parkway Overlay District.
ADJACENT LAND USES AND ACCESS:
North - To the north is the intersection of N. Camino Lagos and England Parkway, which is a principal arterial, six-lane divided (P6D) thoroughfare on the City’s Master Transportation Plan. At this intersection, England Parkway is 450 feet in width. All surrounding properties are within the Lake Ridge Parkway Overlay District.
South - To the south is a gas well site, Mira Lagos B, which is located on property zoned Agriculture (A) District. Farther south is S. Grand Peninsula Drive, which is a principal arterial, four-lane divided (P4D) thoroughfare on the City’s Master Transportation Plan.
East - To the east is vacant land Planned Development 271A (PD-271A) District for single family residential uses, public open spaces and a linear park.
West - To the east is vacant land Planned Development 271A (PD-271A) District for single family residential uses, public open spaces and a linear park.
PURPOSE OF REQUEST:
This request is for the approval of a Zoning Change from Agriculture (A) District to Planned Development 271B (PD-271B) District for single family residential uses.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Future Land Use Map of the 2010 Comprehensive Plan designates this area for Low Density Residential (LDR) uses. According to the Comprehensive Plan, Low Density Residential uses allow zero to six dwelling units per acre. The Planned Development (PD) zoning district is an appropriate zoning designation for regulating this use. In addition, the proposed Preliminary Plat provides about 250 units for 72.3 acres [P121001]. This calculates to about 3.46 units per acre. Thus, the proposed use is in conformance with the 2010 Comprehensive Plan.
The 5.8 acres parcel is surrounded on three sides by Planned Development 271A (PD-271A) District for single family detached uses. PD-271A was approved by City Council on November 5, 2002 [Ordinance 6730 & 6678]. The owner of the subject property was not ready to sell the property at the time that the surrounding properties were rezoned. The proposed ordinance for PD-271B duplicates the original ordinance for PD-271A. The design and location of single family detached residential lots, drainage areas and open spaces shall substantially conform to the original Concept Plan, which will be incorporated into the proposed PD ordinance.
ZONING HISTORY:
The subject property was annexed into the City of Grand Prairie on October 13, 1981 [Ordinance 3249]. The subject property has been zoned Agriculture (A) District since it was annexed.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Comprehensive Plan designates this area for low density residential uses. Low density residential uses allow zero to six dwelling units per acre, and the proposed subdivision will be about 3.46 dwelling units per acre. This use is in conformance with the Future Land Use Map of the 2010 Comprehensive Plan.
PROJECT’S VESTED STATUS:
The property is part of the Robert McCoy Survey, Abstract Number 1104, and a part of that 45.959 acre tract of land described as Tract 2 conveyed to Peninsula Investment Limited Partnership as recorded in Volume 16091, Page 17, Tarrant County Deed Records, and a part of that 72.378 acre tract of land described in a special warranty deed to First Texas Homes, Inc. as recorded in document number D212156965, Tarrant County Deed Records, City of Grand Prairie, Tarrant County, Texas. The subject property has never been platted. There are two companion cases for this property, Mira Lagos D Preliminary Plat [P121001] and Mira Lagos D-1 Final Plat [P121002]. This zoning change request will vest the subject property to the development standards in place as of the date of application submittal, August 14, 2012.
DENSITY AND DIMENSIONAL IMPACTS:
The Density and Dimensional Table is incorporated into the Planned Development Ordinance as Exhibit “A” in the attach.
REQUESTED APPEALS BY APPLICANT:
The applicant is not requesting any appeals.
RECOMMENDATION:
The Development Review Committee recommends approval of this request Planned Development 271B (PD-271B) District for a single family residential subdivision in accordance with all Unified Development Code requirements.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING MAP TO REZONE 5.783 ACRES OF LAND, BEING DESCRIBED AS PART OF THE ROBERT MCCOY SURVEY, ABSTRACT NUMBER 1104, AND A PART OF THAT 45.959 ACRE TRACT OF LAND DESCRIBED AS TRACT 2 CONVEYED TO PENINSULA INVESTMENT LIMITED PARTNERSHIP AS RECORDED IN VOLUME 16091, PAGE 17, TARRANT COUNTY DEED RECORDS, AND A PART OF THAT 72.378 ACRE TRACT OF LAND DESCRIBED IN A SPECIAL WARRANTY DEED TO FIRST TEXAS HOMES, INC. AS RECORDED IN DOCUMENT NUMBER D212156965, TARRANT COUNTY DEED RECORDS, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, GENERALLY LOCATED WEST OF LAKE RIDGE PARKWAY ON THE SOUTH SIDE OF ENGLAND PARKWAY, FROM AGRICULTURE (A) DISTRICT TO PLANNED DEVELOPMENT 271B (PD-271B) FOR SINGLE FAMILY RESIDENTIAL USES, PUBLIC OPEN SPACES, AND A LINEAR PARK; 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 (PD) for Single Family (SF) Residential Uses, Public Open Spaces, and a Linear Park; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 1, 2012 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 rezoning from Agriculture (A) District to a Planned Development (PD) for Single Family (SF) Residential Uses, Public Open Spaces, and a Linear Park 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 (PD) for Single Family (SF) Residential Uses, Public Open Spaces, and a Linear Park; 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 October 16, 2012 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, Fort Worth, 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 the classification 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:
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 the following described area from its classification of Agriculture (A) District to a Planned Development (PD-271B) for Single Family (SF) Residential Uses, Public Open Spaces, and a Linear Park, as depicted on the attached “Exhibit A,” which is incorporated herein by reference.
