From
Chris Hartmann
Title
Z170604/CP170601 - Zoning Change/Concept Plan - ECOM Northern Tract (City Council District 4). A request to rezone 19.60 acres from Planned Development-77 (PD-77) District to a Planned Development for single family detached uses. The subject property is located on the northwest corner of S. Forum Drive and S. Great Southwest Parkway. The agent is Brett Mann, BGE, Inc. and the owner is Dan Luby, ECOM Real Estate Mgmt. (On June 5, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
Assistant City Manager Bill Crolley
Recommended Action
Approve
Analysis
PURPOSE OF REQUEST:
The purpose of the request is to rezone 19.60 acres to a Planned Development for single family detached uses and establish development standards to allow the development of about 92 single family homes.
ADJACENT LAND USE CHARACTERISTICS:
The following table summarizes the zoning designation and land use of surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-77 |
Undeveloped |
|
South |
PD-359 |
Undeveloped |
|
West |
PD-77 |
Multi-Family Residential |
|
East |
PD-231 |
Institutional (Charter School) |
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Commercial/Retail/Office (C/R). Commercial/Retail/Office development includes office, service, and retail uses. The proposal is inconsistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations. If approved, staff will recommend an amendment to the FLUM map of the Comprehensive Plan.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Concept Plan includes 92 single family lots and open spaces. The subdivision entrances depicted on the Concept Plan are for illustrative purposes at this point in time. The exact locations and intersection design will be determined during the platting process.
ZONING REQUIREMENTS:
The applicant proposes to develop the property in accordance with Resolution 3924 and Single Family-6 (SF-6) District base zoning with the modifications shown in Table 2 and discussed in this section. The proposed development standards are the same as the standards approved for the tract south of the subject site on the southwest corner of S. Forum Drive and S. Great Southwest Parkway (PD-359, Ordinance 10243-2017).
|
Table 2: Proposed Dimensional Standards |
|
Standard |
Proposed |
|
Minimum Lot Area (Sq. Ft.) |
5,000 |
|
Minimum Width (Ft.) |
50 |
|
Minimum Depth (Ft.) |
110 |
|
Front Yard Setback (Ft.) |
25 |
|
Rear Yard (Ft.) |
10 |
|
Side Yard Internal (Ft.) |
5 |
|
Side Yard on Street (Ft.) |
15 |
|
Maximum Lot Coverage |
60% |
|
Minimum Living Area (Sq. Ft.) |
1,600-1,799 (10% of Lots) |
|
|
1,800-1,999 (10% of Lots) |
|
|
2,000 (80% of Lots) |
|
Max. Density Per Net Acre |
8.7 |
Garages
Resolution 3924 contains requirements intended to minimize the visual impact of garages on the streetscape. One requirement is that a certain percentage of lots have non-front entry garages. Non-front entry garages include side entry, front oriented (J-Swing) side entry, or detached rear yard garage configurations. Another stipulation is that two-car wide single doors are not permitted for front entry garages.
Because this is an infill development, the proposed lot width is narrower than the lot width in Resolution 3924. Non-front entry garages are less feasible on narrow lots. In lieu of meeting the residential garage alternatives in Resolution 3924, the applicant has proposed the following:
1. Front entry garages shall be offset a minimum of 5-feet from the front elevation of the house.
2. Front entry garages with two or more one-car wide single doors shall offset one door 12-inches from the door that is closest to the street.
3. Front entry garages with two-car wide doors shall recess the garage door a minimum of 12-inches from the garage façade.
4. Front entry garages with two-car wide doors shall provide decorative elements. Decorative elements may include cedar doors, reveals/textures, and decorative hardware.
5. Front entry garages shall provide articulated architectural elements. These elements may include masonry in-filled gabled roof, dormer window features, boxed windows and similar architectural elements.
6. The front setback for houses with a side entry garage may be reduced by 5-feet.
7. Carports shall be prohibited.
Masonry Requirements
The proposal shall meet the masonry requirements contained in Resolution 3924 with the following exceptions:
For two-story structures built on interior lots (as defined by Resolution 3924)
• Sides of fireplaces and chimney flues not visible from the street may be constructed of stucco.
• Sides of fireplaces and chimney flues visible from the street must be 100% masonry.
For two-story structures not on interior lots (as defined by Resolution 3924)
• Fireplaces and chimney flues shall be encased in 100% masonry.
OTHER CONSIDERATIONS:
The property is within Public Improvement District (PID) 5; participation in the PID is mandatory. A homeowners association (HOA) shall be created to maintain common areas and the masonry wall, entry features, and landscaping located in the common areas within the development. The masonry wall shall match the screening wall within Forum Estates PID. Prior to the recordation of the final plat, HOA documents along with perimeter landscape and wall plans shall be submitted to the Planning Department for review.
