From
Chris Hartmann
Title
Z150703/CP150702 - Zoning Change/Concept Plan - Polo Residential (City Council District 6). Amend the concept plan for Tract Number 20 of Planned Development-136 (PD-136) District. The 8.98-acre property, located at 4603 S. Carrier Parkway, 4607 S. Carrier Parkway, and 4611 S. Carrier Parkway, is zoned PD-136. The owner/applicant is William Pohl. (On August 3, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 6-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to amend the concept plan for Tract Number 20 of Planned Development-136 (PD-136) District. The 8.98-acre property, located at 4603 S. Carrier Parkway, 4607 S. Carrier Parkway, and 4611 S. Carrier Parkway, is zoned PD-136.
ADJACENT LAND USES AND ACCESS:
Direction Zoning Existing Use
North PD-136 Undeveloped
South PD-136 Park
East PD-136 Undeveloped
West PD-261 Undeveloped
PURPOSE OF REQUEST:
The applicant is proposing to change the zoning on 8.98 undeveloped acres in PD-136 to allow single family residential uses. The subject site is currently zoned PD-136 for retail uses.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Commercial/Retail/Office (CRO) uses. The residential use is inconsistent with the existing land use designation. Annually, staff amends the Future Land Use Map (FLUM) to address inconsistencies.
ZONING REQUIREMENTS
The applicant proposes to develop the property in substantial conformance with the SF-6 (Single Family 6) adopted standards of the Unified Development Code (UDC); except where specific deviations are called out in the proposed PD development standards.
Dimensional Requirements
The subject site is evaluated against the adopted SF-6 requirements and the proposed development standards, which are proposed for this property. The following table provides detailed dimensional requirements information.
Standard Required Provided Meets Proposed by PD
Minimum Lot Area 5,000 s.f. 5,500 s.f. Yes 5,500 s.f.
Minimum Width 50 ft. 35 ft.* - 50 ft. No 35 ft.* - 50 ft.
Minimum Depth 100 ft. 110 ft. Yes 110 ft.
Front Yard Setback 25 ft. 20 ft. No 20 ft.
Rear Yard Setback 10 ft. 10 ft. Yes 10 ft.
Side Yard Setback 5 ft. 5 ft. Yes 5 ft.
Maximum Lot Coverage 50% 65% No 65%
Minimum Living Area 1,400 s.f. 2,000 s.f. Yes 2,000 s.f.
Minimum Roof Pitch 6:12 8:12 Yes 8:12
Minimum Masonry Content 80% 85% Yes 85%
Maximum Net Density (dwelling units per net acre) 8.7 5.73 Yes 41 unit maximum
* The lot width will be 35 feet for lots on the cul-de-sac or a “knuckle”.
ADDITIONAL ENCUMBRANCES
The entire property is within an existing Public Improvement District (PID #1) and a Homeowners Association (HOA) is required. The proposed PD development standards include a requirement for creation of an HOA. Additionally, at Staff’s request, the applicant has contacted the PID #1 Board to make them aware of the change in use.
RESOLUTION 3924
Residential subdivisions in the City are reviewed against the provisions of Resolution 3924 in addition to other applicable provisions of the Code of Ordinances. The applicant meets many of the provisions of Resolution 3924 below is a review or the proposal against the resolution:
ü Section II(A)(1)(a) states: “A lot size of 7,800 to 8,999 square feet shall be a required for a minimum of eighty percent (80%) of the total platted lots within the Zoning Area.” As proposed 30% of the lots are between 7,800 and 8,999. This provision has not been met.
ü Section II(A)(1)(b) states: “A lot size of 9,000 square feet or greater shall be required for a minimum of 20% of the total platted lots within the Zoning Area.” As proposed 14% of the residential lots are greater than 9,000 square feet. This provision has not been met.
ü Section II(A)(2)(a) states, “minimum lot width to be 65 feet.” The minimum lot with proposed is 50 feet and 35 feet for lots on a cul-de-sac or knuckle. This requirement is not met.
ü Section II(A)(2)(a) states, “Lots facing a “T” type street intersection shall have a minimum width of 80 feet.” There are two lots that are affected by this provision neither of which are 80 feet wide. This provision is not met.
ü Section II(A)(4) states, “Interior side setback shall be a minimum of 6 feet.” The applicant is proposing 5 feet interior setbacks. This provision has not been met.