SECTION 2.
Purpose and Intent
The intent of this zoning ordinance is to create a development framework that encourages and supports higher standards usually found in a master planned community. A community with a distinct identity comprised of individual villages with curvilinear streets designed to create a sense of neighborhood and community. A community which will foster interaction of the residents though the use of public open space, pocket parks, and a linear park feature extending eastward from Day Miar Road to Arlington Webb Britton Road.
Standards on infrastructure, landscaping, and construction are intended to provide for the development of high quality residential and recreational development.
A homeowners association and/or 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.
The City of Grand Prairie, through the establishment of a Tax Increment Finance (TIF) District on the Estes Peninsula, will provide funding resources for the implementation of a comprehensive infrastructure and facility development plan for the subject property.
SECTION 3.
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.
Villages
Single Family Residential areas will be developed into separate “villages”. Each village will consist of lot sizes and house types, which are generally compatible. Each village will be developed to create a distinct identity.
1. Villages will be separated or created by the following:
a. Divided collector or arterial street
b. Open space (private or public)
c. Parks (private or public)
2. Each village shall have a minimum of 2 street entrances into the village. Landscaping. Entry monumentation and signage will be created to develop the village identity.
3. Each village shall be named separately.
C. Lot Dimensions and Requirements
Minimum lot dimensions and other criteria for the development of each village shall be in accordance with Exhibit A - Residential Land Uses.
D. Parks and Open Space
1. The designation of parks and open spaces shall generally conform to the Concept Plan Exhibit B.
2. Parks and open spaces within the villages shall include but not be limited to the following. These open spaces within the villages will be private and will be maintained by the Homeowners Association and/or Public Improvement District (PID):
a. Pocket Parks
b. Playgrounds
c. Lakes and water features
d. Trail system
e. Amenity Centers
f. Open Spaces
3. The existing TXU easement running through the site as shown in the Concept Plan, shall be used for a walkway system and a pedestrian linkage for all of the villages. This walkway system shall be provided as follows:
It shall be for running, walking and hiking and shall be constructed of a surface and material agreed to with the city and TXU.
The trail shall be of curvilinear design and shall meander through the designated trail easement.
The trail easement shall be landscaped to include trees (if allowed in the TXU easement) shrubbery and grass and shall be irrigated with an automatic irrigation system.
Concept plan and park design to be coordinated with the Parks and Recreation Department.
4. Central Open Space - Existing Broad Street shall be developed into 2 lanes in each direction, and shall be generally configured as shown in Exhibit B. The central open space will be a public improvement. The developer must submit final park development plans to the Parks and Recreation Department for approval. The area between the roadway sections will be developed into a public park or open space, and shall include the following amenities:
a. Trails.
b. Lakes and water features (may be used for drainage/detention purposes).
c. Passive recreational uses.
d. Destination pavilions.
Open space will be landscaped with trees, shrub and grass.
Entry features at both the east and west end of the open space.
Garages
1. Front entry garages will be allowed in areas “B”&“F” as depicted on attached Exhibit “B”. Twenty-five 25% of lots in area “G”, as depicted on attached Exhibit “B”, shall have side entry garages.
2. Areas “A”,”C”,”D”,”E” and “H”, as depicted on attached Exhibit “B”, will be allowed to have front entry garages on 50% of the lots. Side entry (“J”swing style included) and detached garages are to make up the remaining 50% of the lots.
3. On houses with a side entry garage (“J”swing style included), the front building line of the lot may be reduced to 20 feet.
4. All front entry garages shall be offset a minimum of 12” from the front of the house.
5. Double wide garage doors will be allowed on front entry garages when incorporated with additional architectural elements above the door unit such as, but not limited to, masonry in-filled gabled roof with articulated bond pattern, dormer window features, boxed windows and similar architectural elements.
6. A minimum 12-inch masonry column shall separate garages incorporating 2-single doors.
7. On three car garages, a double garage door shall be separated from the third door with a masonry column.
8. Carports will not be allowed.
Masonry Requirements
1. Masonry/stone requirement shall be a minimum of 80% on all residential structures except as stated below.
2. All elevations facing a dedicated street shall be 100% masonry or stone excluding gables, windows doors, gables, dormers, insets, areas under covered porches other architectural projections and/or accents
3. Fireplaces and chimney flues on exterior walls shall be 100% masonry chimney on all sides facing the street. The sides facing the roof may be hardy plank or stucco. Flues on interior fireplaces may be constructed of hardy plank or stucco.
