From
Chris Hartmann
Title
Z171102 - Zoning Change - Cedar Ridge subdivision -Tracts, 3B, 3B01, 3D, 3E, 3F Caroline M. Adams Survey, Abstract No. 38, City of Grand Prairie, Tarrant County, Texas (City Council District 6). Zoning Change from Agricultural to PD, Planned Development for the development of 44 single-story and two-story homes. The 14.38-acre property is zoned Agriculture (A) District, within the Lake Ridge Overlay District, addressed as 1221, 1227, 1231 Day Miar Rd. and generally located at the intersection of Day Miar and E. Seeton Rd. The applicant is Collier Bailey, Skorburg Company. (On November 6, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
David Jones, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change from Agricultural to PD, Planned Development for the development of 44 single-story and two-story homes. The 14.38-acre property is zoned Agriculture (A) District, within the Lake Ridge Overlay District, and is generally located at the intersection of Day Miar and E. Seeton Rd. The legal description for the property is Caroline M. Adams Survey, Abstract 38 Tract 3D A 38 TRS 3D and 3E, City of Grand Prairie, Tarrant County, Texas. The property is addressed 1221, 1227, and 1231 Day Miar Rd.
ADJACENT LAND USES AND ACCESS:
North: Planned Development (PD-271 A) developed as single family homes.
South: Agriculture (A), undeveloped land.
East: Planned Development (PD-336) developed as single family homes.
West: City of Mansfield city limits
PURPOSE OF REQUEST:
The purpose of the request is to create a Planned Development for a single-family residential development with 44 single-family lots, 6 open space/HOA lots, and 1 remnant home lot on 14.38 acres. The applicant intends to develop a new subdivision with new 44 single family homes and retain the existing Kimbrough home site. The primary entrance to the development will be from Seeton Road, while an emergency entrance is shown west of the existing home site.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed subdivision will have access from Day Miar Road. Internal public streets will provide access to individual lots. A homeowners association (HOA) will be created to maintain common areas and the mail kiosk.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Low-Density residential which is intended for developments of 0 to 6 dwelling units per acre. The proposed use has an approximate density of 3.06 dwelling units per acre and is consistent with the Comprehensive Plan.
DENSITY AND DIMENSIONAL STANDARDS:
The applicant proposes to develop the property in accordance with Resolution 3924 and SF-4 base zoning with some modifications. Table 1 summarizes the proposed density and dimensional standards.
|
Table 1: Proposed Dimensional Standards |
|
Standard |
Proposed |
|
Minimum Lot Area (Sq. Ft.) |
7,200 |
|
Minimum Width (Ft.) |
60 |
|
Minimum Depth (Ft.) |
110 |
|
Front Yard Setback (Ft.) |
20 |
|
Rear Yard (Ft.) |
10 |
|
Side Yard Adjacent to Street (Ft.) |
15 |
|
Side Yard Internal (Ft.) |
5 |
|
Maximum Lot Coverage |
65% |
|
Minimum Masonry Content |
80% |
|
Minimum Roof Pitch |
8:12 |
|
Minimum Living Area (Sq. Ft.) |
1,800 |
REQUESTED APPEALS BY APPLICANT:
The proposal complies with Resolution 3924 and with the SF-4 zoning district with the exception of the proposed 5' side yard setbacks. Staff does not oppose this request as it is consistent with regulations approved for other subdivisions along Seeton Road.
RECOMMENDATION:
DRC recommends approval as presented noting that the applicant has agreed as a condition of the restricted emergency access to install sprinker systems in each home in accordance with NFPA 13D standards.
P&Z RECOMMENDATION:
At its November 6, 2017 meeting, the Planning and Zoning Commission voted 9-0 to recommend approval as presented.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 14.38 ACRES OF LAND SITUATED IN THE CAROLINE M. ADAMS SURVEY, ABSTRACT NO. 38, TRACT 3D A 38 TRS 3D AND 3E, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND AS MORE FULLY DESCRIBED BELOW, FROM AGRICULTURE (A) DISTRICT 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 Agriculture (A) District to a Planned Development District 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 November 6, 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 9 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Agriculture (A) 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 November 21, 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 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, changing the zoning from its classification of Agriculture (A) District to a Planned Development District 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 Agriculture (A) District to a Planned Development District for Single Family Detached Residential Uses;
Description of Land:
BEING 14.38 ACRES OF LAND SITUATED IN THE CAROLINE M. ADAMS SURVEY, ABSTRACT NO. 38 IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AS DESCRIBED IN THE ATTACHED EXHIBIT A - CONCEPT PLAN AND DEPICTED IN THE ATTACHED EXHIBIT B - LOCATION MAP.
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 A - Concept Plan 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.
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. General
Development of the subject property shall be in accordance with and conform to the City of Grand Prairie Unified Development Code (UDC) and Resolution 3924 unless otherwise specified herein.