ü The provisions in Sections II(A)(5 - 11 and 13 - 14), except that Section II(A)(8) is modified to allow 20-foot setback with no other changes to the provision. Section II (B), and Sections III and IV are provisions dealing with the construction of the dwelling units. Staff is recommending that these provisions be incorporated by reference into the PD ordinance governing this development.
REQUESTED APPEALS BY APPLICANT:
The applicant is proposing 14 deviations to Resolution 3924; three of which are more restrictive than 3924. The requested exceptions to Resolution 3924 are less restrictive:
Ø Section II(F) states: “Residential streets with a paved width of 27 feet shall not intersect arterial or collector thoroughfares unless the paving width is flared to 37 feet at the point of intersection with said thoroughfare. The 37-foot paved width shall taper back to a standard 27-foot paved width at a certain distance back from said thoroughfare in accordance with applicable provisions contained in Section 23, Master Transportation Plan, of the Unified Development Code (UDC).” As proposed the applicant is proposing one entry with two 24-foot-wide lanes divided by a median off of Polo Road. The Transportation Division Staff has reviewed the proposal and has no objection to the proposed access.
ü Section II(A)(1)(a) and (b) requires minimum lot sizes of 7,800 to 8,999 square feet for 80% of the total platted lots with 20% of the total lots being a minimum of 9,000 square feet. As proposed 30% of the lots are between 7,800 and 8,999; 29 of the 41 lots are smaller than 7,800 square feet. As proposed 14% of the residential lots are greater than 9,000 square feet; six of the 41 lots are over 9,000 square feet.
Ø Section II(A)(2)(a) states, “minimum lot width to be 65 feet.” The minimum lot with proposed is 50 feet.
Ø Section II(A)(3) requires maximum lot coverage of 60%; as proposed, maximum lot coverage will be 65%.
Ø Section II(A)(4) requires interior side yard setbacks to be a minimum of six feet; as proposed, five feet interior setbacks are provided.
Ø Section II(A)(7)(b) requires corner lots with a rear yard that abuts the front yard of another lot to have a front yard along both street corners. As proposed a front yard of 25 feet will be provided on one frontage and 15 feet will be provided on the second frontage.
Ø Section II(A)(8) requires lots with front-entry garages to have a setback of 25 feet with an additional two-foot setback. As proposed a setback of 20 feet for front facing garages is provided.
Ø Section II(A)(12) requires a 20-foot-wide rear yard setback for lots that back or side onto a right-of-way greater than 50 feet. As proposed, 10-foot-wide rear setbacks are provided for all lots and 15-foot wide for one frontage of corner lots is provided.
Ø Section II(A)(2)(b) states, “Lots facing a “T” type street intersection shall have a minimum width of 80 feet.” There are two lots that are affected by this provision; neither of which are 80-feet-wide.
Ø Section II(D)(6) limits the percentage of front entry garages. As proposed, all 41 lots will have front-entry garages.
Ø Exhibit C-1 requires a minimum lot depth of 120 feet. As proposed the lot depth for the development will be 110 feet.
RECOMMENDATION:
On July 23, 2015, the Development Review Committee (DRC) recommended approval of the zoning change and concept plan for this property subject to the following conditions:
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. The property is located within 200 feet of the 100-year (1% annual chance) floodplain. The floodplain is not located on the property. However, the City’s Unified Development Code (UDC) Article 15 requires that a floodplain development permit (FDP) application be submitted for the proposed project on this property. Only Part 1 of the FDP is required. The FDP application can be found on the City’s website at
M. 2. City approved grading, drainage, and erosion control plans are required in compliance with current drainage manual criteria prior to approval of any final plat, earthwork or building permit for the property. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information designed to current standards as provided in the Drainage Design Manual as currently amended. Tie storm drain hydraulics to existing downstream storm drain and extend to upstream properties. Where applicable, drainage from site shall discharge into drainage easement and shall convey flow to stream without causing erosion or flooding (maximum downstream velocity 6 fps). 100-year overflow shall be conveyed to stream in drainage easement.
Note to applicant: Some comments below may not pertain to your development. Contact the Development Coordinator for clarification.
Approval of a project by the Planning and Zoning board, and/or City Council, does not release the Building Inspections Permit or Public Works Permit for construction.
It is the developer’s responsibility to confirm with the Planning Department if the property is to be (re-platted, preliminary, and/or final) platted.
