From
Chris Hartmann
Title
Z181201/CP181201 - Zoning Change/Concept Plan - Wildwood Oaks (City Council District 1). Zoning Change/Concept Plan request from Single Family-1 (SF-1) to a Planned Development (PD) to allow construction of six (6) residential lots and one common lot on 2.741 acres. Lot 11R, Block 13, Wildwood Oaks, City of Grand Prairie, Dallas County, Texas, zoned Single Family-1 (SF-1) and within the Highway 161 Corridor Overlay District (Hwy 161 Corridor). (On December 3, 2018, the Planning and Zoning Commission recommended denial of this request by a vote of 5-2).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change/Concept Plan request from Single Family-1 (SF-1) to a Planned Development (PD) to allow construction of six (6) residential lots and one common lot on 2.741 acres. Lot 11R, Block 13, Wildwood Oaks, City of Grand Prairie, Dallas County, Texas, zoned SF-1, Single Family-1 and within the Highway 161 Corridor Overlay District.
PURPOSE OF REQUEST:
The purpose of the request is to rezone 2.741 acres from Single Family 1 to a Planned Development District for a residential subdivision with 6 units.
ADJACENT PROPERTIES:
North: SF-1, Single Family 1 Dwelling District
East: SF-1, Single Family 1 Dwelling District (Church)
South: SF-1, Single Family 1 Dwelling District
West: SF-1, Single Family 1 Dwelling District
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Concept Plan depicts a private road running into a cul-de-sac into which 6 residential lots will be located. The private road connecting to Rock creek will be managed by the HOA created from this subdivision. These lots meet the area minimums at 12,000 square feet, while not meeting the width and depth requirements. The houses will be built at approximately 1,700 square feet. This is 700 square feet less than what is typically required in a Single Family 1 Residential District (2,400 square feet), but it will allow for a smaller footprint more tailored to those looking to downsize such as empty nesters, and will allow tree preservation.
HISTORY:
The property was previously replatted at the end of 2017 under the project number RP170902. The plat was approved September 19, 2017.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Low Density Residential. The proposal is consistent with the FLUM. The proposal is also consistent with goals and policies contained in the 2010 Comprehensive Plan, specifically:
• Goal 3: Revitalize older developed areas;
• Goal 12: Achieve a broad housing selection for a diverse population.
DRAINAGE:
Full engineering will be required with Final Plat. The developer is required to contain the flows to maintain the current outflow and velocity.
DEVELOPMENT STANDARDS:
Density and Dimensional Standards
|
Table 1: Density and Dimensional Standards |
|
|
Standard |
UDC |
Proposed |
Meets |
|
Lot Depth (Ft.) |
120 |
100 |
No |
|
Lot Width (Ft.) |
80 |
80 |
Yes |
|
Minimum Lot Area |
12,000 sf |
12,000 sf |
Yes |
|
Minimum Living Area |
2,400 sf |
2,000 sf |
No |
|
Front Yard (Ft.) |
30 |
25 |
No |
|
Side Yard on Street (Ft.) |
15 |
15 |
Yes |
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval as presented.
At its December 3, 2018 meeting, the Planning and Zoning Commission voted 5-2 to recommend denial, citing concerns over the number of variances requested by the applicant from SF-1 standards.
APPLICANT RESPONSE:
The applicant has reduced the number of variances by meeting the 80 foot lot width requirement and the setback requirements. The applicant is requesting variances to minimum lot depth (100 feet) and minimum front setback (25 feet) due to the width of the property, and minimum house size (2,000 square feet proposed) due to market preference.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 2.741 ACRES IN WILDWOOD OAKS ADDITION, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, MORE FULLY DESCRIBED BELOW, FROM SF-1, SINGLE-FAMILY RESIDENTIAL DISTRICT TO A PLANNED DEVELOPMENT FOR SINGLE-FAMILY 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 SF-1, Single-Family Residential District to a Planned Development for Single-Family Residential Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on December 3, 2018, 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 5 to 2 to deny the application to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of SF-1, Single-Family Residential District to a Planned Development for Single-Family Residential 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 December 11, 2018, to consider the advisability of amending the Zoning Ordinance and Map as denied 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 SF-1, Single-Family Residential District to a Planned Development for Single-Family Residential 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 3123, 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 SF-1, Single-Family Residential District to a Planned Development for Single-Family Residential Uses;
SECTION 2.
Purpose and Intent
That the purpose of this Planned Development is to establish development standards particular to the property shown in Exhibit A - Location Map and described in Exhibit B - Metes and Bounds as Lot 11R, Block 13, Wildwood Oaks Addition, as corrected and recorded with the County of Dallas, Texas on September 10, 2018, and to facilitate development of compatible and appropriate uses on the property as well as appropriate design standards and street access standards.
SECTION 3.
Development Standards
Any and all development on this property shall adhere to the standards listed below:
1. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed for the SF-1, Single Family-One Residential District.
2. Development shall generally conform to the approved Concept Plan attached herein as Exhibit C - Concept Plan in terms of its character, layout, intensity of use, and site circulation.
3. Any proposed development may be considered so long as the use is listed as an approved use for the SF-1, Single-Family Residential District in the Use Charts of the Unified Development Code of the City of Grand Prairie, and the proposal follows the Development Standards listed herein.
4. The development may utilize a 25 foot wide private street as depicted on the Concept Plan. The street shall be operated by and maintained by a Homeowner's Association (HOA). The HOA shall be established and registered prior to filing of a Final Plat.
5. The private street shall be marked as a fire lane and no on-street parking shall be permitted thereon. Private street design, drainage, construction, and material is subject to approval by the City in conjunction with Final Plat approval.
6. The City of Grand Prairie shall assume no responsibility for the maintenance or operation of any private road or access drive serving the development authorized by this ordinance.
7. Dimensional Standards:
a. Lot Depth shall be a minimum of 100 feet;
b. Front Yard Setback shall be a minimum of 25 feet;
c. Minimum Living Area shall be 2,000 square feet
SECTION 4. 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 5. THAT 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 11th day of December, 2018.
Ordinance No. 10571-2018
Zoning Case No. Z181201/CP181201
Planned Development No. 385