City of Grand Prairie - File #: 20-9794

Date	Ver.	Action By	Action	Result	Action Details	Meeting Details	Video
3/3/2020	1	City Council	Adopted	Pass	Action details	Meeting details	Not available
2/24/2020	1	Planning and Zoning Commission	Recommended for Adoption		Action details	Meeting details	Not available

From

Chris Hartmann

Title

Z060601A - Zoning Change - Planned Development Amendment - Greenway Trails (City Council District 6). For 384.267 acres out of the J. Lawrence Survey, Abstract No. E616 and the S.M. Blair Survey, Abstract No. E135, City of Grand Prairie, Ellis County, Texas, zoned PD-322. The purpose of the request is to adjust requirements relating to garage orientation and building elevations and to align the PD with the approved Preliminary Plat. The property is generally located east of SH-360, north of US 287, west of F.M. 661 and south of Joe Pool Lake. (On February 24, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).

Presenter

David P. Jones, AICP, Chief City Planner

Recommended Action

Approve

Analysis

SUMMARY:

Planned Development Amendment (City Council District 6). For 384.267 acres out of the J. Lawrence Survey, Abstract No. E616 and the S.M. Blair Survey, Abstract No. E135, City of Grand Prairie, Ellis County, Texas, zoned PD-322. The property is generally located east of SH-360, north of US 287, west of F.M. 661 and south of Joe Pool Lake.

PURPOSE OF REQUEST:

The purpose of the request is to adjust requirements relating to garage orientation and building elevations and to align the PD with the approved Preliminary Plat.

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	AG; City of Mansfield	Undeveloped
South	PD-328; AG	Undeveloped; US-287
West	AG; City of Mansfield	Single and Multi-Family Residential; SH-360
East	AG	Undeveloped; FM-661

HISTORY:

• August 8, 2006: City Council approved PD-322 (Z060601/CPA060601), zoning 384.27 acres for single-family residential, including TND (Traditional Neighborhood Development) and mixed use regional/employment center uses.

• 2007-2008: Multiple gas wells were permitted in and around the property which impacted the potential layout of residential lots within PD-322: Merrill 1H & 2H, permitted 2007; and Orr Unit 1H-4H, permitted 2008

• August 30, 2016: Planning and Zoning Commission approved a Preliminary Plat (P160301) for Greenway Trails, including a preliminary layout for 5 residential phases and depicting 135’ Tarrant Regional Water District (TRWD) pipeline easement cutting through majority of TND portion of original PD.

• 2016-2019: TRWD constructs water line through majority of TND portion of original PD.

• April 1, 2019: Planning and Zoning Commission approved Final Plat for Greenway Trails, Ph. 1 consisting of 98 residential lots and 4 non-residential lots.

PROPOSED USE CHARACTERISTICS AND FUNCTION:

The amendment does not change the approved uses on the property, but removes the TND elements from Phase 5 in favor of contemporary homes on 62’ and 72’ lots. The developer further requests that since the TND homes required 100% non-front entry garages, that the homes within that phase be allowed the same percentage of front-entry garages as the other phases in the PD.

DEVELOPMENT STANDARDS:

The applicant is proposing that the over percentage of non-front entry garage units required go from 58% under the existing scheme, which included TND lots, to 39%, which will remove TND lots.

The calculations are summarized in the table below:

Table 2a: Lot Width and Garage Summary (Existing PD)
Lot Width	# Lots	% Non-Front Entry Garage
60-69 feet	438	30%
70+ feet	155	50%
TND	330	100%
TOTAL	923	58.3%

Table 2b: Lot Width and Garage Summary (Proposed PD)
Lot Width	# Lots (per Prelim Plat)	% Non-Front Entry Garage
60-69 feet	352 (-86)	50% (+20%)
70+ feet	256 (+101)	50%
TND	0 (-330)	0
TOTAL	608 (-315)	50%

ANALYSIS:

The ability to develop the TND lots conceived in the original PD was severely hampered by two factors that occurred between 2006 and 2016: the construction of two gas wells and an associated fracking pond, and the extension of a water service line by TRWD. Since TND development relies on clustered blocks of homes in a predominantly grid-like street pattern to achieve walkability, the construction of the gas wells and water line had a devastating effect on the layouts that were achievable at the time these facilities were put in place. The subsequent approval of a preliminary plat showing lots arranged around the facilities altered the vision of the approved concept plan.

