From
Rashad Jackson, AICP
Title
TA201003 - Hybrid Housing Text Amendment: Amend Residential Development Standards of the Unified Development Code to establish development and design standards for hybrid housing or build to rent residential development; an ordinance amending Appendix W Residential Development Standards; Article 4 Permissible Uses; Article 10 Parking and Loading Standards and Article 30 Definitions of the Unified Development Code.(On October 26, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Rashad Jackson, AICP
Recommended Action
Approve
Analysis
Hybrid housing, also known as build-to-rent homes, combines elements of traditional single family and multi-family development. It typically includes a mix of attached and detached single-story units available for rent on a single lot. Maintenance of individual units, common areas and landscaping is the responsibility of a single entity.
Over the last few months, the city has seen an increase in interest from developers wanting to construct hybrid housing. The Unified Development Code does not contain development standards specific to this style development. Previous hybrid housing developments have been allowed to develop under multifamily development requirements. The resulting developments have caused design concerns from staff and Council members.
History
The City Council Development Committee (CCDC) discussed possible opportunities to regulate this new housing trend. CCDC meetings were held on July 21, 2020 and September 21, 2020. The reviews highlighted their general concerns with design, building orientation along the right of way, screening and parking. Upon review of the UDC, staff noted that most all existing standards for Townhouse development would address the noted design concerns.
An amendment was proposed that will establish specific criteria for hybrid housing development in accordance with townhouse design regulations. The amendment will allow for a consistent design in line with City of Grand Prairie expectations.
Proposed Standards
As noted, staff recommends using the Townhouse design criteria as a basis for all hybrid housing development. Hybrid housing will be included in the Appendix W Townhouse Amenity, Design & Parking standards. The use, SF- Hybrid Housing (Build To Rent), will be added to Article 4 Permissible Uses. The use will be allowed under the SF - Townhouse zoning district. Hybrid housing planned developments will be required to use townhouse zoning as its base zoning district as well.
Most developers only implement the single-family unit as the “hybrid” aspect of the development with multifamily zoning used as the base zoning district. The increased density and typical site layout allowed for multifamily development can create design and function issues (access, parking, orientation) when trying to incorporate single family units. The goal would be to require additional single-family design and function elements to truly make a “hybrid” design that accommodates single family development.
Using the townhouse zoning designation for this use will also set a reasonable density baseline for proposed development as opposed to using the multifamily zoning designation. Staff also feels the townhouse amenity and design standard requirements will create developments more in line with other single-family developments.
The proposed amendment will allow for:
• More Townhouse Derived product
• Use of the existing Townhouse Amenity, Design & Parking standards set forth in Appendix W of the UDC. Simple way to regulate using existing design standards.
• Opportunity for Individual / Independent Access for each unit.
• Better building orientation. The Townhouse access and design standards address building orientation issues.
• Open space standards in line with Appendix W requirements.
• Proper ROW Screening / Landscape Buffers in accordance with existing Appendix W standards
Please see the attached ordinance and proposed amendments.
Financial Consideration
N/A
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING APPENDIX W "RESIDENTIAL DEVELOPMENT STANDARDS," ARTICLE 4 "PERMISSIBLE USES," ARTICLE 10 "PARKING AND LOADING STANDARDS," AND ARTICLE 30 "DEFINITIONS," OF THE UNIFIED DEVELOPMENT CODE, ESTABLISHED BY ORDINANCE NUMBER 4779, PASSED ON NOVEMBER 20, 1990; TO CREATE REGULATIONS FOR THE DEVELOPMENT OF HYBRID HOUSING OR BUILT TO RENT SINGLE FAMILY HOUSING; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; PROVIDING A PENALTY; PROVIDING A SAVINGS CLAUSE AND A SEVERABILITY CLAUSE; TO BECOME EFFECTIVE UPON ITS PASSAGE, APPROVAL, AND PUBLICATION.