It is the developer’s responsibility to submit all required escrow funds for third party drainage review for public improvements prior to construction plan submittal.
It is the developer’s responsibility to confirm the submittal of plans for review to the Engineering Division.
It is the developer’s responsibility to submit all required escrow funds for third party geotechnical and material testing for public improvements that are to be dedicated to the City prior to release of the construction permit.
It is the developer’s responsibility to submit all required information to establish a pro-rata for water or wastewater prior to release of the construction permit.
Final engineering plans released for construction are required prior to the recording of the final plat.
It is the developer’s responsibility to submit any required escrow funds for streets or sidewalks.
A preliminary drainage plan that meets City Code may be required. The plan shall address possible need for detention and provide preliminary storm drain layout and sizing for all lots.
Contractor/Owner shall not alter, impede, or redirect the surface flow of storm water runoff per State requirements and shall control erosion on the site per federal, state, and local requirements.
Grading, drainage, and erosion control plans, released for construction are required prior to filing the final plat. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information. Proposed storm drain hydraulics shall tie to existing downstream storm drain hydraulics. Where applicable, drainage from the site shall discharge into a drainage easement and shall convey flow to a stream without causing erosion or flooding. The 100-year overflow shall be conveyed in a drainage easement.
Delineate the fully developed floodplain on plats and drainage plans with flood elevations and minimum finished floor elevations for structures. Floodplains and/or maximum water surface elevation for bodies of water shall be dedicated as drainage right-of-way (ROW) or in a drainage easement upon the plat. Drainage ROW shall be dedicated fee simple to the City of Grand Prairie. Also provide cross sections showing that limits of drainage easement have a maximum 4:1 slope from the streambed. Proposed slopes greater than 4:1 must be supported by an engineered design and will be reviewed on a case-by-case basis by the Engineering Department. Any work within floodplain will require Floodplain Development Permit and, if applicable, FEMA approval.
Delineate any erosion hazard setback upon the plat.
Any future improvements may require investigation of the adequacy of the downstream drainage system to convey increased flows. Construction plans for downstream improvements shall be required if the downstream system is not adequate to convey the increased flows. Proposed flows shall be within drainage easements or ROW’s with no erosive velocities. This may require detention or additional detention or other improvements.
Add a note to preliminary plats:
The subject property is (or, is not) located within the 100 year floodplain per FIRM Panel # _________________, dated _____________________.
Where applicable and prior to construction, submit certification by a professional that site does not have wetlands and other waters of the United States, an investigation showing that site development will not impact wetlands and other waters of the United States, or a permit for proposed activities in wetlands and other waters of the United States. Wetlands and other waters of the United States are as defined in Section 404 of the Clean Water Act. All delineation’s shall certify that they were conducted per U.S. Army Corps of Engineers’ requirements. An agreement stipulating that the owner is responsible for maintenance of any wetland mitigation areas is required prior to construction.
Specify on plat that streams are to remain natural and maintenance of ponds and streams are solely the responsibility of the property owner or Home Owners Association (HOA).
Off-site detention ponds and appurtenances shall be within a drainage easement. A maintenance agreement shall be filed as separate instrument. The property owner or HOA shall be responsible for maintenance.
Owners or contractors must file a Notice of Intent (NOI) with the United States Environmental Protection Agency (USEPA) for storm water (general) management permits before beginning site work on any tract which involves five (5) acres or more, or on any lot which is a portion of a tract which involves five (5) acres or more. Contractors must have submitted a NOI to the USEPA, with copies to the City's Environmental Services Department, at least two (2) days in advance of the start of the project. Contact the stormwater management office of the USEPA at (214) 665-7175 and the City of Grand Prairie Environmental Services Department at (972) 237-8055.
A plan which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055.
Provide statement on the plat for perpetual maintenance agreement for any existing ponds.
Specify minimum finished floor elevations on the preliminary plat for lots adjacent to the floodway.
Every source or potential source of contamination which is connected to (or has the capacity to cause a threat to) any public water supply within the City that is present in any commercial establishment must be equipped with protection that is required under the provisions of City Code Chapter 13 Article X. Any devices required must be shown on all plans submitted for review by the City. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055 to schedule inspections of any new or relocated cross-connection control devices.