B. Zoning Exhibit/Concept Plan
The area and plan depicted in Concept Plan designates the Planned Development District area. The number of residential lots within the Planned Development District area shall not exceed 45.
C. Development Standards
1. Lot Dimensions and Requirements - Minimum lot dimensions and other criteria
a. The minimum lot width shall be 65 feet.
b. The minimum lot depth shall be 110 feet.
c. Maximum lot coverage shall not exceed 65%.
d. Minimum living area shall be 1,800 square feet.
e. A minimum 20-foot front yard building setback is required for residential lots developed with front entry (street facing) garages.
f. Interior side setback shall be a minimum of 5 feet.
g. Minimum side yard setback on a street shall be 15 feet.
h. Rear yard setbacks shall be a minimum of 10 feet.
2. 30% of homes will have J-Swing Garages and the following shall apply:
a. Double wide garage doors will be allowed on front entry garages provided additional architectural elements are included above the door unit such as, but not limited to, masonry in-filled gabled roof with articulated bond pattern, dormer window features, boxed windows, brick/stone designs, and similar architectural elements.
b. All front entry house doors shall be 8 feet in height and shall be made of fiberglass, wood, or glass combination
c. Carports are prohibited within the development.
d. Covered front porches shall be a minimum of 50 square feet.
e. On a front entry style three car garage that incorporates one double-wide garage door with one single-wide garage door shall offset a minimum of 12 inches from the single-wide garage door.
3. Masonry/Stone requirement shall be a minimum of 80% on all residential structures, except as explicitly stated below:
a. All elevations facing a dedicated street shall be 80% masonry or stone excluding gables, windows, doors, dormers, insets, areas under covered porches or other architectural projections and/or accents.
b. Fireplaces and chimney flues on exterior walls shall be 100% masonry chimney on all sides facing street. The sides facing the roof may be cementious fiber. Flues on interior fireplaces may be constructed of cementious fiber. In the event that vent stacks are used, no masonry shall be required
c. All freestanding cluster mailboxes shall be provided by the Developer and shall be maintained by the Homeowners Association.
4. Lot Landscaping - Each residential lot, prior to initial occupancy of the home, shall have the following minimum landscaping and irrigation:
a. 2-three-inch caliper trees planted in the front yard of each house
b. Tree species shall be in accordance with the City of Grand Prairie approved tree list.
c. Front yard 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 sodded in accordance with the requirement of the Unified Development Code.
e. Automatic underground irrigation, per the minimum requirements of the UDC shall be installed throughout the lot.
f. There will be a minimum landscape buffer of 10 feet along Seeton Rd and Day Miar Rd.
5. Lot Fencing - fencing on individual lots shall conform to the following minimum standards and the UDC or the following standards:
a. Fences shall be constructed of wood with metal posts.
b. Wood fences shall be constructed so posts, rails and other support structures are not visible to the street rights-of-way.
c. Fences shall be constructed generally parallel to the street curb.
6. Other Requirements
a. Roof Pitch- minimum pitch of 8:12. Secondary roof structures (e.g. for porches, verandas and similar architectural attachments) may be constructed at a pitch 4:12.
b. Three-tab type roof shingles are to be disallowed. One roof shingle color may be used throughout the Zoning Area.
c. Repeat Elevations - No duplicate house elevations may be built on a lot within two (2) lots of a house with the same elevations located on the same side of a street.
d. Repeat Brick- No brick type shall be allowed on a house within four lots of a house with the same brick type located on the same side of a street. No brick shall be repeated on a house directly across the street from a house with the same brick type.
e. Retaining Walls - Any retaining wall shall be constructed of approved stone. The use of wood or tie walls will not be allowed. Retaining walls greater than 4-feet in height shall be designed by an engineer licensed in the State of Texas.
f. All utilities shall be constructed below ground, except for major high voltage lines.
g. All streets, driveways and vehicular circulation areas shall be constructed of concrete. Except temporary parking and drive areas for model homes may be constructed of asphalt and/or approved pervious surfaces.
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 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 a minimum of six feet in height.
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 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 10-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 metal posts.
b. Wood fences shall be constructed so posts, rails, and other support structures are not visible to from the street right-of-way.
c. Fences shall be constructed generally parallel to the street curb.
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 screening wall plans have been approved by the DRC.
1. The developer shall provide a landscaped monument sign feature at one of the subdivision entrances.
C. Single-family lot landscaping shall include two three-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. Two (2)-three-inch calipers tree shall be planted in front of each house.
b. Front yard 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.
d. Tree species shall be in accordance with the City of Grand Prairie approved tree list.
e. There will be a minimum landscape buffer of 10 feet along Seeton Rd. and Day Miar Rd.
VI.
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.
VII.
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.
VIII.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
IX.
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 21st day of November, 2017.
ORDINANCE NO. 10400-2017
PLANNED DEVELOPMENT NO. 370
ZONING CASE NO. Z171102