From
Chris Hartmann
Title
Z060902A - Planned Development - Crescent Heights Amendment (City Council District 2). Zoning Change and PD Amendment to allow for front-entry garages on 16 of 89 lots intended for single-family detached residential development in the Crescent Heights Subdivision. Crescent Heights Addition, 13.107 acres out of the Edward B. Wooton Survey, Abstract No. 1519, City of Grand Prairie, Dallas County, Texas, zoned Planned Development (PD-14B) and addressed as 203 Freetown Road. The owner is Yigal Lelah, Casa Bella Homes. (On August 5, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Z060902A - Zoning Change & PD Amendment- 203 Freetown Rd. (City Council District 2). Zoning Change & PD-14B Amendment request to allow for front-entry garages on 16 of 89 single family residential lots on 13.107 acres. Crescent Height Addition, City of Grand Prairie, Dallas County, Texas, zoned Planned Development-14B (PD-14B) and addressed 203 Freetown Rd.
HISTORY:
February 2006, City Council adopted Ordinance No. 7345 via Zoning Case Z050702, establishing Planned Development-14A (PD-14A) District allowing for Multi-Family and Single Family Residential uses on 13.11-acre property.
Certain standards and an associated concept plan (Kennedy Oaks) were adopted in conjunction with the ordinance. The adopted conditions provided for restriction on front-entry garages and allowed for exceptions to non-front-entry J-swing garages.
A 20-foot front yard garage door setback shall be permitted for residential lots developed with front entry (street facing) garages. This setback provision shall be noted on the final plat for all phases of the Planned Development zoning area.
A 16-foot minimum front yard setback shall be permitted for residential lots that are built with non-front entry (J swing, rear and side swing type) garages. This building setback provision shall be noted on the final plat for all phases of the Planned Development zoning area.
A 16-foot minimum front yard setback shall be permitted for residential lots that are built with covered front yard porches with a minimum depth of 6-feet and a minimum width comprising at least 30% of the total front façade width. Said porches shall be built in front of and attached to the front (street facing) side of the residential living unit. This building setback provision shall be noted on the final plat for all phases of the Planned Development zoning area.
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 Planned Development zoning area.
January 2006, Planning & Zoning Commission authorized approval for Preliminary Plat for Kennedy Oak Addition. The plat indicated 89 single family residential lots and one open space lot on approximately 13.11 acres at the current location.
January 2019, the current applicant Casa Bella Homes applied for Final Plat approval to authorize 89 single family residential lots and a single open space lot in compliance with the original concept plan and previous preliminary plat.
March 4, 2019 Planning & Zoning Commission authorized final plat Crescent Estates for 89 home and 1 open space lot on the property.
July 1, 2019, Planning & Zoning Commission tabled this item at the request of the applicant to meet with staff in determining an optimal number of allowable front-entry lots as requested.
PURPOSE OF REQUEST:
The applicant requests an amendment removing the prohibition of front-entry garages for 12 additional lots. Only lots on corners would be required to provide non-front entry garages.
DRC staff has been working with the applicant and their design team concurring to a certain extent that due to 40’ width lots at certain locations within the subdivision may not be practical and will cause a reduction in a usable and/or desirable backyard. However, staff believes there are additional opportunities on some of the larger lots to provide non-front entry garages.
AMENDED REQUEST:
Since the July 1st, 2019 Planning & Zoning Commission meeting; the applicant has met with staff and agreed to amend the request from 16 additional front-entry lots to 12.
RECOMMENDATION:
Staff recommends approval of developing non-front entry lots except on the additional lots highlighted on the attached exhibit.
Planning and Zoning Commission reccomends approval subject to staff's recomendation by vote of 7-0.
Body
AN ORDINANCE AMENDING THE ZONING MAP TO REZONE 13.107 ACRES, IDENTIFIED AS 203 FREETOWN STREET BEING A PART OF THE EDWARD B. WOOTEN SURVEY, ABSTRACT 1519, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, FROM PLANNED DEVELOPMENT DISTRICT NUMBER 14B (PD-14B) SINGLE FAMILY DETACHED RESIDENTIAL USES TO A PLANNED DEVELOPMENT DISTRICT NUMBER 14C (PD-14C) FOR SINGLE FAMILY DETACHED RESIDENTIAL USES; SAID ZONING MAP AND ORDINANCE BEING NUMBERED ORDINANCE 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 District Number 14B (PD-14B) for Single Family Detached Residential Uses to a Planned Development District Number 14C (PD-14C) 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 August 5, 2019 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 not be rezoned from its classification of Planned Development District Number 14B (PD-14B) for Single Family Detached Residential Uses to a Planned Development District Number 14C (PD-14C) 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 August 20, 2019 to consider the advisability of amending the Zoning Ordinance and Map, 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 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 District Number 14B (PD-14B) 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 the following described area from its classification of Planned Development District Number 14B (PD-14B) for Single Family Detached Residential Uses to a Planned Development District Number 14C (PD-14C) for Single Family Detached Residential Uses; as depicted on the attached Exhibit “A” incorporated herein by reference.
