| REQUEST |
Approval of 1) a Change in Zoning from Agriculture (AG) District to a Planned Development (PD) District for Single-Family Detached Units and 2) an Alley Waiver.
LOCATION
4926 Locust Grove Road |
| OWNER |
| James Kyle Cave |
| PLAN COMMISSION RECOMMENDATION |
On September 28, 2020 the Plan Commission’s motion to approve failed two (2) to seven (7) for 1) a Change in Zoning from Agriculture (AG) District to Planned Development (PD) District for Single-Family Detached Units, and 2) an Alley Waiver.
The Plan Commission by a vote of eight (8) to one (1) also recommended denial of a Detail Plan for Single-Family-5 (SF-5) Uses.
In response, the applicant has submitted revisions to the application proposed for City Council consideration. |
| STAFF RECOMMENDATION |
Approval of 1) a Change in Zoning from Agriculture (AG) District to a Planned Development (PD) District for Single-Family Detached Units, 2) an Alley Waiver, and 3) a Detail Plan.
In addition, staff recommends a development agreement to facilitate the requested deviations and the proposed building material standards by the applicant.
|
| BACKGROUND |
The applicant requests approval of a Change in Zoning from Agriculture (AG) District to a Planned Development (PD) District and a Detail Plan for Single-Family Detached Units. The subject property is currently undeveloped. The site was previously improved with one (1) single-family dwelling, which was destroyed by a tornado in 2015.
The applicant intends to develop the vacant property into a residential community with five (5) detached single-family lots and an open space lot.
At the October 20, 2020 City Council meeting, this case was postponed to the November 17, 2020 Council meeting upon the request of the applicant. The applicant has resubmitted plans that seek to address concerns of the Plan Commission, as further described in Consideration 2. |
| SITE DATA |
| The subject site contains approximately one (1) acre. The site has approximately 192 lineal feet of frontage along Locust Grove Road. The property has access from Locust Grove Road. |
| USE OF PROPERTY UNDER CURRENT ZONING |
| The subject property is zoned Agriculture (AG) District which allows single-family residential use. The Agricultural (AG) District is intended for vacant land which is not yet ready for development, land which is used for agricultural or open space purposes, land which due to its topography or location within a floodplain or other undevelopable area is not anticipated to be developed for more intense use, and land which has been newly annexed into the City of Garland. Land that has been newly annexed into the City is initially zoned Agricultural until it is zoned another more permanent zoning classification in the future. Single-family uses on large lots are appropriate in this district. |
| CONSIDERATIONS |
- The applicant proposes Single-Family (SF-5) District as the “base” district for the Planned Development (PD) District. Additionally, the applicant proposes a Detail Plan for development of five (5) single-family residential homes.
- The applicant requests to deviate from the required SF-5 District development standards per Section 2.34 (Table 2-3) of the Garland Development Code (GDC).
| Item |
Required |
Proposed at Plan Commission |
Current Proposal at City Council |
|
| Number of Lots |
Number results from site layout |
7 SFR Lots |
5 SFR Lots |
|
Development
Standards |
| Lot Area |
5,000 square
feet/
4,750 average |
2,910 square feet (minimum)/
3,170 square feet average |
3,700 square feet (minimum) / 4,148 square feet average |
|
| Lot Width |
55 feet / 60 feet (Corner Lot) |
36 feet |
Minimum, between lot lines:
Lot 1 – 57 feet
Lot 2 – 51 feet
Lot 3 – 51 feet
Lot 4 – 51 feet
Lot 5 – 43 feet |
|
| Lot Depth |
90 feet
(minimum) |
70 feet |
Minimum, between lot lines:
Lot 1 - 70 feet
Lot 2 – 73 feet
Lot 3 – 73 feet
Lot 4 – 73 feet
Lot 5 – 85 feet |
|
Setbacks Adjacent
to Street |
| Front |
20 feet / 15 feet curvilinear or staggered or cul-de-sac |
Lot 2 at 15 feet (except garage door at 20-feet) |
20 feet / 15 feet curvilinear or staggered or cul-de-sac (except garage door at 20-feet) |
|
| Side Setback adjacent to Street |
15 feet / 15 feet curvilinear or staggered or cul-de-sac |
5 feet |
5 feet |
|
Setbacks Not
Adjacent to Street |
| Side |
5 feet |
Lot 2 at Zero (0) feet and 5 feet
Lots 5, 6, and 7 at 4.5 feet |
5 feet |
|
| Rear |
10 feet |
Lot 2 at 5 feet |
10 feet |
|
| Garages |
Garage rear entry & if front entry then offset 5-feet from front building face. |
No rear entry due to alley waiver; 20-foot front setback all lots, no offset required |
No rear entry due to alley waiver; 20-foot front setback all lots, no offset required |
|
| Number of Elevations |
Front elevation must not be duplicated on the 3 adjacent houses on both sides, or on the 4 houses directly across the street. |
2 elevation types proposed. |
Two elevation types are proposed; applicant added sconce lighting and soldier course brick trim and has indicated that the number of elevations and variation will comply with the GDC |
|
The reduced Development Standards are due to the site’s limited size and shape, which in combination with the requisite roadway access for the lots, results in a small developable area. Although the lots proposed will be small, the applicant is not proposing a reduction of the dwelling unit size; and only requests those Development Standard deviations listed above.
