R-Delta Engineers was selected as the Most Qualified firm for this project from the short list of engineers evaluated and ranked in RFQ 3617-13.  They were awarded the original contract at the July 01, 2014, City Council Meeting in the amount of $766,700.

• Conduct pilot studies using two different chemicals to mitigate odors.
• Perform additional air samples and fence line monitoring during the pilot testing.
• Provide assistance in responding to and coordinating with the Texas Commission on Environmental Quality (TCEQ).

Burns & McDonnell was selected as the Most Qualified firm for this project from the short list of engineers evaluated and ranked in RFQ 5771-15.  They were awarded the original contract at the February 7, 2017, City Council meeting in the amount of $485,000.  Change Order #1 was approved at the June 6, 2017, City Council meeting in the amount of $1,050,000.

1. The request is a traditional rezoning without the formation of a Planned Development (PD) District. These requests do not require Concept Plan or Detail Plan approval to commence or direct development. Development is dependent on the standards set forth by the Garland Development Code (GDC) and the goals and policies established within the Envision Garland 2030 Comprehensive Plan. This Change in Zoning is not intended to restrict uses or secure development performances beyond what is permitted within the proposed zoning district and the GDC. Accordingly the GDC requires careful consideration as to how closely the proposed district follows the policies of the Envision Garland 2030 Comprehensive Plan, and to what degree the rezoning will impact surrounding and future development.
    
2. The Multi-Family (MF) District is an attached residential district intended to promote stable, quality, attached-occupancy residential development in livable, sustainable, and compact residential communities at a maximum density of eighteen dwelling units per acre. The principal allowed land uses include low-rise to mid-rise multiple-family dwelling structures that are renter-occupied or owner-occupied (as in condominiums). Recreational, religious, health, and educational uses normally locate to serve residential areas are also allowed in this district. This district should be located adjacent to an arterial or collector street, and can serve as a buffer between nonresidential development or heavy automobile traffic and medium-density or low-density residential development. The applicant proposes to develop the site in a manner consistent with the stated purpose of the Multi-Family (MF) District. 
    
3. Planned Development (PD) District 14-11 consists of two tracts. The purpose of Tract 1 is to permit the development of single-family detached residential homes. The minimum lot size for Tract 1 is 27,000 square feet and the minimum dwelling unit size is 2,800 square feet. The permitted uses in Tract 2 are Riding Academy/Stables, Day Camp, and one (1) single-family residence.  The structures permitted in conjunction with the permitted uses include a Clubhouse, two (2) barns, three (3) loafing sheds, and four (4) shade structures. The minimum dwelling unit size for Tract 2 is 1,100 square feet.  The applicant is requesting a zoning change to Multi-Family (MF) District on Tract 1.
    
4. The GDC provides the tools to ensure that development standards which promote efficient use of land and resources and which are supportive of the policies of the Comprehensive Plan are incorporated into site development, including but not limited to building and site design.

1. The applicant proposes two separate buildings, one for each proposed use.  The Elder Care – Independent Living building is an “L” shaped building and is located at the frontage of Arapaho Road.  This Independent Living building wraps the south and east sides of the Elder Care – Assisted Living building which is set north and west of the Independent Living building.  Each building contains its own use-specified amenities and functions.  The combined density of the development is 11.5 units per acre.
    
2. The Elder Care – Independent Living building is a 4-story, 262,047-square-foot building with a 42,500 square-foot interior court yard and containing 290 dwelling units.  Of the 290 dwelling units, 193 will be one-bedroom units and 97 will be two-bedroom units.  Section 2.51 of the Garland Development Code (GDC) establishes a parking ratio for Elder Care - Independent Living facility of one (1) space per dwelling unit and requires that fifty (50) percent of the required parking spaces be in an enclosed garage or detached multi-car covered parking structure.  The proposed Detail Plan provides 337 parking spaces of which 242 will be covered parking spaces (122 garage attached and detached parking spaces and 120 carport parking spaces).  The proposed amount of parking exceeds the maximum parking ratio of the GDC by 47 parking spaces; the applicant has provided a parking study providing justification and support for the additional parking spaces.
    