While these modifications call into question the viability of a TND-style development in this lot configuration, staff believes that the subject of garage orientation in a separate matter from lot and street configuration. Under the PD, more than half of all lots (if TND is included) were required to be non-front entry. Were the percentage of non-front entry garages kept the same for 60-69 and 70+ foot lots, the overall percentage of non-front entry garages would fall by nearly 20% due to the loss of the 330 TND lots. The applicant proposes to offset this reduction by increasing the percentage of non-front entry garages on 60-69 foot lots by 20%, bringing the total percentage across the PD to 50% non-front entry garages.

RECOMMENDATION:

The Development Review Committee (DRC) recommends approval.

Body

AN ORDINANCE AMENDING THE ZONING MAP AND ORDINANCE TO REZONE A 384.267 ACRE TRACT OF LAND SITUATED IN THE JOSEPH LAWRENCE SURVEY, ABSTRACT NO. 616, THE SETH M. BLAIR SURVEY, ABSTRACT NO. 135, AND THE H. HENDERSON SURVEY, ABSTRACT NO. 432. IN THE CITY OF GRAND PRAIRIE, ELLIS COUNTY, TEXAS, BY AMENDING PD-322 FOR SINGLE-FAMILY DETACHED RESIDENTIAL USES, AND MIXED USE REGIONAL/EMPLOYMENT CENTER (MU) DISTRICT USES; 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 PD-322 to PD-322A for Single-Family Detached Residential and Mixed Use Regional/Employment Center Uses; and

WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on February 24, 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 unanimously 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-322 to PD-322A for Single-Family Detached Residential and Mixed Use Regional/Employment Center 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 March 3, 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-322 to PD-322A for Single-Family Detached Residential and Mixed Use Regional/Employment Center 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:

“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 20^TH 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…”

is hereby further amended so as to rezone from its classification of PD-322 to PD-322A for Single-Family Detached Residential and Mixed Use Regional/Employment Center Uses; as depicted in Exhibit A - Location Map and Exhibit B - Zoning Document.

SECTION 2.

Purpose and Intent

The purpose of this planned development is to amend PD-322 by removing requirements for Traditional Neighborhood Development (TND) and revising requirements pertaining to lot sizes and garages orientation for the remaining lots.

SECTION 3.

Development Standards

I.

SINGLE FAMILY RESIDENTIAL SUBDIVISION DESIGN GUIDELINES

A. The design and location of single-family detached residential lots, drainage areas and open spaces shall substantially conform to the Concept Plan as shown on the Exhibit B.

B. Residential streets are to be curvilinear in design or contain round-a-bouts, median diverters or other similar traffic calming measures to discourage speeding.

C. The Zoning Area should have at least two points of access for traffic distribution. Streets should be “stubbed” out to undeveloped tracts to allow connectivity as adjacent residential tracts develop.

D. In accordance with Section 12.19.6 of the Unified Development Code (UDC), a residential development with a density of four (4) units or less per developable acre must have a minimum twenty-seven (27) foot wide street. A residential development with a density greater than four (4) units per developable acre must use: (1) a minimum twenty-seven (27) foot wide street with an alley; or (2) a minimum thirty-one (31) foot wide street without an alley. Developable acreage is based on the total platted property less the area used or dedicated for drainage or open space.

E In accordance with Section 12.19.14 of the Unified Development Code (UDC), Residential streets adjacent to a school site is required to dedicate sixty (60) feet of right-of-way and provide thirty-seven (37) feet of paving to accommodate parking and the mixture of pedestrian, cars and busses typically encountered around schools. The additional ten (10) feet of right-of-way shall be dedicated on the school side of the street and shall be designated as parallel parking.

F. Residential streets with a paved width of twenty-seven (27) feet shall not intersect arterial or collector thoroughfares unless the paving width is flared to thirty-seven (37) feet at the point of intersection with said thoroughfare. The thirty-seven (37) foot paved width shall taper back to a standard twenty-seven (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).