4. All freestanding mailboxes shall be constructed of masonry or of a cast iron type design to create a unified design standard throughout the subdivision. The Homeowners Association and/or Public Improvement District (PID) shall maintain all such mailboxes.
Screening
1. A minimum 25-foot landscape/screening area shall be dedicated on all lots backing to a street with a right-of-way greater than 50-feet. This landscape area shall be planted with trees, shrubs and grass and shall be irrigated with an automatic irrigation system. The Homeowners Association shall maintain these areas. Lots backing the right-of-way shall be screened by one of the following:
a. 6-foot height solid masonry wall.
b. 6-foot height board on board cedar fence with galvanized metal posts and masonry columns at minimum of 60-feet centers with a minimum of 5-gallon large screening shrubs planted a minimum of 1 shrub per 9 Ln. Ft.
c. Wrought iron type fences, including tubular steel type fences, with living screen and landscaping shall include a minimum of 1 large screening shrub per 4 Ln. Ft.
d. In those instances where screening fences are included with the design of an entry feature, such fences shall extend into and along the side or rear lot lines, where such conditions exists, abutting the residential entry street(s) that extends into the village from the thoroughfare.
2. Lots will be required to front the Broad Street park/open space and the collector street as shown in the Concept Plan.
3. Plans for screening fences and entry monumentation shall be submitted to the Director of Development for approval. Such plans shall be included with the engineering plans at time of final platting.
Lot Landscaping
Each house at the time of occupancy shall have the following minimum landscaping:
1. 2-three-inch caliper trees planted in front of each house.
2. Tree species shall be in accordance with the City of Grand Prairie approved tree list.
3. Front yard shrubs shall be provided for each house in any size increment totaling a minimum of 30-gallons per residential lot.
4. Residential lots shall be sodded in accordance with the requirements of the Unified Development Code.
Lot Fencing
1. Fencing on individual lots shall conform to the following minimum standards and the codes and ordinances of the City of Grand Prairie. The stricter requirements shall apply.
2. Fences shall be constructed of wood, brick or wrought iron type fence.
3. Any fence constructed on the portion of the lot adjacent to a dedicated park or open shall be constructed of a wrought iron type fence in order to maintain a view into the adjacent area.
4. Fence heights shall be a minimum of 6-feet in height for wood fences and a maximum height of 4-feet for wrought iron type fences.
5. Wood fences shall be constructed so posts, rails and other support structures are not visible to the street rights-of-way.
6. Fences shall be constructed generally parallel to the street curb.
7. In those instances where residential side or rear yard fences face a public street, the fence shall not be closer than 15-feet from the right-of-way of a residential street, and 20-feet from the right-of-way of a collector street.
8. In those instances where a side or rear yard fence is across a street from a front yard condition, a standard development fence of a type described in Section G above, or as described in the property deed restrictions, shall be installed. Fence setbacks shall apply as described in Section I.7 above.
Alley
Alleys will not be required within this development.
Limited Access
1. Limited access with the use of automatic electric gates across private streets will be allowed in accordance with City of Grand Prairie Ordinances.
2. Emergency access will be provided with the use of knox locks. Access for other city services will be provided as required by the City of Grand Prairie.
Other Requirements
1. Roof Pitch - All primary roof structures on lots from 6,000 square feet to 7,999 square feet shall have a minimum pitch of 6:12. All primary roof structures on lots 8,000 square feet and greater shall have a minimum pitch of 8:12. Secondary roof structures (e.g. for porches, verandas and similar architectural attachments) may be constructed at a pitch complementary to the primary roof structure.
2. Repeat Elevations - No duplicate house elevations may be built on a lot within four lots of a house with the same elevation located on the same side of a street. No house may be built with the same elevation as one located directly across the street.
3. Repeat Brick - No brick type shall be allowed on a house within four lots of a house with the same brick type located on the same side of a street. No brick shall be repeated on a house directly across the street from a house with the same brick type.
4. Retaining Walls - Any retaining wall shall be constructed of approved stone. The use of wood or tie walls will not be allowed. Retaining walls greater than 4-feet in height shall be designed by an engineer licensed in the State of Texas.
5. All utilities shall be constructed below ground, except for major high voltage lines.
6. All streets, driveways and vehicular circulation areas shall be constructed of concrete. Except temporary parking and drive areas for model homes may be constructed of asphalt.
SECTION 4.
Homeowners Association and/or Public Improvement District
A mandatory property-owners association and/or a public improvement district (“PID”) shall be created to enforce the restrictions contained herein at the expense of the property owners of the development and/or PID, shall also maintain the Pocket Parks, Trail System, access gates, entrances into the villages, fencing, irrigation, and other common areas within the villages.
SECTION 5.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 6.
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 16TH DAY OF OCTOBER 2012.
ORDINANCE NO. 9446-2012
CASE NO. Z121003
PLANNED DEVELOPMENT NO. 271B