From
Monica Espinoza
Title
Z200701/CP200701 - Zoning Change/Concept Plan - January Hill (City Council District 5). Zoning Change and Concept Plan for January Hill, a proposed development with Single Family Townhouse, Multi-Family, and General Retail Uses on 22.5 acres. Tracts 3.1, 3.4, 3.6 P H Ford Survey, Abstract No. 1711, Tracts 4.1, 4.2, 4.7, and 4.9, Joseph C Reed Survey, Abstract No. 1729, City of Grand Prairie, Dallas County, Texas, zoned PD-108, PD-196, SF-4, and GR, within the SH-161 Corridor Overlay District, and generally located west of SH-161 on the south side of January Ln. (On August 10, 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 January Hill, a proposed development with Single Family Townhouse, Multi-Family, and General Retail Uses on 22.5 acres. Tracts 3.1, 3.4, 3.6 P H Ford Survey, Abstract No. 1711, Tracts 4.1, 4.2, 4.7, and 4.9, Joseph C Reed Survey, Abstract No. 1729, City of Grand Prairie, Dallas County, Texas, zoned PD-108, PD-196, SF-4, and GR, within the SH-161 Corridor Overlay District, and generally located west of SH-161 on the south side of January Ln.
PURPOSE OF REQUEST:
The purpose of the request is to rezone the subject property to a Planned Development District for Single Family Townhome, Multi-Family and General Retail Uses.
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-347 |
Industrial |
|
South |
SF-4 |
Single Family Residential, Undeveloped |
|
West |
SF-3 |
Single Family Residential |
|
East |
SF-4 |
Undeveloped; SH-161 |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant is proposing a Planned Development District for Single Family Townhouse, Multi-Family and General Retail Uses. The Concept Plan depicts the elements listed below.
• A proposed retail building on 3.89 acres that is accessible from two points on January Lane.
• Twelve multi-family residential buildings and one leasing/clubhouse building on 15.97 acres. The multi-family buildings are placed close to January Lane and configured to frame the primary internal drive and screen surface parking lots from view.
• The drive that connects to May Lane is for emergency access only with a secured gate at the property line and another secured gate closer to Building 13.
• Five clusters of townhome units on 2.74 acres. The townhomes are placed adjacent to existing single family homes to serve as a buffer between the homes and the higher density multi-family buildings.
• A central open space amenity featuring trails and the preservation of existing trees. This feature serves as a natural buffer to the adjacent single family homes.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designates this location as Medium Density Residential. Approval of this request will require an amendment to the FLUM.
The proposal is consistent with goals, policies, and objectives in the 2018 Comprehensive Plan, including:
• Achieve a broad housing selection for a diverse population;
• Provide housing options that serve the needs of the population throughout the stages of their lives;
• A mix of residential densities offers the City opportunities to attract and retain businesses as well as generate higher ad valorem tax revenues than through low density residential alone; and
• Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
ZONING REQUIREMENTS:
General Retail
The applicant is proposing Neighborhood Services, Office, and General Retail-One as the base zoning districts. 100% of this tract shall be developed with non-residential uses.
Multi-Family Three
The applicant is proposing Multi-Family Three as the base zoning district with two modifications:
1. No building shall be constructed greater than four stories (Appendix W does not specify the number of stories, just the maximum height in feet).
2. A perimeter fence with gated entry shall not be required.
Townhomes
The applicant is proposing Single Family-Townhouse (SF-T) as the base zoning district.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 8-0 with the condition that the townhome and multi-family buildings step up in height moving away from the existing single family development.
The Development Review Committee (DRC) recommends approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 22.5 ACRES OF LAND OUT OF THE P H FORD SURVEY, ABSTRACT NO. 1711 AND JOSEPH C REED SURVEY, ABSTRACT NO. 1729, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, FROM PLANNED DEVELOPMENT-108, PLANNED DEVELOPMENT-196, SINGLE FAMILY-FOUR, AND GENERAL RETAIL DISTRICTS TO A PLANNED DEVELOPMENT DISTRICT FOR SINGLE FAMILY TOWNHOUSE, MULTI-FAMILY, AND GENERAL RETAIL 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 rezone and reclassify said property from its classification of Planned Development-108, Planned Development-196, Single Family-Four, and General Retail Districts, to a Planned Development District for Single Family Townhouse, Multi-Family, and General Retail Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 10, 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 Planned Development-108, Planned Development-196, Single Family-Four, and General Retail Districts, to a Planned Development District for Single Family Townhouse, Multi-Family, and General Retail 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 September 1, 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 Planned Development-108, Planned Development-196, Single Family-Four, and General Retail Districts; 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 of Planned Development-108, Planned Development-196, Single Family-Four, and General Retail Districts to a Planned Development District for Single Family Townhouse, Multi-Family, and General Retail Uses; as 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 - Conceptual Renderings.
B. Non-Residential Development:
1. Non-residential development shall comply with the use and development standards for General Retail-One (GR-1), Neighborhood Services (NS), or Office (O) Districts and Appendix F: Corridor Overlay District Standards in the Unified Development Code (UDC), as may be amended, and with the exceptions and additions included in this section.
2. The following uses shall be prohibited: boat dealer, motorcycle dealer, laundry (self-serve), mini storage, and auto parts sales (new).
3. 100% of the 3.94 acres designated for commercial/non-residential use on the Concept Plan shall be developed with non-residential uses.
C. Multi-Family Development:
1. Multi-family development shall comply with the use and development standards for Multi-Family Three (MF-3) District and Appendix W: Residential Development Standards in the UDC, as amended.
2. No building shall be constructed greater than four stories.
3. Building height should increase with distance from the existing single family residential development to the south and west. Buildings 1, 4, 5, 6, and 13 shall not exceed three stories.
D. Single Family Townhouse Development:
1. Townhouse development shall comply with the use and development standards for Single Family Townhouse (SF-T) District and Appendix W: Residential Development Standards in the UDC, as amended.
2. Townhome Buildings 2 and 3 shall not exceed two stories.
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 1st day of September, 2020.
Ordinance No. 10878-2020
Zoning Case No. Z200701/CP200701
Planned Development No. 403