II.
A. The design and location of single family residential development shall conform to the approved Planned Development Site Plan under City of Grand Prairie case file number Z060902A as amended.
III.
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 depicted on the attached Exhibit “B”.
B. Residential streets are to be curvilinear in design. Alternatives such as “Traditional Grid” street patterns may only be used in those instances where historic architectural and traditional design elements are incorporated into the development.
C. In accordance with Section 12.19.7 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.
D. 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).
E. Development must include landscaping and open spaces that are planned and coordinated throughout the development.
F. All utilities shall be placed below ground, except for major high voltage regional transmission lines.
IV.
ARCHITECTURAL, DIMENSIONAL AND DENSITY GUIDELINES
A. The zoning area should offer a variety of single family detached housing and lot types in a variety of sizes in conformance with density and dimensional standards prescribed in the standards being described below. The elevations shall conform with those shown on attached Exhibit C.
1. Minimum lot size to be 4,000 square feet.
2. Minimum lot width to be 40-feet.
3. Maximum lot coverage not to exceed 50%.
4. Interior side setback shall be a minimum of 3-feet.
5. Units sizes shall be permitted as follows:
a. 1,600 square feet for no more than 10 lots,
b. 1,500 square feet for no more than 20 lots,
c. 1,400 square feet for no more than 29 lots, and
d. 1,300 square feet for no more than 30 lots.
6. A 20-foot front yard garage door setback shall be permitted for residential lots developed with front entry (street facing) garages. This setback provision shall be noted on the final plat for all phases of the Planned Development zoning area.
7. A 16-foot minimum front yard setback shall be permitted for residential lots that are built with non front entry (J swing, rear and side swing type) garages. This building setback provision shall be noted on the final plat for all phases of the Planned Development zoning area.
8. A 16-foot minimum front yard setback shall be permitted for residential lots that are built with covered front yard porches with a minimum depth of 6-feet and a minimum width comprising at least 30% of the total front façade width. Said porches shall be built in front of and attached to the front (street facing) side of the residential living unit. This building setback provision shall be noted on the final plat for all phases of the Planned Development zoning area.
9. 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 Planned Development zoning area.
10. Residential buildings 2-stories in height shall be constructed with a minimum roof pitch of 8:12 for all roof structures covering main (climate controlled) residential living areas. Variation in roofing material shall be required in accordance with Section III. E. 3 of this Ordinance.
11. A minimum roof pitch of 6:12 shall be permitted for residential buildings 1-story in height, front yard porches, and 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. Variation in roofing material shall be required in accordance with Section III. E. 3 of this Ordinance.
B. Exterior construction to be predominately composed of masonry materials.
1. 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. Certain architectural features shall be excluded from the masonry calculation that would include, but not be limited to, doors, windows, boxed or bay windows, dormers, areas under covered porches one-story in height, and other similar architectural projections. Masonry shall be defined as standard-size full-width brick, stone, cultured stone or stone veneer units. Color variation for brick masonry exteriors shall be required in accordance with Section III. E. 1 and 2 of this Ordinance.
a. The rear facing façade(s) of 2-story structures built on interior lots may be constructed of non-masonry materials. An interior lot is defined as a lot that adjoins an existing platted lot along its side and rear lot lines, with said interior lot not having a rear lot line that is located closer than 160 feet to a designated arterial or collector street. Only the remaining non-rear facades shall be subject to the masonry requirement.