G. Development must include landscaping and open spaces that are planned and coordinated throughout the development.

H. All utilities shall be placed below ground, except for major high voltage transmission lines.

II.

ARCHITECTURAL, DIMENSIONAL AND DENSITY GUIDELINES FOR SINGLE FAMILY RESIDENTIAL DEVELOPMENT

A. The Zoning Area should offer a variety of sub-districts for single family detached housing planned with a variety of unit and lot sizes in conformance with density and dimensional standards as shown on Exhibit B, incorporated herein by reference with said standards being more particularly described below.

1. Type 1 Lots

a. Minimum lot size to be 9,000 square feet.

b. Minimum lot width to be 75-feet.

c. Minimum living area for a residence to be no less than 2,000 square feet.

2. Type 2 Lots

a. Minimum lot size to be 7,800 square feet.

b. Minimum lot width to be 65-feet.

c. Minimum living area for a residence:

1. Twenty percent (20%) of all platted residential lots shall contain a minimum living area of 1,800 square feet or greater.

2. At least eighty percent (80%) of all platted residential lots shall contain a minimum living area in excess of 2,000 square feet.

3. Type 3 Lots

a. Minimum lot size to be 8,640 square feet.

b. Minimum lot width to be 72-feet.

c. Minimum living area for a residence to be no less than 2,000 square feet.

d. Minimum number of units by phase:

Phase 1: 66

Phase 2: 37

Phase 3

4. Type 4 Lots

a. Minimum lot size to be 6,820 square feet.

b. Minimum lot width to be 62-feet.

c. Minimum living area for a residenence to be no less than 1,800 square feet.

1. At least eighty percent (80%) of all platted residential lots shall contain a living area in excess of 2,000 square feet.

2. Up to twenty percent (20%) of all platted residential lots may contain a living area between 1,800 and 1,999 square feet.

5. Building, garage and porch setbacks from streets:

a. A 25-foot front yard building setback is required for residential lots developed with front entry (street facing) garages. Those units with front entry garages shall have a minimum 27-foot front yard setback to the front of the garage that is closest to the street. The additional 2-foot garage setback shall be measured from the front plane wall of the climate controlled residential living unit that is closest to the street. This building setback provision shall be noted on the final plat for all phases of the Zoning Area. (See Section below 6.d. for offset requirement)

b. A 17-foot minimum front yard setback will be permitted for residential lots that are built with non front entry (J-swing /side swing type) garages. This building setback provision shall be noted on the final plat for all phases of the Zoning Area.

c. Covered front yard porches with a minimum depth of 5-feet and a minimum width of 8-feet, built in front of and attached to the front (street facing) side of the climate controlled residential living unit closest to the street, may be constructed with a 17-foot minimum front yard setback. This building setback provision shall be noted on the final plat for all phases of the Zoning Area.

d. No building or structure shall be constructed with less than a 17-foot minimum front yard setback. This building setback provision shall be noted on the final plat for all phases of the Zoning Area.

e. A building setback of 20-feet is required along all rear and side lot lines that adjoin a street right-of-way greater than 50-feet in width. This building setback provision shall be noted on the final plat for all phases of the Zoning Area.

6. Residential garage alternatives to be provided to the home owner/purchaser:

a. Minimum fifty percent (50%) of all platted residential lots shall have non-front entry garages that shall include, but not be limited to, side entry, front oriented (J-swing) side entry, or detached rear yard garage configurations.

b. Two-car wide single garage doors are not permitted for front entry garages, but may be permitted for non-front entry garages that shall include, but not be limited to, side entry, front oriented (J-swing) side entry, or detached rear yard garage configurations.

c. Front entry garages shall contain two or more single car wide doors with a minimum 12-inch offset between garage doors.

d. Front entry garages shall not be permitted on lots directly facing a “T” type street intersection, where said lots has frontage along the visual terminus (or “dead-end” position) facing towards the end of the projecting intersecting street. Where two lots have a common side lot line that generally aligns with the center of the projecting intersecting street, non-front entry garages shall be required for both lots. (See Figures 1 and 2 below for examples.)

