From
Chris Hartmann
Title
Z170901/CP170901 - Zoning Change/Concept Plan - Avilla Heritage (City Council District 2). Zoning Change from SF-2, Single-Family Residential to PD, Planned Development and Concept Plan for the development of 140 single-story homes with a mixture of detached and attached units on a single 12.63 acre common lot. 12.63 acres located east-northeast of the intersection of Forum Drive and Waterwood Drive in the SH 161 Overlay District. The agent is Joshua A. Lincoln, HP Civil Engineering, the applicant is Jazon Flory, NexMetro Communities, and the owner is Leland Gjetley & Tommy Joe Winn. (On September 11, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Chief City Planner David Jones, AICP
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change from SF-2, Single-Family Residential to PD, Planned Development and Concept Plan for the development of approximately 140 single-story homes with a mixture of detached and attached units on a single 12.63 acre common lot.
ADJACENT LAND USES AND ACCESS:
North: Single-Family Residential zoned PD-231(single-family)
South: Undeveloped property zoned PD-288 (multi-family)
East: Undeveloped property zoned PD-331 (commercial)
West: Single-Family Residential zoned PD-231 and undeveloped property zoned PD-288 and SF-2
PURPOSE OF REQUEST:
The purpose of the request is to create a Planned Development District single-story attached and detached residences on a single 12.63 acre lot at a density of approximately 11.5 units per acre. The property is currently zoned SF-2 Single-Family Residential district.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed units are market-rate, lease-only 1, 2, and 3 bedroom homes. All 2 and 3 bedroom units are fully detached, while 1 bedroom units are attached duplex style. Of the approximately 140 units, 30% are 1 bedroom, 39% are 2 bedroom, and 31% are 3 bedroom. The development includes wood-fenced back yards for each unit with no shared yards, as well as common amenities such as a pool, spa, and walking trails. The development is designed as a transition from the existing single-family residences to the north to anticipated future mixed use multi-family and commercial development to the east along SH 161 and to the south and west along Sara Jane Pkwy. and S. Forum Dr.
The applicant is proposing two building styles per unit type, for a total of six building styles. The homes as proposed appear to meet masonry requirements for single-family and single-family attached homes in the UDC, and will not exceed one story or 25 feet in height. The homes will sit on a common maintenance property with concrete walkways and courtyards situated between clusters of units for use as common space. A minimum of 6 foot separation is provided between detached units.
The walkways leading from the individual units will connect to an internal network of pathways which ultimately lead to a central greenspace near the leasing office and pool. A trail is also shown to run north-south outside the common fence to the east of the development and ultimately connect to the northeast corner of the property and to S. Forum Dr.
The fence along the east side of the development is proposed as wrought iron to allow for more visibility and security to those using the trail. A 120 foot wide buffer will separate homes on the east side of the development from the commercial-zoned properties along SH-161. A wood fence is proposed along the north side of the property adjacent to the existing Cimarron Estates subdivision, and a screen wall with a combination of 4 foot masonry topped with 2 foot wrought iron is proposed along S. Forum Dr. and Waterwood Dr.
Parking is proposed at a rate of 1.25 spaces per unit for 1 bedroom and 2 spaces per unit for 2 and 3 bedroom units. Garage parking is detached and provided for 52 of the 269 total spaces (20%). Carports are provided for 134 spaces (50%) with the remainder (83) of the spaces uncovered. Parking will be situated along an access and circulation drive which loops through the property, rather than in the front or rear of individual units. The spaces will be assigned to units and the covered parking is designed to architecturally complement the units with pitched roofs and masonry siding and columns.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates the area as Mixed Use. Development in this category should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development.
Although the proposed development is entirely residential, staff believes the layout of the homes lends itself to a pedestrian-friendly environment with both internal and external pedestrian connectivity. Staff also believes that the medium-high densities proposed could help to support the future development of Mixed Use in the area of S. Forum Dr., Sara Jane Pkwy., and SH 161, while also providing a transitional development from the established Single-Family neighborhoods north of S. Forum Drive.