The Environmental Services Department will require that a sample point be installed on the sanitary sewer line for commercial developments. The location and a drawing of the sample point must be shown on the plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055. [City code 26-53]
The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
Impact fees for water and wastewater are set by ordinance and cannot be waived by staff. Pro-rata charges, impact fees, tap fees, and meter fees will be due prior to issuance of building permit.
All required escrow funds for public improvements shall be submitted by the developer. Most escrow funds are required to be in place prior to construction plan submittal.
Provide lighting plans for lights being installed within residential subdivisions and lights installed along the right-of-way of perimeter streets.
Plans for retaining walls (over 4’ tall) and screening walls shall be site specific, prepared by an engineer licensed in the State of Texas, and submitted with construction plans.
The design engineer shall obtain approval from the Trinity River Authority for sewer connection to TRA lines and for any utilities crossing TRA lines.
The design engineer shall obtain approval from the Corp of Engineers for utilities that cross or run through Corp property.
Extension of water and sewer facilities that are needed to serve the development will be at the developer/owners expense.
The owner/developer shall make request for City participation in construction or funding of public infrastructure prior to the approval of final plat.
Provide water and sewer plans for new lots and a lot grading plan that meets current standards of the UDC.
All utility easements along street rights-of-way to be shown as 15’ wide utility easements and show 7.5 foot utility easements along the rear of all lots. Side and rear lot easements may be modified or omitted upon request and if accepted by the Planning and Development Division. The design engineer and developer shall coordinate the proposed easements with franchise utilities and the City prior the submitting the final plat.
Offsite easements are required to be dedicated by separate instrument. The design engineer and developer shall coordinate the recordation of offsite easements with the City Right-of-way Agent. Documents for offsite easements shall be submitted with the civil design package to the Engineering Division and shall be deemed ready for recordation by the City Right-of-way Agent prior the filing the final plat and/or release of the plans for construction.
No signs or roof overhang are permitted to encroach in any easement per the UDC.
Lots with screening walls shall have a 5’ wall easement adjacent to the property line and an adjacent 10’ minimum utility easement. To avoid conflicts, these easements shall not overlap.
Dedication of right-of-way along street frontage shall be per the City of Grand Prairie Thoroughfare Plan. Dedication of corner clips at all street intersections shall be per the Transportation Division.
The design engineer shall be responsible for coordination and obtain all permits for access to, and construction within TxDOT right-of-way.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
Informational:
1. Corner Clips at intersections
2. No new median openings on South Carrier.
3. Lot 14 needs to be changed - could cause parking issues.
4. Lot 36 cannot have 2 street frontages - where will back fence go?
5. Will be required to build 31’ streets.
6. Provide visibility easements around the inside curve in Polo Road
7. Provide 8’x70’ Visibility Easements.
8. Sidewalks will be required along all street frontages.
Body
AN ORDINANCE AMENDING THE ZONING MAP TO REZONE THREE TRACTS TOTALLING 8.98 ACRES OUT OF THE THOMAS J. TONE SURVEY, ABSTRACT NO. 1460, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED AT THE NORTHEST CORNER OF THE INTERSECTION OF SOUTH CARRIER PARKWAY AND EAST POLO ROAD, FROM “PD-136” PLANNED DEVELOPMENT-136 DISTRICT TO PLANNED DEVELOPMENT-136A DISTRICT FOR SINGLE FAMILY DETACHED 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 “PD-136” Planned Development-136 District to Planned Development-136B District for Single Family Detached Residential; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 3, 2015, 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 6 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of “PD-136” Planned Development-136 District to Planned Development-136B District for Single Family Detached 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 o’clock P.M. on August 3, 2015, 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-136” Planned Development-136 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:
I.