2. Minimum one-hundred percent (100%) of all exterior wall surfaces for 1-story structures shall be structurally designed for and constructed of masonry and/or stone. Certain architectural features shall be excluded from the masonry calculation that would include, but not be limited to, doors, windows, boxed or bay windows, roof mounted dormer walls and windows, areas under covered porches one-story in height, and other similar architectural projections. Masonry shall be defined as standard-size full-width brick, stone, cultured stone or stone veneer units. Color variation for brick masonry exteriors shall be required in accordance with Section III. E. 1 and 2 of this Ordinance.
a. The rear facing façade(s) of structures built on interior lots may be constructed of non-masonry materials. An interior lot is defined as a lot that adjoins an existing platted lot along its side and rear lot lines, with said interior lot not having a side or rear lot line that adjoins a street right-of-way, and with no part of said rear lot line being closer than 160 feet to a designated arterial or collector street. Only the remaining non-rear facades shall be subject to the masonry requirement.
3. Minimum one-hundred percent (100%) of all building elevations directly facing, siding, and/or backing up to a designated arterial, collector street, or local residential street shall be structurally designed for and constructed of masonry and/or stone. Certain architectural features shall be excluded from the masonry calculation that would include, but not be limited to, doors, windows, boxed or bay windows, roof mounted dormer walls and windows, areas under covered porches one-story in height, and other similar architectural projections. Masonry shall be defined as standard-size full-width brick, stone, cultured stone or stone veneer units. Color variation for brick masonry exteriors shall be required in accordance with Section III. D. 1 and III. D. 2 of this Ordinance.
a. The rear facing façade(s) of structures built on interior lots may be constructed of non-masonry materials. An interior lot is defined as a lot that adjoins an existing platted lot along its side and rear lot lines,
with said interior lot not having a side or rear lot line that adjoins a street right-of-way, and with no part of said rear lot line being closer than 160 feet to a designated arterial or collector street Only the
remaining non-rear facades shall be subject to the masonry requirement.
4. All fireplace chimney flues shall be encased in 100% masonry for all chimney types and locations.
D. Residential garage alternatives to be provided to the home owner/purchaser.
1. All garage structures shall contain a minimum of two (2) parking spaces inside the garage.
2. Lots highlighted in Exhibit B "Revised" shall provide J-swing, side, or rear entry garages.
E. Variation in architectural design, color scheme, and building profile required.
1. No use of the same brick masonry or paint color, duplicate building elevation, and building profile shall be allowed on a house built on a lot that is within 4 lots of a structure constructed with similar building elements that is located on the same side of a street in-between intersecting street(s). No residential building may be built with similar aforementioned building elements and color pallet as one located across the street. For the purpose of enforcing this provision, a lot is “across the street” from another lot if more than 50% of its street frontage overlaps the frontage of the lot directly across the street.
2. The use of stone, cultured stone, or stone veneer units of the same color and hue shall be permitted within the Planned Development zoning area but shall not comprise more than thirty-five percent (35%) of an exterior wall surface, or a collective series of exterior wall surfaces composing a facade, that are directly facing, siding, and/or backing up to a major arterial thoroughfare, collector street, and/or local residential street.
F. A Public Improvement District (“PID”) shall be created to enforce the restrictions contained in this ordinance at the expense of the PID, and said PID shall maintain required masonry screening walls, street landscaping, monument signage, common irrigation and other common areas within the development. Documentation establishing such PID shall be required at time of final plat review.
V.
LANDSCAPING AND SCREENING GUIDELINES
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 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.
a. The required six (6) foot high masonry screening fence shall also extend along that segment of Twelve Oaks Boulevard that adjoins Lots 90, 65, 53, and 52 of Block A, established by final plat of Crescent Heights Addition approved by the City of Grand Prairie under case file number P190305.
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, a Type 3 fence constructed of cement fiberboard, concrete thin-wall, or of cedar wood pickets with metal post supports. A mandatory property-owners association or HOA shall maintain such fences.
4. Private residential fences shall consist of cedar wood pickets with steel post supports. Such fences that are constructed along the perimeter boundary of the zoning area shall be constructed with the smooth side of fence (the picket side) facing outward toward the adjoining property.
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 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 the 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 entire 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 provisions to be applied by staff as condition of approval.
VI.
FAÇADE PLANS TO BE SUBMITTED FOR STAFF REVIEW
A. For the purpose of verifying compliance with the architectural requirements prescribed in Section III. B, C, D, and E of 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. This information will be required for data entry into City’s “PD Tracking System” prior to the issuance of building permits for the Planned Development zoning area.
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 ON THIS THE 20th DAY OF August 2019.
Ordinance No. 10684-2019
Planned Development No.14C
Case No. Z060902A