DENSITY AND DIMENSIONAL IMPACTS:
Development standards are generally in line with the medium to higher-density residential zoning categories found in the Unified Development Code, as shown in the proposed PD standards (attached) and in the table below:
|
Table 1: Proposed Development Standards |
|
Standard |
Proposed |
|
Maximum Density# |
Approximately 11.5 units per acre (net) |
|
Minimum Living Area (Sq. Ft.) |
1 bedroom (30%) = 635 (690) 2 bedroom (39%) = 960 (980) 3 bedroom (31%) = 1,235 |
|
|
(1 and 2 bd unit sizes are smaller than minimum allowed in MF-1) |
|
|
|
|
Lot Size* |
Approximately 3,500 square feet per unit |
|
Front Setback* |
20 feet from S. Forum Dr. |
|
Rear Setback* |
15 feet |
|
Separation between buildings* |
6 feet |
|
Side on Street Setback* |
20 |
|
Maximum Height* |
1 story/25 feet |
|
Maximum Lot Coverage* |
50% |
|
Minimum Masonry Content* |
80% |
|
|
|
|
Parking# |
|
|
1 bedroom |
1.25 per unit |
|
2 bedroom |
2 per unit |
|
3 bedroom |
3 per unit |
|
* meets SF-Attached standards |
|
|
# meets MF-1 Multi-Family standards |
|
As described in the “characteristics” section, the applicant is proposing all detached garages situated along the main drive. Unlike an apartment or multi-family complex, most of the units within Avilla are detached making communal driveways impractical, and unlike a conventional single-family subdivision, the homes face a pathway or a neighboring unit rather than a driveway or street. Staff is in support of the proposal for detached garages, as it minimizes the number of driveways within the development and allows for an efficient layout of homes on the site.
RECOMMENDATION:
Staff recommends approval as presented.
SUMMARY:
Zoning Change from SF-2, Single-Family Residential to PD, Planned Development and Concept Plan for the development of approximately 140 single-story homes with a mixture of detached and attached units on a single 12.63 acre common lot.
ADJACENT LAND USES AND ACCESS:
North: Single-Family Residential zoned PD-231(single-family)
South: Undeveloped property zoned PD-288 (multi-family)
East: Undeveloped property zoned PD-331 (commercial)
West: Single-Family Residential zoned PD-231 and undeveloped property zoned PD-288 and SF-2
PURPOSE OF REQUEST:
The purpose of the request is to create a Planned Development District single-story attached and detached residences on a single 12.63 acre lot at a density of approximately 11.5 units per acre. The property is currently zoned SF-2 Single-Family Residential district.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed units are market-rate, lease-only 1, 2, and 3 bedroom homes. All 2 and 3 bedroom units are fully detached, while 1 bedroom units are attached duplex style. Of the approximately 140 units, 30% are 1 bedroom, 39% are 2 bedroom, and 31% are 3 bedroom. The development includes wood-fenced back yards for each unit with no shared yards, as well as common amenities such as a pool, spa, and walking trails. The development is designed as a transition from the existing single-family residences to the north to anticipated future mixed use multi-family and commercial development to the east along SH 161 and to the south and west along Sara Jane Pkwy. and S. Forum Dr.
The applicant is proposing two building styles per unit type, for a total of six building styles. The homes as proposed appear to meet masonry requirements for single-family and single-family attached homes in the UDC, and will not exceed one story or 25 feet in height. The homes will sit on a common maintenance property with concrete walkways and courtyards situated between clusters of units for use as common space. A minimum of 6 foot separation is provided between detached units.
The walkways leading from the individual units will connect to an internal network of pathways which ultimately lead to a central greenspace near the leasing office and pool. A trail is also shown to run north-south outside the common fence to the east of the development and ultimately connect to the northeast corner of the property and to S. Forum Dr.
The fence along the east side of the development is proposed as wrought iron to allow for more visibility and security to those using the trail. A 120 foot wide buffer will separate homes on the east side of the development from the commercial-zoned properties along SH-161. A wood fence is proposed along the north side of the property adjacent to the existing Cimarron Estates subdivision, and a screen wall with a combination of 4 foot masonry topped with 2 foot wrought iron is proposed along S. Forum Dr. and Waterwood Dr.
