From
Chris Hartmann
Title
Z180802/CP180801 - Zoning Change/Concept Plan - Hidden Tree (City Council District 1). Planned Development and Concept Plan for a Hidden Tree, a manufactured home park with 300 units on 67.25 acres. Tracts 10, 16, 17, 17.1, 20, and 30.1, Elizabeth Gray Survey, Abstract No. 1680, City of Grand Prairie, Dallas County, Texas, zoned LI, and addressed as 101 E Shady Grove Rd, 317 E Shady Grove Rd, 701 E Shady Grove Rd, 1325 Robinson Rd, 1325 S Belt Line Rd, and 1319 S Belt Line Rd. The agent is Justin Light, Pope, Hardwicke, Chrisite, Schell, Kelly & Taplett, LLP and the owner is David Zulejkic, 67ECO, LLC. (On August 6, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 7-2).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Planned Development and Concept Plan for Hidden Tree, a manufactured home park with 300 units on 67.25 acres. Tracts 10, 16, 17, 17.1, 20, and 30.1, Elizabeth Gray Survey, Abstract No. 1680, City of Grand Prairie, Dallas County, Texas, zoned LI, and addressed as 101 E Shady Grove Rd, 317 E Shady Grove Rd, and 701 E Shady Grove Rd.
PURPOSE OF REQUEST:
The purpose of the request is to rezone 67.25 acres from Light Industrial to a planned development district for a manufactured home park with 300 units, a clubhouse, and open space amenities.
ADJACENT LAND USES AND ACCESS:
North: LI zoned property with industrial and commercial uses; Single family residential uses and a church on property zoned SF-3; San Grande Mobile Home Park on property zoned PD-2 for a mobile home park.
South: PD-221 with light industrial and commercial uses.
East: PD-221 with light industrial use; LI with industrial use; City limits.
West: LI zoning with industrial uses, a mobile home park, and undeveloped land in the floodplain.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Concept Plan depicts a 300-unit manufactured home park with internal private streets, off-street parking, and open space amenities. The proposal includes the following features:
• 98 32 ft. by 52 ft. double-wide units, 75 16 ft. by 76 ft. single-wide units, and 127 18 ft. by 80 ft. single-wide units;
• Two gated entrances with cameras and license plate readers;
• An amenity center and office near the primary entrance;
• A system of green spaces and trails;
• A soccer field, two dog parks, a playground, swimming pool, and basketball court; and
• A plan to save 381 existing mature trees and plant over 700 new trees.
The applicant intends to develop Hidden Tree in phases. The clubhouse and east portion of green space shall be developed in phase 1. A flood study on the western portion will determine the net developable acreage and final unit count.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Mixed Use (MU) and Light Industrial (LI). The proposal is inconsistent with the FLUM and will require an amendment to the FLUM.
The proposal is consistent with goals and policies contained in the 2010 Comprehensive Plan, specifically:
• Goal 3: Revitalize older developed areas;
• Goal 8: Provide recreational options and protect open space; and
• Goal 12: Achieve a broad housing selection for a diverse population.
DEVELOPMENT STANDARDS:
Density and Dimensional Standards
The table below summarizes the standards for manufacture home development; the proposed standards are consistent with those found in the Unified Development Code (UDC).
|
Table 2: Density and Dimensional Standards |
|
Standard |
UDC |
Proposed |
|
Land Area (Acres) |
25 |
67.25 |
|
Lot Area (Sq. Ft.) |
4,500 |
4,500 |
|
Lot Width (Ft.) |
40 |
40 |
|
Max. Lot Coverage |
50% |
50% |
|
Front Yard (Ft.) |
20 |
20 |
|
Rear Yard (Ft.) |
10 |
10 |
|
Side Yard (Ft.) |
10 |
10 |
|
Distance Between Units (Ft.) |
20 |
20 |
|
Max. Height (Ft.) |
35 |
35 |
|
Parking Spaces Per Unit |
2 |
3 |
|
Screening |
Type 1 Fence with 8 Ft. Evergreens |
Type 1 and Type 2 Combination |
|
Landscaping (% of PD Area) |
15% |
15% |
|
Notes |
SUP/Site Plan |
SUP is under review; Site Plan is required |
PETITIONS:
• On August 2, 2018, Staff received a protest petition against the proposed rezoning with signatures of 30 surrounding property owners.
• At the Planning and Zoning Commission meeting on August 6, 2018, the applicant submitted a petition supporting the proposed rezoning with signatures of 48 surrounding property owners.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval with Staff conditions by a vote of 7-2.
