From
Chris Hartmann
Title
Z190402 - Zoning Change - 611 Dalway, Residential Dwelling (City Council District 1). A request to change the zoning from "NS" Neighborhood Service to "SF-4" Single-Family Four Residential District to allow for a residential dwelling on a vacant lot. Lot 1, Block C, Jefferson Heights Subdivision, City of Grand Prairie, Tarrant County, Texas, Zoned "NS", within "CBD 1" and generally located at the northeast intersection of W E Roberts Street and Dalway Drive. The owner is Miguel Lopez. (On April 1, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approved
Analysis
SUMMARY:
A request to change the zoning from “NS” Neighborhood Service to “SF-4” Single-Family Four Residential District to allow for one residential dwelling on 0.1606 acres.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
SF-4 |
Single-Family Residential |
|
South |
SF-4 |
Single-Family Residential |
|
West |
CO, GR, SF-4 |
Mini Food Mart, Vacant Lot Single-Family Residential |
|
East |
SF-4 |
Single-Family Residential |
PURPOSE OF REQUEST:
The purpose of this request is to change the zoning on 0.1606 acres from “NS” to “SF-4” to allow for a residential development.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) designates the subject property as Medium Density Residential (MDR) uses. Medium Density Residential according to the Comprehensive Plan is 6-12 dwelling units per net acre. Considering this property will have one dwelling unit on 0.1606 acres, this meets the requirements of the FLUM.
ZONING REQUIREMENTS
The existing base zoning is “NS” Neighborhood Service District. The proposed base zoning for the 0.1606 acres is “SF-4”. All zoning will defer to the Unified Development Code (UDC) as amended.
DIMENSIONAL REQUIREMENTS
The following outlines the minimum dimension requirements of the “SF-4” district and provides an analysis of the proposal compliance with the district.
Table 2: Dimensional Requirements
|
Standard |
Required |
Meets |
|
Minimum Lot Area |
7,200 s.f. |
No |
|
Minimum Lot Width |
60 ft. |
Yes |
|
Minimum Lot Depth |
110 ft. |
No |
|
Minimum Front Yard Setback |
25 ft. |
Yes |
REQUESTED VARIANCES BY APPLICANT:
The applicant is requesting a 205 square foot variance for the lot size and a 5 ft variance for the lot depth. The lot is currently platted and the surrounding zoning is "SF-4". Staff supports the variances.
Analysis
The lot reasonably accommodates the uses permitted in the “SF-4” base zoning district, and staff has found no indication of adverse impacts on neighboring lands in relation to this zoning, or adverse effects on the public health, safety, or welfare. Approving the change to “SF-4” will allow the owner the opportunity to develop the underutilized parcel. In addition, Dalway is a local road and commercial use on the property would not give adequate transition to buffer commercial uses into the adjacent neighborhood. Furthermore, it is a goal within the comprehensive plan to increase housing options, prices, and ranges.
To the west of the subject property commercial zoning is present on larger properties that will remain to serve the Jefferson Heights Neighborhood.
Public Notification
On 3/26/19 a phone call was recived from a citizen stating opposition.
RECOMMENDATION:
Staff recommends approval of the proposed zone change from “NS” to “SF-4”.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING MAP AND ORDINANCE TO REZONE 0.1606 ACRES OF LAND DESCRIBED AS LOT 1 BLOCK C, JEFFERSON HEGHTS SUBDIVISION, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS FROM NEIGHBORHOOD SERVICE (NS) DISTRICT TO SINGLE-FAMILY FOUR RESIDENTIAL DISTRICT (SF-4) FOR RESIDENTIAL USE; SAID ZONING MAP AND ORDINANCE BEING NUMBERED 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 owner 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 change the zoning designation of said property from Neighborhood Service (NS) District to Single-Family Four Residential District (SF-4); allowing for residential uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on April 1, 2019 after written notice of such public hearing before the Planning and Zoning Commission on the proposed zoning change had been sent to owners of real property lying within 300 feet of the property on which the zoning change 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 7 to 0 to approve the request to allow a zoning change from Neighborhood Service (NS) District to Single-Family Four Residential District (SF-4); allowing for residential uses; and
WHEREAS, the owner of the property filed an application with the City of Grand Prairie, Texas, that the request be forwarded to the City Council for consideration; 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 April 16, 2019, to consider the advisability of amending the Zoning Ordinance and Map, 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 the matter of the zoning change, 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, changing the zoning from Neighborhood Service (NS) District to Single-Family Four Residential District (SF-4); allowing for 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 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:
"THE UNIFIED DEVELOPMENT CODE 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…”
being passed and approved November 20, 1990, as amended, is hereby further amended so as to change the zoning district of the following described area from its classification of Neighborhood Service (NS) District to Single-Family Four Residential District (SF-4); allowing for residential uses.
Description of Land:
Being a 0.1606 acre tract BEING Lot 1, Block C, Jefferson Heights Subdivision, City of Grand Prairie, Tarrant County, Texas, generally located at the northeast intersection of W E Roberts Street and Dalway Drive addressed as 611 Dalway Drive and depicted in Exhibit A - Zoning Boundary, incorporated herein by reference;
SECTION 2.
THAT, land uses shall be restricted to those uses permitted in the Single-Family Four Residential District (SF-4) allowing for residential uses as specified in Article 4 - “Permissible Uses” of the Unified Development Code of the City of Grand Prairie, Texas, as amended.
SECTION 3.
Any structure on the property described in Exhibit A hereby made non-conforming by this ordinance shall be subject to the requirements and procedures of Article 19 of the Unified Development Code.
SECTION 4.
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 5.
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, the 16th OF APRIL 2019.
ORDINANCE NO. 10621-2019
CASE NO. Z190402