From
Chris Hartmann
Title
Z191201/CP191201 - Zoning Change/Concept Plan - 161 Townhomes (Commissioner Fisher/City Council District 1). A request to change the zoning from PD 102 to a Planned Development for Townhomes. The concept plan depicts 40 units with green space areas. Located at 1325 Robinson Road and 852 Robinson Court. Legally described as 2.95 acres out of the Charles Gibbs Abstract 534 Pg 372 and Lot 5, Block 1, out of the Robinson Court Replat Addition, City of Grand Prairie, Dallas County, Texas. The applicant is Michael Wright, M. J. Wright Architects and the owner is Kelvin Hoang, Clouda Development LLC. (On January 6, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zone Change from PD-102 to a Planned Development for Townhomes, located at 1325 Robinson Road and 852 Robinson Court. Legally described as 2.95 acres out of the Charles Gibbs Abstract 534 and Lot 5, Block 1, out of the Robinson Court Replat Addition, City of Grand Prairie, Dallas County, Texas.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
C Undeveloped |
|
|
South |
PD-102, MF-1 |
Duplexes |
|
West |
LI, PD-200 |
SH-161; Poly America |
|
East |
C, MF-1 |
Churches |
PURPOSE OF REQUEST:
The purpose of this request is to change the zoning on 4.39 acres from PD-102 to a Planned Development for Townhomes. The development proposes 40 units accessible from Robinson Road.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) designates the subject property as Mixed Use. An entirely Multi-family development is not consistent with the current FLUM designation. The applicant is requesting a plan amendment (CPA191201) to change the FLUM from Mixed Use to Medium Density Residential. Staff is supportive of a comprehensive plan amendment based on the proposal being consistent with the following 2018 Comprehensive Plan goals, policies, and objectives:
• Achieve a broad housing selection for a diverse population;
• Provide housing options that serve the needs of the population throughout the stages of their lives;
• A mix of residential densities offers the City opportunities to attract and retain businesses as well as generate higher ad valorem tax revenues than through low density residential alone; and
• Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
DEVELOPMENT REVIEW:
The number of units will depend on final location of utilities, drainage, setbacks and parking. Staff has found no indication of adverse impacts on neighboring lands in relation to the zone change, or adverse effects on the public health, safety, or welfare with the appropriate density. Approving the change to a Planned Development will allow the owner to develop the underutilized parcels. In addition, higher density residential uses are ideal along major arterials, and act as a buffer between less intense residential uses, however, staff has concerns with the feasibility of the project with the proposed 40 units that will need to be addressed at the site plan phase.
A Site Plan is required for any townhome use on the property. Planned Developments require a Site Plan for any construction, and UDC Articles VII and Appendix W require Site Plan approval. The Site Plan will analyze density and dimensional requirements, parking, building design, landscaping, amenities, utilities, and drainage.
DENSITY AND DIMENSIONAL STANDARDS:
The existing base zoning is PD-102, the proposed base zoning for the 4.39 acres is a Planned Development for Townhomes. All zoning will defer to the Unified Development Code (UDC) as amended.
Dimensional Requirements
A residential townhome development will conform to the proposed development standards and the provisions for Single Family-Townhouse (SF-T) District in the Unified Development Code (UDC).
|
Table 2: SF-Townhome |
|
Standard |
Required |
|
Maximum Density |
13.2 |
|
Minimum Living Area (Sq. Ft.) |
1,150 to 1,299 = 30% 1,300 = 70% |
|
Minimum Lot Width |
21-29=30% 30=70% |
|
Minimum Lot Depth |
80-99=30% 100=70%. |
|
Minimum Front Yard Setback (ft.) |
17 |
|
Side Yard Setback Internal |
5 (not attached) 0 (attached) |
|
Side Yard Setback On Street |
15 |
|
Rear Yard Setback |
10 |
|
Max Height |
35 |
PROPOSED DEVELOPMENT OVERVIEW:
The following table provides a summary of the proposed development.
Parking
The following shows the proposed parking being provided.
|
Table 3: Parking |
|
Standard |
Required |
|
1 Garage Space Per 1 bdrm |
1 |
|
2 Garage Spaces Per 2+ bdrm |
2 |
SITE LAYOUT:
The site has frontage along Robinson Road and will have private internal street access on Robinson Ct that will have several hammerhead streets going north and south to access the individual townhomes.
BUILDING DESIGN:
Townhome developments are required to meet the standards contained in Appendix W of the UDC. These standards include building articulation, materials, architectural features, and other design elements, and will be evaluated for at the Site Plan phase.
RECOMMENDATION:
Section 16.4.1 of the Unified Development Code provides criteria by which a Site Plan should be evaluated, along with requirements of the Drainage Design Manual.
Staff has no objection to the zone change. Utilities and drainage will be adressed at the Site Plan phase.
On January 6, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 2.95 ACRES OUT OF THE CHARLES GIBBS SURVEY, ABSTRACT 534 ALONG WITH LOT 5, BLOCK 1, ROBINSON COURT ADDITION, IN THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, FROM PD-102, PLANNED DEVELOPMENT FOR PAINTING, REPAIRING, AND STORAGE OF ADVERTISING SIGN TO A PD, PLANNED DEVELOPMENT DISTRICT FOR SINGLE-FAMILY TOWNHOMES; 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 PD 102, to a PD, Planned Development District for Townhome Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on January 6, 2020, after written notice of the public hearing had been sent to owners of real property lying within 300 feet of the property on which the change of classification is proposed, 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 8-0 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 PD 102, to a PD, Planned Development District for Townhome 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 January 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 PD-102 to a PD, Planned Development District for Single-Family Townhomes; 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 PD-102 to a PD, Planned Development District for Single-Family Townhomes; as depicted in Exhibit A - Location Map.
SECTION 2.
Purpose and Intent
The purpose of this planned development to create a townhome development and 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.
Development Standards
I. Applicability
All development on land located 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, and amenity areas shall substantially conform to the locations shown on the approved Site Plan.
II. Base Zoning
1. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to the regulations of the SF-T, SF-Townhouse, and Appendix W of the Unified Development Code applicable to townhome development;
2. The property lies within the SH161 Corridor Overlay, a district of architectural significance that was created prior to April 1, 2019. Final building elevations shall conform to the recommendations of Sections 3 and 4, Appendix W of the Unified Development Code;
3. The number of units constructed on the property shall not exceed 40.
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 21st DAY OF JANUARY 2020.
ORDINANCE NO. 10791-2020
PLANNED DEVELOPMENT NO. 398