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 “PD-136” Planned Development-136 District to Planned Development-136B District for Single Family Detached Residential Uses:
PROPERTY DESCRIPTION - 8.98 ACRES
BEING 8.98 acres of a tract of land in the City of Grand Prairie, Dallas County, Texas, a part of the Thomas J. Tone Survey, Abstract No. 1460, and being further described as follows:
BEING situated in the Thomas J. Tone Survey, Abstract Number 1460, Dallas County, Texas and being all of Lot 1, Block 1, Westchester Town Center - Phase Three A, an addition to the City of Grand Prairie according to the plat thereof recorded in Volume 90127, Page 1182, Plat Records, Dallas County, Texas and being a portion of that certain tract of land described by deed to Polo Partners, LTD. Recorded as Tract Two in Volume 94198, Page 1756, Deed Records, Dallas County, Texas and being more particularly described by metes and bounds as follows:
BEGINNING at a 1/2 inch iron rod with cap stamped “USA, Inc., RPLS 2207” found at the northeast corner of said Polo Partners tract, said iron rod also being the northwest corner of Lot 1, Block W, Polo Heights, Phase I according to the plat thereof recorded in Volume 2002134, Page 47, Plat Records, Dallas County, Texas and being the southernmost corner of Lot 54A, Block 3, Castleridge at Westchester, Page I according to the plat thereof recorded in Volume 95227, Page 1242, Plat Records, Dallas County, Texas;
THENCE South 03 degrees 04 minutes 02 seconds West, 183.93 feet along the east line of said Polo Partners tract and the west line of said Lot 1 to a 1/2 inch iron rod with cap stamped “USA, Inc., RPLS 2207” found;
THENCE South 41 degrees 55 minutes 58 seconds East, 50.00 feet, continuing along the east line of said Polo Partners tract and the west line of said Lot 1 to a 5/8 inch iron rod with cap stamped “REALSEARCH” set at the southeast corner of said Polo Partners tract and the southwest corner of said Lot 1, said iron rod also being in the north right-of-way line of Polo Road (60’ Right-of Way) and being the beginning of a non-tangent curve to the right;
THENCE 658.41 feet along the south line of said Polo Partners tract and said north right-of-way line of Polo Road and with said curve to the right, having a radius of 770.00 feet, whose long chord bears South 72 degrees 41 minutes 14 seconds West, 638.53 feet to a 5/8 inch iron road with cap stamped “REALSEARCH” set;
THENCE North 07 degrees 11 minutes 00 seconds East, 15.00 feet, continuing along the south line of said Polo Partners tract and said north right-of-way line of Polo Road to a 5/8 inch iron rod with cap stamped “RALSEARCH” set at the beginning of a non-tangent curve to the right;
THENCE 364.40 FEET, CONTINUING ALONG THE WOUTH LINE OF SIAD Polo Partners tract and said north right-of -way line of Polo Road (90’ Right-of-Way) with said curve to the right, having a radius of 755.00 feet, whose long chord bears North 68 degrees 59 minutes 23 seconds West, 360.87 feet to ta 5/8 inch iron rod with cap stamped “REALSEARCH” set at the south end of a corner clip in said north right-of-way line of Polo Road and the east right-of-way line a Carrier Parkway (100’ Right-of-Way);
THENCE North 07 degrees 28 minutes 24 seconds West, 13.57 feet along said corner clip to a 5/8 inch iron rod with cap stamped “REALSEARCH” set in said east right-of-way line of Carrier Parkway and the west line of said Polo Partners tract;
THENCE North 39 degrees 52 minutes 02 seconds East, along said west line of the Polo Partners tract and said east right-of-way line of Carrier Parkway, at 490.95 feet pass the southwest corner of said Lot 1, in all 540.20 feet to a 1/2 inch iron rod found at the beginning of a curve to the left;
THENCE 100.00 feet, continuing along said east right-of-way line of Carrier Parkway and the west line of said Lot 1 and with said curve to the left, having a radius of 1755.00 feet, whose long chord bears North 38 degrees 08 minutes 23 seconds East, 99.99 feet to a 1/2 inch iron rod found at the northwest corner of said Lot 1, said iron rod also being the southwest corner of the aforementioned Lot 54A;
THENCE South 64 degrees 59 minutes 39 seconds East, along the north line of said Lot 1 and the south line of said Lot 54A, at 165.00 feet pass the northeast corner of said Lot 1, in all 568.02 feet to the POINT OF BEGINNING and containing 391,348 square feet or 8.984 acres of land, more or less.
II.
Purpose and Intent
The intent of this zoning ordinance is to create a development framework that encourages and supports higher standards.
Standards on infrastructure, landscaping, and construction are intended to provide for the development of high quality residential development.
A homeowners association (HOA) and 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.
III.
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.
Conceptual Plan
Development shall be in substantial conformance with the Conceptual Plan (Exhibit “B”) as determined by the Planning Director or his designee.
Subdivision Development Standards
1. The development shall comply with the regulations of the Single Family 6 (SF-6) District requirements of the Unified Development Code, as amended.