WHEREAS, Section 1.11.3.1 of the Unified Development Code of the City of Grand Prairie, Texas states: “Amendments to the text of the Unified Development Code shall be initiated only by action of the City Council or City Council Development Committee directing the City Manager or designee to initiate such a request on behalf of the City, or by the initiative of the City Manager or designee.”, and
WHEREAS, the Office of the City Manager directed staff to initiate the preparation of an ordinance amending the Unified Development Code for submittal to the Planning and Zoning Commission of Grand Prairie, Texas for consideration of a recommendation to the City Council; and
WHEREAS, Notice was given of a public hearing on said amendments to be held by the Planning and Zoning Commission of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 P.M. on October, 26, 2020, such Notice of the time and place of such hearing having been given at least ten (10) 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, after consideration of said amendments, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted to recommend to the City Council of Grand Prairie, Texas, that said amendments should be approved since its provisions are in the public interest and will promote the health, safety and welfare of the community; 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 November 17, 2020 to consider the advisability of amending the Code of Ordinances and the Unified Development Code as recommended by the Planning and Zoning Commission, 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.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1. THAT, Section 16 of Article 4, “Permissible Uses” of the Unified Development Code, City of Grand Prairie, Texas, is hereby amended by adding "SF-Hybrid Housing (Build to Rent)" to the "Family Living Residential" use chart indicating such use as a permitted use in the townhome zoning district, with proposed additions of text being shown below in underlined print, and deleted text being shown with a single line strikethrough:
|
FAMILY LIVING RESIDENTIAL |
SF-5 |
SF-6 |
SF-Z |
SF-A |
2F |
TH |
MF-1 |
MF-2 |
MF-3 |
|
SF - HYBRID HOUSING (BUILD TO RENT) |
|
|
|
|
|
X |
|
|
|
SECTION 2. THAT, Article 30, “Definitions” of the Unified Development Code, City of Grand Prairie, Texas, is hereby amended by adding the following definition, with proposed additions of text being shown in underlined print, and deleted text being shown with a single line strikethrough:
"Dwelling, Hybrid Housing (build to rent): A dwelling, single family attached or townhouse, designed and constructed specifically for rent and located on a single lot or tract with multiple other units. This dwelling shall not be occupied by more than six (6) persons unrelated by blood, marriage, or adoption."
SECTION 3. THAT, Section 3 of the Table of Contents, through Roman Numeral IV, of Appendix W "Residential Development Standards" of the Unified Development Code, City of Grand Prairie, Texas, is hereby amended to read as follows, with proposed additions of text being shown in underlined print, and deleted text being shown with a single line strikethrough:
|
Section 3 |
Standards for Townhouse, Hybrid Housing and Multi-Family Development |
|
|
I. Exterior Design Requirements |
|
|
II. Amenity and Design Standards for Multi-Family Developments |
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III. Off-Street Parking Standards for Multi-Family Developments |
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IV. Amenity and Design Standards for Townhouse and Hybrid Housing Developments |
SECTION 4. THAT, Section 3, Subsections IV and V of Appendix W "Residential Development Standards" of the Unified Development Code, City of Grand Prairie, Texas, are hereby amended to read as follows, with proposed additions of text being shown in underlined print, and deleted text being shown with a single line strikethrough:
"IV. AMENITY AND DESIGN STANDARDS FOR TOWNHOUSE AND HYBRID HOUSING DEVELOPMENTS
A. To present an attractive streetscape, developers are encouraged to design single-family attached and , townhouse and hybrid housing units such that front yards face dedicated streets with back yards facing each other or internal alleyways.
B. A developer may propose an alternative frontage, such as green space, if a common access road meeting the specifications for a commercial fire lane is provided along the rear or sides of each unit. This standard may be modified only if each individual unit accessed by the street is equipped at time of occupancy with an automatic sprinkler system. Any modification to the standard requires City Council approval.
C. Any portion of a single-family attached or , townhouse and hybrid housing development where the back or side yards of individual units face a dedicated arterial or collector street shall provide a Type I perimeter screening fence a minimum of 6 feet in height. Individual units with front yards facing a dedicated street classified as an arterial shall provide a Type II fence a minimum of four (4) feet in height. As noted in IV.A., developers are encouraged to design the units such that front yards face dedicated streets with back yards facing each other or internal alleyways.
D. Hybrid housing developments shall contain security gates at all entrances to the complex. A single gated entrance and exit point for residents and visitors should be provided along with a minimum of one secondary access point designated for emergency access. A turnaround must be provided prior to the gate. All gates shall be installed with an automated entry device approved by the Fire Department to facilitate emergency access.
E. A mandatory Property Owner’s Association or Public Improvement District shall be responsible for the maintenance of common elements, including, but not limited to, the following:
1. Required screening along dedicated streets;
2. Landscaping and irrigation in common areas or rights of way;
3. Common building exteriors and roofs, or private building exteriors or roofs placed under a dedicated maintenance easement;
4. Common yards;
5. Front yards of individual units, whether such yards are under private or common ownership;
6. Internal access drives, if not dedicated as public right of way;
7. Parks and other common areas within the development area.
F. Association documents shall be reviewed by Staff and be subject to approval by the City to insure that they conform to all requirements of this section and other applicable City ordinances and concerns. The documents shall be filed of record prior to approval of the final plat. This requirement may be waived for infill development of four units or fewer.
G. Recommended Design and Architectural Techniques
1. Architectural Techniques, such as varied front setbacks of windows and balconies, and changes in material, color, and texture, should be used to articulate facades and sidewall elevations. Where rear walls are visible from public street, similar techniques should be used.