The United States Postal Service (USPS) requires centralized mail delivery for all new residential subdivisions. At the time of preliminary platting, the applicant shall submit the preliminary plat to USPS for review. The applicant shall have a mode of delivery agreement in place with USPS before the preliminary plat is approved. The centralized mail delivery kiosk shall be located on a common lot and maintained by the HOA.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 7-0.
The Development Review Committee (DRC) recommends approval. However, given significant input from City Council regarding front-entry garages, Staff would encourage the applicant to meet Resolution 3924 as it pertains to front-entry garages.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP TO REZONE A 19.60-ACRE PARCEL OF LAND SITUATED IN THE E. ROLAND SURVEY, ABSTRACT NO. 1313, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND AS MORE FULLY DESCRIBED BELOW, FROM PLANNED DEVELOPMENT 77 (PD-77) DISTRICT FOR COMMERCIAL USES TO A PLANNED DEVELOPMENT 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 change the zoning designation of said property from Planned Development 77 (PD-77) District to a Planned Development for Single Family Detached Residential Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on June 5, 2017, 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 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Planned Development 77 (PD-77) District to a Planned Development 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 June 20, 2017, 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 Planned Development 77 (PD-77) District to a Planned Development for Single Family Detached 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:
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 from its classification of Planned Development 77 (PD-77) District to a Planned Development for Single Family Detached Residential Uses;
Description of Land:
BEING A 19.60 ACRE PARCEL OF LAND SITUATED IN THE E. ROLAND SURVEY, ABSTRACT NO. 1313 IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING THAT PORTION OF LAND AS RECORDED IN DOCUMENT NO. D204134764, AS RECORDED IN THE DEED RECORDS OF TARRANT COUNTY, TEXAS, AS DESCRIBED IN THE ATTACHED EXHIBIT “A” AND DEPICTED IN THE ATTACHED EXHIBIT “B” INCORPORATED HEREIN BY REFERENCE.
II.
PURPOSE AND INTENT
A. The purpose and 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 high quality residential development.
B. The homeowners association (HOA) is intended to provide for the review, maintenance, and enforcement of HOA design and other internal development standards and to ensure resources are available for the care of the common elements and amenities of the community.
C. The public improvement district (PID) is intended to ensure resources are available for the care of the public elements of the community, which are typically limited to the perimeter wall and landscaping between the perimeter wall and public street right-of-ways.
III.
RESIDENTIAL SUBDIVISION DESIGN GUIDELINES
A. The development shall be in substantial conformance, as determined by the Planning Director or designee, with the attached Exhibit “C” incorporated herein by reference. The Concept Plan is intended to be a graphic depiction of the likely lot and block configuration, street layout and amenity plan of the development. It is not intended to constitute a final design or approval, implied or otherwise, of the development. The ultimate development design will be based on the development standards herein contained and/or site limitations at the time of final platting.
B. The development must include landscaping and open spaces that are planned and coordinated throughout the development. The development shall be in substantial conformance, as determined by the Planning Director or designee, with the attached Exhibit “D” as incorporated herein by reference.
C. All utilities shall be placed below ground, except for major high voltage transmission lines.
D. All streets, driveways, and vehicular circulation areas shall be constructed of concrete. Temporary parking and drive areas for model homes may be asphalt.
IV.
ARCHITECTURAL, DIMENSIONAL AND DENSITY STANDARDS
A. Applicability
All development on land located within the boundaries of this Planned Development District must adhere to the rules and regulations as set forth in these Planned Development District Standards.
B. Base Zoning
Any zoning, land use requirements and restrictions not contained within this Planned Development Ordinance shall conform to those requirements contained in Resolution 3924 and requirements for Single Family-Six (SF-6) District in the Unified Development Code (UDC), as amended. Where there is a conflict, unless explicitly contained in this ordinance, the more restrictive shall prevail.
C. Density and Dimensional Requirements
The Zoning Area shall be in conformance with density and dimensional standards as shown on the attached Exhibit “E”, Density and Dimensional Table, incorporated herein by reference with said standards being more particularly described below.
1. Lot size shall be a minimum of 5,000 square feet.
2. Lot width shall be a minimum of 50-feet.
3. Lot depth shall be a minimum of 110-feet.
4. Lot coverage shall not exceed 60%.
5. Front setback shall be a minimum of 25-feet.
6. Rear setback shall be a minimum of 10-feet.
7. Interior side setback shall be a minimum of 5-feet.
8. Side setback adjacent to a street shall be a minimum of 15-feet.
9. Ten percent (10%) of all platted residential lots shall have a minimum living area of 1,600 square feet or greater.
10. Ten percent (10%) of all platted residential lots shall have a minimum living area of 1,800 square feet.
11. At least eighty percent (80%) of all platted residential lots shall contain a minimum living area of 2,000 square feet or greater.
