From
Chris Hartmann
Title
Z200501 - Zoning Change - The Lakeside (City Council District 4). Zoning Change and Concept Plan for a single-family residential development with 47 residential lots on 9.99 acres. Tracts 2A03A2, 2A1, 2A3, 2A3A1, 2A3B, 2A3C, and 2A3D, Boalis Estes Survey, Abstract No. 483, City of Grand Prairie, Tarrant County, Texas, zoned Agriculture, and addressed as 3517 and 3535 Hanger Lowe Rd. The applicant is Anne Fernandez and the owner is Mojy Haddad, Oakhollow Group. (On May 11, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change and Concept Plan for a single family residential development with 47 residential lots on 9.99 acres. Tracts 2A03A2, 2A1, 2A3, 2A3A1, 2A3B, 2A3C, and 2A3D, Boalis Estes Survey, Abstract No. 483, City of Grand Prairie, Tarrant County, Texas, zoned Agriculture, and addressed as 3517 and 3535 Hanger Lowe Rd.
PURPOSE OF REQUEST:
The purpose of the request is to rezone the subject property to a Planned Development District for Single Family Residential.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-249 |
Single Family Residential |
|
South |
PD-384 |
Undeveloped, Gas Well |
|
West |
PD-249 |
Single Family Residential |
|
East |
PD-249A |
Retention Pond |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant is proposing a Planned Development District for Single Family Residential. The Concept Plan depicts an internal road network that connects to Hanger Lowe Rd at two points. The developer will need to improve Hanger Lowe Rd to current standards at the time of platting.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designates this location as Low Density Residential. The proposal is consistent with the FLUM.
ZONING REQUIREMENTS:
The applicant is proposing base zoning districts of Single Family-Four (SF-4) with the following modifications:
• The minimum lot width shall be 52 ft.
• The minimum lot depth shall be 116 ft.
• Front entry garages are allowed and may exceed 30% of the overall house frontage.
ANALYSIS:
Appendix W requires a minimum lot width of 65 ft. and non-front entry garages. The applicant is proposing to match the adjacent development which includes narrower lots and front entry garages. The Harbour at Grand Peninsula is part of a larger master-planned residential community that includes a range of lot widths and sizes in different villages and was developed before the adoption of Appendix W.
Appendix W requires wider lots, a minimum driveway length, and non-front entry garages to prevent parking issues and minimize the impact of garages on the streetscape. The proposal requires variances to Appendix W.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval with staff conditions by a vote of 8-0.
The Development Review Committee (DRC) recommends approval with the following conditions:
1. Front entry garages shall include additional architectural elements such as, but not limited to, masonry infilled gabled roof with articulated bond pattern, dormer window features, boxed windows, brick/stone designs.
2. Carports are prohibited within the development.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 9.99 ACRES OF LAND OUT OF THE BAALIS ESTES SURVEY, ABSTRACT NO. 1707, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, FROM AGRICULTURE DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR SINGLE FAMILY USE; 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 Agriculture District to a Planned Development District for Single Family Use; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on May 11, 2020, 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 8 to 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 Agriculture to a Planned Development District for Single Family 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 P.M. on May 19, 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 Agriculture to a Planned Development District for Single Family 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 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 as Agriculture District, to a Planned Development District for Single Family Use, the property described and depicted in Exhibit A - Boundary Description.
SECTION 2. THAT the purpose of this planned development is 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. THAT the following shall apply to development in the Planned Development District:
A. Development shall generally comply with Exhibit B - Concept Plan and Exhibit C - Wall and Entry Feature.
B. Development shall comply with the use and development standards for Single Family-Four District and Appendix W in the UDC, as may be amended, with the exceptions and additions below.
1. The minimum lot width shall be 52 ft.
2. The minimum lot depth shall be 116 ft.
3. Front entry garages shall be allowed.
4. Front entry garages shall include additional architectural elements such as, but not limited to, masonry infilled gabled roof with articulated bond pattern, dormer window features, boxed windows, and brick/stone designs.
5. At least four lots shall be constructed with J-Swing garages.
6. Garages may account for more than 30% of the width of the front facade.
7. Carports are prohibited.
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 19th day of May, 2020.
Ordinance No. 10850-2020
Zoning Case No. Z200501
Planned Development No. 401