Figure 1 - One lot facing “T” intersection Figure 2 - Two lots facing “T” intersection

7. A unifying design theme is required for amenities and streetscape elements with provision for centralized property management to be in place.

a. Unified street signage, mail box kiosks, and street lighting are to be coordinated throughout the development.

b. A mandatory property-owners association and/or a public improvement district (“PID”) shall be created to enforce the restrictions contained in this ordinance at the expense of the property owners association and/or PID, and said association and/or PID shall also maintain required masonry screening walls, street landscaping, monument signage, common irrigation, and other common areas within the development. Documentation establishing such district and/or association shall be required at time of final plat review.

III.

LANDSCAPING AND SCREENING GUIDELINES FOR SINGLE FAMILY RESIDENTIAL DEVELOPMENT

A. Screening fences shall be coordinated throughout the residential subdivision. Screening shall consist of masonry walls, berms, landscaping, wrought iron, or a combination of these elements in accordance with the provisions of this Ordinance. Screening walls shall be designed to turn into the neighborhood to avoid uncoordinated fences at all entry points.

1. Six (6) foot high screening fence constructed of masonry with a troweled type mortar bond finish on each side shall be provided along all thoroughfares designated as an arterial or collector street on the City's Master Transportation Plan. Brick columns or pilasters shall be spaced at minimum 50 foot centers or placed on residential lot corners. Where a local street cul-de-sac adjoins a thoroughfare designated as an arterial or collector street on the City's Master Transportation Plan, such cul-de-sac shall be fenced with a 6-foot high wrought iron type fence with at least one (1) brick column spaced within the cul-de-sac frontage.

2. Screening fences required along designated arterial or collector streets shall extend (or wrap) into and along the side or rear lots lines, where such conditions exist, of residential lots that abut the local residential entry street(s) that extend into the subdivision from the arterial or collector street. The extended (or wrapping) portion of said screen fence shall not encroach into the required front yard set back for any residential lot.

3. In those instances where two consecutive and adjoining side or rear yard residential fences are located across the street from a front yard condition, a minimum six (6) foot tall wood fence, constructed with a 2” x 6” top rail trim member facing the street, with a 1”x 6” fascia, with 1”x 6” cedar pickets (side-by-side). Such fences shall be supported with galvanized steel posts set in concrete with three (3) 2” x 4” pressure treated pine stringers. Such fences shall be painted with a wood stain and be maintained by a mandatory property-owners association and/or a public improvement district (“PID”).

4. Private residential fences shall consist of cedar and steel posts - no pine allowed.

B. The residential subdivision shall have entry signage that is coordinated with the development screening wall. The Development Review Committee (DRC) shall be responsible for approval of entry signage. Any building permit issued for screening wall construction shall not be valid until said screen wall plans have been approved by the DRC.

1. One landscaped monument sign feature will be required at a minimum of one street entry along a designated collector or arterial thoroughfare.

C. Single-family lot landscaping shall include two (2)-3 inch caliper trees and a total of 30 gallons of shrubs.

1. Each house at the time of occupancy shall have the following minimum landscaping:

a. One (1)-three-inch caliper tree shall be planted in front of each house with a second three-inch caliper tree to be located per homeowner/builder preference.

b. Tree and shrub species shall be in accordance with the City of Grand Prairie approved tree and plant list contained in Article 8 of the Unified Development Code.

c. Shrubs shall be provided for each house in any size increment totaling a minimum of 30 gallons per residential lot.

d. Residential lots shall be fully sodded in accordance with the requirements of the Unified Development Code with full irrigation for front and side yards.

D. Tree preservation shall be implemented through development incentives and landscaping requirements.

1. Staff may administratively approve building setback variances for the purpose of preserving existing trees. Tree protection measures meeting the standards of Article 8 of hte UDC shall be required of the developer as a condition of approval.

2. In accordance with Section 8.7.5.7 of the Unified Development Code (UDC), if a single or two family residential subdivision preserves an average of 30 or more trees per acre by reserving open space to be dedicated to the City, including land required by the City’s Park Department, or to be maintained by a homeowners’ association or public improvement district, minimum lot size may be reduced by ten (10) percent. The city has the right to review and reject such dedication which, unless maintained by another organization, will not meet the provisions of this section. A tree survey will be required to determine verification of this requirement at the time of final plat approval.

IV.