D. In lieu of residential garage alternative provisions in Resolution 3924, the following shall apply:
1. Front entry garages shall be offset a minimum of 5 feet from the front elevation of the house.
2. Front entry garages with two or more single-car wide doors shall offset one door 12 inches from the door that is closest to the street.
3. Front entry garages with two-car wide doors shall recess the garage door a minimum of 12 inches from the garage façade.
4. Front entry garages with two-car wide doors shall provide decorative elements. Decorative elements may include cedar doors, reveals/textures, and decorative hardware.
5. Front entry garages shall provide articulated architectural elements. These elements may include, but not be limited to, masonry in-filled gabled roof, dormer window features, boxed windows, and similar architectural elements.
6. The front setback for houses with a side entry garage may be reduced by 5 feet.
7. Carports shall be prohibited.
E. Exterior construction shall be predominately composed of masonry materials.
1. For Two-Story Structures
a. Minimum eighty percent (80%) of all exterior wall surfaces for 2-story structures or higher shall be structurally designed for and constructed of masonry and/or stone.
b. This percentage is determined as the net square footage of the wall excluding doors, windows, dormers, areas under porches and other architectural projections. The wall is considered below the fascia board at the roof line.
c. Masonry is defined as stone or standard-size full width brick.
d. Sides of fireplaces and chimney flues not visible from the street may be constructed of stucco. Sides of fireplaces and chimney flues visible from the street shall be 100% masonry.
2. For One-Story Structures
a. Minimum 100 percent (100%) of all exterior wall surfaces shall be structurally designed for and constructed of masonry and/or stone.
b. This percentage is determined as the net square footage of the wall excluding doors, windows, dormers, areas under porches and other architectural projections. The wall is considered below the fascia board at the roof line.
c. Masonry shall be defined as standard-size full-width brick, stone, cultured stone or stone veneer units.
d. All fireplace chimney flues shall be encased in 100% masonry.
F. Variation in architectural design, color scheme, and building profile shall be required.
1. No duplicate house elevation may be built on a lot within four lots of a house with the same elevation on the same side of the street.
2. No house may be built with the same elevation as one located directly across the street.
G. A unifying urban design theme shall be provided for amenities and streetscape elements with provision for centralized property management to be in place.
1. Parks and open spaces shall be provided. Open space amenities shall be determined by the developer at the time of platting. These amenities shall include, but not be limited to, pocket parks, ponds/water features, walking paths, open spaces, a dog park, park area, and playground.
2. The developer shall provide a centralized mail delivery kiosk located on a common lot and maintained by the HOA.
2. 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.
V.
LANDSCAPING AND SCREENING STANDARDS
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. A Six (6) foot high screening fence shall be constructed along all thoroughfares designated as an arterial or collector street on the City’s Master Transportation Plan. The screening fence shall be constructed to meet Public Improvement District Number 5 (PID #5) specifications.
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 setback for any residential lot.
3. Retaining walls shall be constructed of approved stone. The use of wood or tie wall will not be allowed. Retaining walls greater than four feet (4’) in height shall be designed by an engineer licensed in Texas.
4. A common lot shall be established for the placement of required fences along designated arterial or collector streets. Said common lot shall be a minimum of 20-feet, planted with trees, shrubs, and grass, and dedicated to the mandatory HOA or PID at the time of final platting.
5. Individual lot fencing shall conform to the following standards:
a. Fences shall be constructed of wood with steel posts, brick, or wrought iron.
b. Any fence constructed on a portion of the lot adjacent to a dedicated park or open space shall be constructed of a wrought iron type in order to maintain a view into the adjacent area.
c. Fence heights shall be a minimum of six feet (6’) for wood fences and a maximum of four feet (4’) for wrought iron types.
d. Wood fences shall be constructed so posts, rails, and other support structures are not visible to from the street right-of-way.
B. The residential subdivision shall have entry signage that is coordinated with the development screening wall. Four (4) sets of plans for all entry signage and screening walls shall be submitted to the Development Review Committee (DRC) for approval in conjunction with the final plat submittal. 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 one (1)-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.
b. Shrubs shall be provided for each house in any size increment totaling a minimum of 30 gallons per residential lot.
c. Residential lots shall be fully sodded in accordance with the requirements of the Unified Development Code with full irrigation for entire lot.
V.
FAÇADE PLANS TO BE SUBMITTED FOR STAFF REVIEW
A. For the purpose of verifying compliance with the architectural requirements prescribed in this Ordinance, the developer/builder shall submit proposed building elevations at time of final plat review with associated information describing masonry content, masonry color, garage orientation, and roof shingle specifications.
VI.
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.
VII.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
VIII.
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 20th day of June, 2017.
Ordinance No. 10281-2017
Planned Development No. 361
Zoning Case No. Z170604/CP170601