Screening and Landscaping
- The proposed landscape layout (Exhibit D) complies with the applicable screening and landscaping regulations of the GDC. Per the GDC, a screening wall is required along a thoroughfare Type “D” or greater. Locust Grove Road is less than Type “D” per the Thoroughfare Plan. Therefore, screening is not required for this development. However, a six (6) - foot high step-down board-on-board fence is provided along Locust Grove Road.
Additional fencing is proposed along the west lots where a six (6) foot high ornamental view fence is proposed for this development. Further, on each lot where the aforementioned fencing is not provided, a six (6) foot wood privacy fence will be provided along lot lines.
Residential Design
- The design of the building complies with the applicable building design regulations of GDC except garage door off-set.
Garages
- The proposed development will consist of front entry garages. The applicant is proposing to deviate from the following requirements per Section 4.84 (C)(2) listed below:
- Rear entry;
- “J” drives, for front entry properties
- “Swing” drives, for side entry properties; or
- Offset front entry with the garage door set back at least five feet behind the front building face.
The garages will meet the twenty (20) feet setback requirements on all lots. It should be noted that lots with a fifteen (15) foot building setback will still require the garages setback at twenty (20) feet and will have the option to push the front porch and/or front door out in front of the garage door.
In addition, in order to address a previous staff recommendation, the applicant proposes that each house shall incorporate the following architectural elements to each garage:
- Sconce lighting at each side of the garage door
- Soldier course with brick trim over the garage door
- The applicant is not proposing a subdivision sign with this development. However, if a sign is proposed in the future it is required to meet the GDC requirements.
Alley Waiver
- The residential lots within the residential development would front a fifty (50) foot right-of-way with access to each lot limited to the street front. The applicant seeks an Alley Waiver from the Plan Commission for this development. Section 3.80 of the GDC requires every lot in a residential subdivision with two or more lots to be served by an alley at the rear, or, if a corner lot, at the rear or one side. Alleys are utilized to facilitate drainage for the subdivision development, provide an area for the placement of utilities, and to provide rear access to a single-family lot. As reflected on the Detail Plan, alleys are not proposed for this development, as all lots would have front vehicular access only and utilities and drainage would be provided through easements. The Engineering Department has reviewed the plans and has indicated the layout is conducive to providing adequate drainage while meeting the City’s requirements.
|
| COMPREHENSIVE PLAN |
The Future Land Use Plan of the Envision Garland 2030 Comprehensive Plan designates this site for Traditional Neighborhoods. Traditional Neighborhoods are currently found throughout Garland and provide areas for low to moderate density single-family detached residential housing.
Traditional Neighborhoods also accommodate convenience retail (goods and services), office space, and public services. Non-residential structures are compatible in architectural style and scale with adjacent residential development. Non-residential uses are typically located at the intersection of local streets or at local and secondary arterial streets. Non-residential uses are within walking distance of the neighborhoods they serve and include minimal on-site parking. |
| COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The properties to the north of the subject property, across Locust Grove Road, are zoned Planned Development (PD) 82-32 and Planned Development (PD) District 82-37, and developed with self-storage uses. The property immediately to the east, west, and south of the subject site is zoned Single-Family-7 (SF-7) District and was developed with a church but the site is currently improved with an unoccupied structure. Further to the west and south of the property are properties zoned Single-Family (SF-7) and developed with single-family detached homes. Further to the east is a property zoned Agriculture (AG) District and it is developed with a single-family detached home.
Single-Family Residential districts are intended to provide for development of primarily low-density detached, single-family residences on a variety of lot sizes, churches, schools, and public parks in logical, livable, and sustainable neighborhoods. The proposed use is compatible with the surrounding development. |
|
.jpg)