The Development Review Committee (DRC) recommends approval with the conditions listed in Appendix i - Conditions for Approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 67.25 ACRES OUT OF THE ELIZABETH GRAY SURVEY, ABSTRACT NO. 1680, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED ON THE SOUTHWEST CORNER OF SHADY GROVE ROAD AND BELT LINE ROAD, AND AS MORE FULLY DESCRIBED BELOW, FROM LIGHT INDUSTRIAL (LI) DISTRICT TO A PLANNED DEVELOPMENT FOR MANUFACTURED HOME 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 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 Light Industrial (LI) District to a Planned Development for Manufactured Home Residential Use; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 6, 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 7 to 2 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 Light Industrial (LI) District to a Planned Development for Manufactured Home Residential Use; 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 21, 2018, 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 Light Industrial (LI) District to a Planned Development for Manufactured Home Residential Use; 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 ESTABLISHING 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 Light Industrial (LI) District to a Planned Development for Manufactured Home Residential Use; as depicted in Exhibit A - Location Map and described in Exhibit B - Legal Description.
SECTION 2.
Purpose and Intent
That, the purpose of this planned development is to create a manufactured home residential 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 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, amenity areas, trails, fencing, and other common areas shall substantially conform to the locations shown in Exhibit C - Concept Plan.
II. Zoning Regulations
Any zoning, land use requirement, or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed for Mobile/Manufactured Homes in the Unified Development Code.
A. Density and Dimensional Standards
i. The number of units shall not exceed 300 or 4.5 units per acre.
ii. The mix of single-wide units and double-wide units shall be as follows:
1. 16x76 Single-Wide - 25%
2. 18x80 Single-Wide - 42%
3. 32x52 Double-Wide - 33%
B. Design Standards
i. Double-wide units shall be orientated so that the front (longer side) faces the street.
ii. Single-wide homes orientated with the longer side parallel and immediately adjoining internal streets (i.e. corner lots) and/or open space shall be orientated so that the entrance to the unit faces the internal streets or open spaces.
iii. Acceptable skirting material includes brick, stone, fiber cement siding, or LP Smart-Panel siding. Vinyl skirting is prohibited.
iv. Homes shall incorporate a minimum of three exterior architectural features:
1. Covered sitting porch on two or more sides;
2. Stone skirting;
3. Color and material variation in contrast to primary siding material and color (other than roof eaves, posts, pilasters, door or window trim), through use of stone veneer (other than stone skirting), brick veneer, board and batten, cement siding, or equivalent;
4. Roof profile variation, such as gables or dormers, on two sides or more;
5. Two or more upgraded windows treatments, such as picture windows, bay windows, sitting windows, shutters, dormers, transoms, or mullions; or
6. Post or pilasters of contrasting color or material to primary siding (if selected with a contrasting color or material listed in B.iv.4, the post or pilaster may be of the same color as the contrasting color or material).
v. Duplication of architectural elements and building profile between any two houses is prohibited unless sufficient separation is provided, with the following requirements being the minimum conditions for separation:
1. Duplication is prohibited among any group of four houses with a dedicated street running between, through or within the grouping. This requirement applies to houses which face each other across a street or wrap around the end of a cul-de-sac, or have lot lines which overlap to any extent;
2. Any group of four houses located on the same side of a street which runs between intersecting streets, or an intersecting street and a cul-de-sac, eyebrow, knuckle, or street terminus;
3. Any houses located on corner lots whose side yards each parallel the same intersecting street and are less than three blocks apart;
4. Any two or more houses which face across a street from each other and have lot lines which overlap to any extent.
vi. Interior finishes shall include all of the following elements: wood cabinets, backsplash in kitchen, all ceramic or equivalent bath fixtures, fiberglass bath tubs, upgraded or low-e coated windows, manufacture upgrade on insulation, stone look laminate in kitchen, decorative treatments on all windows.
vii. Accessory structures shall conform to the schematic found on page 9 of Exhibit C.
C. Landscape and Screening
i. Each house shall have one (1) three-inch caliper tree and shrubs totaling 15 gallons at the time of occupancy.
ii. Screening shall be a combination of Type 1 masonry screening fence (where the development abuts properties facing Shady Grove Rd) and Type 2 as detailed on Page 9 of Exhibit C.
D. Site Amenities
i. The amount of open space and number of amenities shall be consistent with what is depicted on the Concept Plan. All amenties that abut residential units shown within a phase (inlcuding those across the street from a residential unit) shall be constructed prior to completion of that phase.
ii. Owner of the MHP shall maintain open space and amenities, keep common areas mowed and clean of debris, and replace decomposed granite on trails as needed.
E. Parking
i. Each unit shall have three off-street parking spaces.
III. Security, Management, and Maintenance Standards
A. The property owner shall install and maintain security cameras and license plate readers at both gated entrances.
B. The office shall be staffed with an on-site manager.
C. A security guard shall be on site 24 hours a day and shall patrol the property in a marked security vehicle at regular intervals.
D. The property owner shall maintain internal streets so as to provide a safe driving surface. Any holes, ruts, ridges or other defects greater than two (2) square feet in area or which creates a hazardous driving surface shall be repaired within ten (10) days of notification by the Code Compliance Supervisor or designee.
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 the 21st day of August, 2018.
Ordinance No. 10506-2018
Zoning Case No. Z180802/CP180801
Planned Development No. 380