Parking is proposed at a rate of 1.25 spaces per unit for 1 bedroom and 2 spaces per unit for 2 and 3 bedroom units. Garage parking is detached and provided for 52 of the 269 total spaces (20%). Carports are provided for 134 spaces (50%) with the remainder (83) of the spaces uncovered. Parking will be situated along an access and circulation drive which loops through the property, rather than in the front or rear of individual units. The spaces will be assigned to units and the covered parking is designed to architecturally complement the units with pitched roofs and masonry siding and columns.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates the area as Mixed Use. Development in this category should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development.
Although the proposed development is entirely residential, staff believes the layout of the homes lends itself to a pedestrian-friendly environment with both internal and external pedestrian connectivity. Staff also believes that the medium-high densities proposed could help to support the future development of Mixed Use in the area of S. Forum Dr., Sara Jane Pkwy., and SH 161, while also providing a transitional development from the established Single-Family neighborhoods north of S. Forum Drive.
DENSITY AND DIMENSIONAL IMPACTS:
Development standards are generally in line with the medium to higher-density residential zoning categories found in the Unified Development Code, as shown in the proposed PD standards (attached) and in the table below:
|
Table 1: Proposed Development Standards |
|
Standard |
Proposed |
|
Maximum Density# |
Approximately 11.5 units per acre (net) |
|
Minimum Living Area (Sq. Ft.) |
1 bedroom (30%) = 635 (690) 2 bedroom (39%) = 960 (980) 3 bedroom (31%) = 1,235 |
|
|
(1 and 2 bd unit sizes are smaller than minimum allowed in MF-1) |
|
|
|
|
Lot Size* |
Approximately 3,500 square feet per unit |
|
Front Setback* |
20 feet from S. Forum Dr. |
|
Rear Setback* |
15 feet |
|
Separation between buildings* |
6 feet |
|
Side on Street Setback* |
20 |
|
Maximum Height* |
1 story/25 feet |
|
Maximum Lot Coverage* |
50% |
|
Minimum Masonry Content* |
80% |
|
|
|
|
Parking# |
|
|
1 bedroom |
1.25 per unit |
|
2 bedroom |
2 per unit |
|
3 bedroom |
3 per unit |
|
* meets SF-Attached standards |
|
|
# meets MF-1 Multi-Family standards |
|
As described in the “characteristics” section, the applicant is proposing all detached garages situated along the main drive. Unlike an apartment or multi-family complex, most of the units within Avilla are detached making communal driveways impractical, and unlike a conventional single-family subdivision, the homes face a pathway or a neighboring unit rather than a driveway or street. Staff is in support of the proposal for detached garages, as it minimizes the number of driveways within the development and allows for an efficient layout of homes on the site.
RECOMMENDATION:
Staff recommends approval as presented.
Body
AN ORDINANCE AMENDING THE ZONING MAP TO REZONE APPROXIMATELY 13.425 ACRES OF LAND OUT OF THE CHARLES D. BALL SURVEY, ABSTRACT NO. 1699, IN THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED NORTH OF S. FORUM DRIVE AND EAST OF WATERWOOD DRIVE FROM SF-2, SINGLE-FAMILY RESIDENTIAL TO A PLANNED DEVELOPMENT DISTRICT WITH A BASE ZONING DESIGNATION OF SINGLE-FAMILY ATTACHED (SF-A) AND MULTI-FAMILY ONE (MF-1); 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 change the zoning designation of said property from SF-2, Single-Family Residential District to a Planned Development District with a Base Zoning Designation of Single-Family Attached (SF-A) and Multi-Family One (MF-1); and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on September 11, 2017 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 8 to 0 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a zoning change from SF-2, Single-Family Residential District to a Planned Development District with a Base Zoning Designation of Single-Family Attached (SF-A) and Multi-Family One (MF-1); 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 September 19, 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, 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 SF-2, Single-Family Residential District to a Planned Development District with a Base Zoning Designation of Single-Family Attached (SF-A) and Multi-Family One (MF-1); 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:
"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 from SF-2, Single-Family Residential District to a Planned Development District with a Base Zoning Designation of Single-Family Attached (SF-A) and Multi-Family One (MF-1);
Description of Land:
AN ORDINANCE AMENDING THE ZONING MAP TO REZONE APPROXIMATELY 13.425 ACRES OF LAND OUT OF THE CHARLES D. BALL SURVEY, ABSTRACT NO. 1699, IN THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED NORTH OF S. FORUM DRIVE AND EAST OF WATERWOOD DRIVE, AND AS DESCRIBED IN EXHIBIT A - LEGAL DESCRIPTION AND DEPICTED IN EXHIBIT B - ZONING EXHIBIT AND EXHIBIT C - LOCATION MAP, WHICH ARE INCORPORATED HEREIN BY REFERENCE.
