From
Chris Hartmann
Title
Z170501/SU170505 - Zoning Change/Specific Use Permit - Candela Manufactured Home Community (City Council District 1). A request to approve a Planned Development rezone and Specific Use Permit for a Manufactured Home Park consisting of 192 lots and multiple open area lots. The 34.18-acre property is located south of E. Shady Grove Road at Jones Street, just west of N. Belt Line Road, addressed as 201 E. Shady Grove Road. The property is currently zoned Light Industrial (LI) District. The agent is Brad Williams, Winstead PC and the owner is David Zulejkic, 67ECO, LLC. (On May 1, 2017, the Planning and Zoning Commission recommended denial of this request by a vote of 5-2).
Presenter
Assistant City Manager Bill Crolley
Recommended Action
Denied
Analysis
SUMMARY:
Consider a request to establish a Planned Development-Manufactured Home (PD-MH) District and accompanying Concept Plan to allow for the development of a Manufactured Residential Home Park. The 34.18 acre vacant property is currently zoned Light Industrial (LI) District. The property is located south of E. Shady Grove Road and west of N. Belt Line Road; more specifically it is addressed 201 E. Shady Grove Road. The property is in City Council District 1, represented by Councilwoman Jorja Clemson.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Single Family-Three (SF-3) |
Single Family Residential Uses (Whittle Addition) |
|
South |
Light Industrial (LI) |
Undeveloped |
|
East |
Light Industrial (LI) |
City of Irving’s Auto Pound |
|
West |
Light Industrial (LI) |
Single Family & Manufactured Home Residential |
PURPOSE OF REQUEST:
The applicant is requesting approval to rezone 34.18 acres from Light Industrial (LI) District to a Planned Development Manufactured Home Park (PD-MH) District and to adopt a Specific Use Permit in conjunction with the Concept Plan layout establishing the proposed manufactured residential home uses. The applicant proposes to develop, operate and manage the park. The proposed park will consist of 192 residential lots to accommodate single & double-wide homes, multiple open/common space areas including two playgrounds, an amenity building, swimming pool and other outdoor amenities.
BACKGROUND:
Over the years, the vacant unplatted industrial property has been utilized for a variety of uses including residential, industrial and outside open storage. The property consists of naturally grades sloping to the south with approximately one-third remaining in the 100 year flood plain. Currently, the property has a fill permit and has been doing so for quite some time.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan designates this area as Mixed Use & Industrial (MU & LI) uses. This request for Manufactured Home uses is not consistent with the FLUM designation.
PD DEVIATIONS FROM BASE ZONING REQUIREMENTS:
If the PD case is considered for approval and SUP shall conform to the manufactured home park designation adopted in the UDC. The applicant has proposed and provided general standards & regulations to be adopted as part of the PD ordinance, in addition to the Concept & Streetscape and Landscape Plan as presented. Including the following:
Ø Maintenance of the common area, streets, water lines, pool, playgrounds and other amenities.
Ø The age and conditions of homes on the property.
Ø Installation, location and types of Accessory Structures on each lot.
Ø Public Safety Plans with Grand Prairie Police & Fire Departments.
Ø Provide designated mail kiosks and school bus stops.
Ø Provide and maintain interior landscaping, lighting and other private infrastructure to support the community.
Ø Completion of Flood Plain Development Permit as required by the Engineering Department.
Ø Completion and acceptance of Phase II Environmental Study as required by the Environmental Services Department.
Ø Completion, submission and acceptance of Traffic Study of Shady Grove and proposed drive entry location as required by the Transportation Engineering Department.
Dimensional Requirements
The subject site is governed by the PD-MH ordinance and the UDC.
Concept Site Plan
The concept site plan has been provided for illustrative purposes. The applicant has chosen to submit this detail with the concept site plan; therefore, the conceptual layout will be adopted as part of the amended PD ordinance.
PD DIMENSION REQUIREMENTS AND UDC ANALYSIS
The amendment request includes a zoning exhibit, development standards, and conceptual design for streets and utilities. If the City Council approves the request, the site plan for the development will have to be in substantial conformance with the PD ordinance and further the goals of the Comprehensive Plan.
DRC and Planning Staff does not support this request based on surrounding zoning, land use and future development of the area that is the FLUM for Light Industrial uses.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
On May 1, 2017, the Planning and Zoning Commission recommended denial of this request by a vote of 5-2.
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