2. The development shall comply with the provisions of Resolution 3924, unless an appeal or exception is expressly approved by the City Council. In the event the provisions of the SF-6 district conflict with Resolution 3924, the more restrictive shall prevail, except:
a. Minimum lot area - The minimum residential lot area shall be 5,500 square feet and the average lot area shall be 7,277 square feet.
b. Maximum net density - The maximum net density shall not exceed 5.73 dwelling units per net acre. The development shall have no more than 41 residential lots within the development as legally described above.
c. Minimum living area - The minimum living area for all residences in the development shall be 2,000 square feet.
d. Minimum lot width - The minimum residential lot width shall be 50 feet. Residential lots fronting onto cul-de-sacs and “knuckles” may be reduced to 35 feet. Residential lots facing “T” type intersections shall have a minimum width of 50 feet.
e. Minimum lot depth - The minimum lot depth shall be in substantial conformance with Exhibit “B” of this ordinance.
f. Maximum lot coverage - The maximum lot coverage shall not exceed 65%.
3. Minimum Setbacks:
a. Front yard - 25 feet
b. Rear yard - 10 feet
c. Side yard - 5 feet
d. Corner side - 15 feet
4. Fencing - Non-required (privacy) fences shall comply with the provisions contained in the Unified Development Code (UDC), as amended; however, the following provisions shall prevail where conflicts between the following provisions and the UDC occur.
a. Privacy fences on single family residential lots shall be located 10 feet behind the front elevation of the house.
b. Privacy fences shall not exceed 6 feet in height above grade.
c. All fencing visible from a public right-of-way shall consist of stained cedar board.
d. A Type I fence shall be constructed along South Carrier Parkway and East Polo Road with masonry columns constructed at a minimum interval of 50 feet on center along each road.
5. Driveway Design:
a. Driveways shall be designed to park two passenger vehicles in the driveway without encroachment into the right of way.
b. Driveways shall not constitute greater than 50% of the residential front lot area.
c. The front yard area shall be defined as the area bound by the right-of-way, residential lot lines, and the front house elevation extended to side lot lines or right-of-way. See Figures H.1 and H.2 below.
6. A landscape plan, fence and wall plan, and common open space plan shall submitted to, reviewed by, and approved by the Planning Director or his designee prior to final plat approval.
7. Residential Streets - The residential streets shall be a minimum of 31-feet-wide. Modifications may be requested and processed in accordance with the UDC.
8. Thoroughfare Intersection - Access to the development shall be constructed in substantial conformance with Exhibit “B”.
C. Architectural
1. House repetition - House elevations, brick/masonry color, and siding color shall alternate at a minimum of every three houses on the same side of the street and every two houses on the opposite sides of the street.
2. Exterior Finish:
a. The exterior finish of all two story homes shall be a minimum of 85% masonry, excluding non-load bearing elements such as doors, windows, trim, and accents.
b. The exterior finish of all one story homes shall be a minimum of 100% masonry, excluding non-load bearing elements such as doors, windows, trim, and accents.
c. Masonry shall be defined as stone, simulated stone, or brick.
d. The use of materials such as wood shingles or wood siding shall be limited to accent features.
e. The front and side elevations of all homes and all homes facing a public street shall be 100% masonry.
3. Garage Door Treatement:
a. Front facing garages are permissible.
b. Garage doors shall be of wood construction with the opening being decorative/accent brick or stone.
c. Upgraded Garage Doors shall be defined as a wood clad garage door.
d. Upgraded Garage Doors shall be required for all home elevations within the development.
4. Roof Pitch:
a. A minimum of 65% of the surface area of composition roofs shall maintain a minimum roof pitch of 8:12.
b. Wood roof shingles shall be prohibited.
IV.
Homeowners Association and/or Public Improvement District
A mandatory homeowners association (HOA) shall be created to enforce the HOA restrictions at the expense of the property owners of the development. The HOA shall maintain the common areas within the development. Prior to recordation of the first final plat, HOA documents shall be submitted to the Planning Department for review.
The subject site is within PID (Public Improvement District) #4. Prior to recordation of the first final plat, confirmation from the PID #4 Board shall be submitted which indicates acceptance of the change of use and incorporation of the subdivision wall, perimeter landscape into the PID’s maintenance responsibility.
V.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
VI.
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 18th day of August, 2015.
Ordnance No. 9902-2015
Planned Development No. 136B
Zoning Case No. S150703/CP150702