II.
PURPOSE AND INTENT
The purpose of this Planned Development District is to provide the appropriate restrictions and development controls to permit residential development of the subject property in a manner compatible with the surrounding development and zoning and in compliance with the City’s Comprehensive Plan and the Unified Development Code.
III.
DENSITY, DIMENSIONAL, AND PARKING STANDARDS
|
MAXIMUM DENSITY |
11.5 DWELLING UNITS PER ACRE |
|
MINIMUM LIVING AREA |
635 SQ FT (1 BEDROOM) 960 SQ FT (2 BEDROOM) 1,235 SQ FT (3 BEDROOM) |
|
MINIMUM LOT DIMENSIONS |
|
|
AREA |
3,500 SQ FT PER UNIT |
|
WIDTH |
100 FEET |
|
DEPTH |
120 FEET |
|
MINIMUM YARD SETBACKS |
|
|
FRONT YARD |
20 FEET |
|
REAR YARD |
15 FEET |
|
SIDE ON STREET |
20 FEET |
|
BETWEEN BUILDINGS |
6 FEET EAVE LINE TO EAVE LINE |
|
MAXIMUM HEIGHT |
25 FEET |
|
MAXIMUM LOT COVERAGE |
50 PERCENT |
|
MINIMUM MASONRY CONTENT |
80 PERCENT |
|
MINIMUM ROOF PITCH |
6:12 |
|
LANDSCAPE BUFFER FROM ROW |
10 FEET |
|
PARKING REQUIREMENTS |
|
|
1 BEDROOM UNIT |
1.25 SPACES PER UNIT |
|
2 BEDROOM UNIT |
2 SPACES PER UNIT |
|
3 BEDROOM UNIT |
2 SPACES PER UNIT |
|
PERCENTAGE OF SPACES IN CARPORTS |
MINIMUM 30 PERCENT |
|
PERCENTAGE OF SPACES IN GARAGES |
MINIMUM 20 PERCENT |
IV.
DEVELOPMENT REGULATIONS AND PROVISIONS
1. Building placement shall be as shown on the concept plan, with minimum spacing between units of 6 feet.
2. All units shall be fire sprinkled in accordance with NFPA 13D standards (or most recent).
3. Amenities for the sites hall include a Pool, Spa, Arbor, Usable Open Space and Centralized Green Space with concrete walking paths as shown on the Concept Plan.
4. Perimeter fencing shall be 6 feet in height. Fencing materials shall conform to the attached Concept Plan.
5. Detached garages are permitted and shall generally conform to the attached Concept Plan.
6. Carports shall be a pitched roof type. Carport columns shall be clad with masonry materials consistent with the residential units.
7. The building architecture shall generally conform to the character of the attached photos and shall be designed in accordance with the following:
a. Each unit shall provide a private rear yard fenced with a wood fence. In order to minimize water usage, decomposed granite in private rear yards shall be utilized.
b. A minimum of two (2) distinct elevations shall be provided for each floor plan, so that a minimum of 6 total styles are provided for the development.
c. Variation of roof elevations and exterior wall materials and colors shall be incorporated to provide architectural variety. Allowable materials will include brick, stone, synthetic stone, stucco, and fiber cement siding, as defined in the Unified Development Code of the City of Grand Prairie.
8. Landscaping and signage shall generally conform to the attached Concept Plan. In addition, one tree shall be planted in the enclosed back yard provided for each unit.
9. Entry Monument sign may be backlit with halo lighting or reverse channel style letters. Facelit signs, raceway letters, and signs with other internal lighting are prohibited. The sign may be externally illuminated.
V.
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.
VI.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
VII.
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 19th DAY OF SEPTEMBER, 2017.
ORDINANCE NO. 10345-2017
PLANNED DEVELOPMENT NO. 367
CASE NO. Z170901/CP170901