2. Exterior materials other than roof materials, windows, and railings, should consist of durable products including masonry as defined in this Appendix, architectural metal panel, or engineered wood.
3. If a flat roof is utilized for the primary roof surface, the design should employ the following architectural treatments:
a. Provide substantial horizontal and vertical offsets from the primary cornice elevation over a minimum of 30% of the linear footage of each building. As an alternative, each demised space may employ its own offset from adjoining units, provided the horizontal or vertical offset is no less than 5% of the adjoining unit(s) based on the adjoining unit(s) overall height.
b. Provide corner treatments for flat roofs at all building corners including a minimum of one sloped or non-horizontal element. The corner treatments should extend from each corner a minimum of 10% of the total distance between the terminating corners of each building side. As an alternative, unique offsets may be provided for each demised unit.
c. Provide parapets and other structures not employing a hipped or mansard roof design that are finished on all sides with a three dimensional cornice element.
4. Mailboxes serving residential units shall be centrally located, be constructed of materials similar to those utilized on residential dwellings, and be equipped with safety lighting. The mailboxes shall be placed in a common lot with a minimum of 10 feet in depth as measured from the right of way. The mailboxes and common lot shall be maintained by the Property Owner’s Association.
5. All exterior fireplace chimneys, including roof-protruding chimneys, shall should be 100% incased with a masonry or stone product.
6. Repeat color of brick, stone, siding or other non-accent fascia material should not be used within four consecutive residential units.
H. Landscaping requirements for townhouse and hybrid housing development:
1. Each individual residence at the time of occupancy shall have the following minimum landscaping:
a. Tree planting requirement.
i. For lots containing 5,000 square feet or less: One three-inch caliper tree planted in front of each residence with a second three-inch caliper tree to be located per Developer/Owner preference. Tree species shall be in accordance with the City of Grand Prairie approved tree list (See Exhibit 5). Large and medium trees may NOT be planted beneath utility lines.
ii. For lots greater than 5,000 square feet in area: One three-inch caliper tree shall be planted in front of each house with an additional two three-inch caliper trees to be located per Developer/Owner preference. Tree species shall be in accordance with the City of Grand Prairie approved tree list (See Exhibit 5). Large and medium trees may NOT be planted beneath utility lines.
iii. In addition to the requirements above, the developer shall plant one tree per 2,500 square feet of developed area, including streets and drainage facilities.
b. Front yard shrubs shall be provided for each residence in any size increment totaling a minimum of 30-gallons per residential lot. Shrub species to be in accordance with the City of Grand Prairie approved shrub list (see Exhibit 5).
c. Lots may contain up to 40% of landscape area in groundcover.
d. A developer may request credit of up to five (5) trees per design recommendation, if the developer demonstrates that a townhouse development will provide those items listed in section F.1, F.2, and 3.a, 3.b, and 3.c, up to a maximum credit of 25 trees.
I. For townhouse developments with individual platted lots, all platted lots shall have access to a public street or to a private internal access drive and utility easement. Private access drives shall be dedicated as separate lots which shall be under the ownership of the Property Owner’s Association.
J. For hybrid housing developments, developed on a single tract or lot, all units shall have access to a private internal access drive. Private access drives shall be dedicated in a separate mutual access easement under the ownership of the Property Owner’s Association.
V. OFF-STREET PARKING STANDARDS FOR TOWNHOUSE AND HYBRID HOUSING DEVELOPMENTS
A. Townhouse or hybrid housing development shall provide a minimum of two (2) garage spaces for each unit with two (2) or more bedrooms. Single bedroom units may provide one (1) garage space.
1. All garage units shall be directly accessible to the living area of the residential unit unless the location and size of detached garage units are specifically approved by City Council.
2. Guest parking shall be required in accordance with Article 10, Parking and Loading Standards. Developments which do not dedicate public streets shall provide guest spaces in common areas with pedestrian linkages to the units they serve.
B. Tandem parking behind the garage may be included in the guest parking calculation if minimum of twenty (20) feet of pavement is provided between the face of the garage door and the boundary of a public right of way, fire lane, or dedicated access drive. Garage units shall be used only for the parking of motor vehicles with no more than two wheel axles which are used as the primary mode of street transportation by the occupant."
SECTION 5. THAT, Section 3, subsection VI (A) of Appendix W "Residential Development Standards" of the Unified Development Code, City of Grand Prairie, Texas, is hereby amended to read as follows, with proposed additions of text being shown in underlined print, and deleted text being shown with a single line strikethrough:
"VI. TREE CREDITS FOR TOWNHOUSE, hybrid housing AND MULTI-FAMILY DEVELOPMENT
A. Existing trees may be used to fulfill tree-planting requirements if such trees are in a healthy and growing condition. When existing trees are used to fulfill screening and landscape requirements, their locations shall be accepted and the formal spacing requirements of the screening and landscape standards may be waived.