DEVELOPMENT REQUIREMENTS FOR MIXED USE REGIONAL/EMPLOYMENT CENTER (MU) DISTRICT

A. Zoning Area “E” should offer a variety of mixed use commercial and retail development with a provision for architecturally integrated “residential above commercial” development. All mixed use development with Zoning Area “E” shall conform to the requirements of Section 3.2.15, Table 1 - “Required Mix of Uses”, and Section 3.2.16 of the Unified Development Code (UDC), except that additional provisions and restrictions shall be applied as described below.

1. Development shall take place in accordance with the use and development standards established for the “GR” General Retail and “C” Commercial zoning districts in the Unified Development Code (UDC) except as otherwise listed herein. Prior to the issuance of a building permit, the Planning and Zoning Commission and City Council shall review and approve a Site Plan for all development within the Zoning Area “E”. Site and building design will be subject to all requirements prescribed in Section 3. “Development Standards” of the IH-20 Overlay District (Ordinance 6811) in Appendix “S” as amended in the UDC except as otherwise provided herein.

2. Commercial construction.

a. All structures for all uses within the Mixed Use district shall be designed and constructed as a commercial type of structure.

3. No building setbacks are required within the Mixed Use districtexcept for those required by:

a. Applicable fire and building codes.

b. Appendix F of the UDC as amended.

c. The Commercial “C” District for lots that adjoin a residential zoning district as defined in Article 4 of the UDC.

4. A 30 foot landscape buffer shall only be required along the SH-360 service road and all designated Arterial and Collector thoroughfares designated on the Master Transportation Plan.

5. Building heights adjacent to a residential zoning district:

a. Within 500 feet of an area zoned or developed for residential uses: Two (2) stories with top of roof deck not exceeding 30 feet above finished floor.

b. Within 800 feet of an area zoned or developed for residential uses: Four (4) stories with top of roof deck not exceeding 60 feet above finished floor.

c. Height restriction for buildings located in excess of 800 feet of an area zoned or developed for residential uses shall be determined during the site plan review.

B. Architectural requirements for mixed use buildings.

1. Commercial uses shall be located along street frontages and have a minimum building depth of 50 feet.

2. On street corners, the commercial space shall turn (wrap around) the corner of the building for a minimum width of 50 feet.

3. The Development Review Committee shall determine the primary frontage for purposes of compliance with sub section 2. above during site plan review.

4. For buildings with double (back-to-back) street frontages, commercial uses shall be located along both street frontages.

5. Standalone buildings for single use residential live-work units, single use townhome, single-use detached residential, and single-use multi-family developments are prohibited in the Mixed Use district.

a. For residential uses, only architecturally integrated “residential above commercial” or other approved mixed use building design, that incorporates residential and commercial uses within the same climate controlled building envelope, is permitted. (See Figures 4 and 5 below for examples.)

Figure 4 - Residential/office over retail example. Figure 5 - Residential over retail arcade.

6. For mixed use buildings, no one single use within a climate controlled mixed use building envelope shall encompass less than 30% the total area of the building. The ratio of mixed use floor areas (such as residential to commercial area per building) shall be established during the site plan review.

7. As a substitute to the building articulation requirements prescribed in Appendix F of the UDC, the architectural composition of street façades for mixed-use buildings may be designed in module segments of a consistent proportion to provide architectural variety.

a. Street façade treatments shall occur within 25 to 50 foot wide modules in a fashion similar to that shown in Figure 6 below.

b. The façade module spacing may be proportionally combined and expanded for larger users, such as department stores, movie theaters and large entertainment venues.

c. All designs for street façades shall be reviewed in conjunction with the site plan review.

Figure 6 - Example of a modulated architectural street façade showing hypothetical module spacing.

SECTION 4.

All appeals to the density, dimensional, architectural, and land use requirements of this Ordinance, as well as appeals to other applicable requirements of the Unified Development Code relating to this Ordinance, shall require an amendment to this Ordinance. Such amendment shall be considered by the Planning and Zoning Commission and the City Council at a public hearing.

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 3rd DAY OF MARCH, 2020.

ORDINANCE NO. 10820-2020

PLANNED DEVELOPMENT NO. 322A

Legislation Details