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Existing Trees |
Tree Credit |
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1 Tree, Less Than 3” in Caliper |
0 |
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1 Tree, 3.1” up to 6” in Caliper |
1 |
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1 Tree, 6.1” up to 9” in Caliper |
2 |
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1 Tree, 9.1” up to 12” in Caliper |
3 |
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1 Tree, 12.1” up to 16” in Caliper |
5 |
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1 Tree, Larger Than 16” in Caliper |
8" |
SECTION 6. THAT, the use classification table set forth in Section 7, Subsection 10.7.2 of Article 10 "Parking and Loading Standards" of the Unified Development Code, City of Grand Prairie, Texas, is hereby amended by amending the "Residential" use classification identified as "Single Family: SF-A, SF-T" to read as follows, with proposed additions of text being shown in underlined print, and deleted text being shown with a single line strikethrough:
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"Single Family: SF-A, SF-T, SF - Hybrid Housing |
" |
SECTION 7. THAT, Section 7, Subsection 10.7.5 of Article 10 "Parking and Loading Standards" of the Unified Development Code, City of Grand Prairie, Texas, is hereby amended to read as follows, with proposed additions of text being shown in underlined print, and deleted text being shown with a single line strikethrough:
"10.7.5 Off-Street Parking Standards for Single Family Attached and , Single Family Townhouse and Hybrid Housing Uses
A. Required garage parking shall be directly accessible to the living area of the residential unit. All parking garages shall be equipped with carbon monoxide detectors located inside the living unit adjacent to the interior door that provides access into the garage from the living unit.
B. Tandem parking behind the garage that does not encroach into the adjoining access drive or street right-of-way, may be included in the guest parking calculation for single family attached and townhouse developments. Garage units shall be used only for the parking of motor vehicles containing no more than two wheel axles and that are used as the primary mode of street transportation by the occupant.
C. All front entry garages shall be setback a minimum of 12” from the nearest front building elevation.
D. Covered parking spaces shall be provided for 40% of all units for a townhome development that provides common parking areas in addition to the required garage parking specified in Section 10.7.2. Covered parking within a common parking area shall be architecturally enclosed on three sides by a brick or stone masonry material and be equipped with internal lighting. The roof structure for covered parking and carport structures shall have a minimum roof pitch of 6:12 and be constructed of a similar roofing material used for the main residential building. A flat roof design is not permitted for covered parking. Such covered parking will be classified as an accessory structure and shall be subject to the setback requirements of Article 6.6.1. Covered parking structures shall not be located within the required front or side yard building setback abutting a designated arterial or collector thoroughfare."
SECTION 8. THAT Appendix W, and Articles 4, 10, and 30, of the Unified Development Code of the City of Grand Prairie, as amended, shall be and remain in full force and effect save and except as amended by this Ordinance, and for necessary modifications to the “Table of Contents” affecting page numbering, and for necessary modifications to related terminology or phrases that have been modified by this amendment that will affect a similar modification to interrelated terminology and phrases cross-referenced in other Articles in the Unified Development Code.
SECTION 9. THAT if any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provisions and such holding shall not affect the validity of the remaining portions thereof.
SECTION 10. THAT all of the regulations provided in this ordinance are hereby declared to be governmental and for the health, safety and welfare of the general public. Any member of the City Council or any City official or employee charged with the enforcement of this ordinance, acting for the City of Grand Prairie, Texas, in the discharge of his duties, shall not thereby render himself personally liable; and he is hereby relieved of all personal liability for any damage that might occur to persons or property as a result of any act required or permitted in the discharge of his said duties.
SECTION 11. THAT a violation of this Ordinance is a misdemeanor punishable in accordance with Section 1-8 of the Code of Ordinances of the City of Grand Prairie, and any person, firm, association of persons, company, corporation, or their agents, servants, or employees violating or failing to comply with any of the provisions of this article shall be fined in an amount not to exceed two thousand dollars ($2,000.00), and each day any violation of noncompliance continues shall constitute a separate and distinct offense. The penalty provided herein shall be cumulative or other remedies provided by state law, and the power of injunction as provided in V.T.C.A. Local Government Code Section 54.016 and as may be amended, may be exercised in enforcing this article whether or not there has been a complaint filed.
SECTION 12. THAT this ordinance shall be in full force and effect from and after its passage, approval and publication.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, THIS THE 17th DAY OF NOVEMBER, 2020.
ORDINANCE NO. 10941-2020
CASE NO. TA201003