3. The Elder Care – Assisted Living building is a 2-story, 97,846 square-foot building with an 11,500 square-foot interior court yard and containing 110 units.  Nearly all (105 units) of the units will be one-bedroom units, while a total of five (5) units will be two-bedroom units.  The GDC establishes a parking ratio of one (1) parking space per three dwelling units resulting in thirty-seven (37) required spaces.  The proposed Detail Plan provides 112 parking spaces which is justified in the parking study.  Fifty-six (56) will be covered carport parking spaces. Enclosed garage and carport parking is not required by the GDC for Elder Care - Assisted Living use.

1. The Garland Development Code (GDC) prescribes a number of special standards to which all Elder Care - Independent Living and Elder Care – Assisted Living facilities are required to be built; these special standards include but are not limited to site design, perimeter fencing/landscaping and signage.  With the exception of the following, the proposed Elder Care-Independent Living and Elder Care – Assisted Living facilities conform to all the applicable special standards.Site Design - Section 2.52(A)(12)(e)(ii) Building Design.

• Maximum Height is established by the existing Planned District’s Multi-Family (MF) District designation, which is forty (40) feet.  This proposal would establish a maximum height of fifty-five (55) feet for the Elder Care - Independent Living building and thirty-four (34) feet for the Elder Care - Assisted Living building.  The application content indicates that higher floor to ceiling heights will be provided for the first and second floors of the Independent Living building in addition to tower elements.
• Storage space is required of both uses at a rate of twenty-five (25) square feet in floor area and 175 cubic feet; the storage space must have direct access from the dwelling unit and the required storage space cannot be located in a garage.  With the exception of twenty-four (24) units designated as memory care units and located in the Assisted Living building, all other units satisfy this requirement.  This exception represents twenty-two (22) percent of the Assisted Living units and six (6) percent of the overall 400-unit development.
• Exterior Construction of all Elder Care facility buildings (Exhibit E) must be in compliance with the standards of Chapter 4 Article 6 (Building Design) of the GDC:•     Building elevations are required to consist of at least eighty (80) percent masonry per Section 4.83(A).
  •     At least two (2) different exterior construction materials must be applied on facades visible from the streets per Section 4.83(A).
  •     At least six (6) of the twelve (12) architectural elements listed in Section 4.83(B) must be incorporated into the design of the building.
  •     Street-facing elevations should be horizontally and vertically articulated in accordance with Section 4.83(C).
  Buildings as proposed comply with the aforementioned development standards.
  Additionally, accessory structures and buildings are to have roofing materials that are tile or architectural composition shingles.  The proposed gazebo structures and maintenance building are designed with standing seam metal roofing material.
  
  Site Design - Section 2.52(A)(12)(e)(iv) Building Placement

• Where buildings abut a residential district the building must be set back 1.25 times the height of the highest point on the building above grade.  The thirty-four (34) foot tall Assisted Living building is required to provide a fifty-one (51) foot setback whereas a forty-two and one-half (42.5) foot setback is proposed.  This setback is located at the west corner of the building adjacent to undeveloped property zoned Agriculture (AG) District.Site Design - Section 2.52(A)(12)(e)(v) Parking and Circulation
• The design of covered parking must be compatible with the main buildings, located near the building served, and must not accommodate more than ten parking spaces.  Two (2) covered parking structures are designed to cover sixteen (16) parking spaces per structure.  The design of the parking structures visually mimics an eight (8) stall parking structure as the parking spaces are not aligned in a long row but are placed back-to-back.Site Design - Section 2.52(A)(12)(f) Screening and Landscaping.
• While the GDC requires two pools with 800 square feet of surface water, the applicant proposes one pool having a minimum area of 1,000 square feet of surface water.
• Perimeter fencing and landscaping is required along the property lines and access points to a senior living facility.  The proposed perimeter fencing is placed around the developed area of the property, near the buildings and amenity area.  The large expanse of undeveloped and trail area to the northeast is not fenced.  The trail system required of the larger community of the Planned Development established in 2015 extends through that area of the property with access to the northeast.  The applicant has proposed perimeter fencing with a gate that separates the primary Independent and Assisted Living areas from the trail.  Additionally, the front of the Independent Living building along the Arapaho Road frontage is not fenced.  The remainder of the property is contained within a six-foot minimum height, ornamental metal fence having stone columns to match the site architecture.
• Landscaping is to be provided in compliance with the Screening and Landscaping requirements of the GDC.  With the exception of the following tree replacement proposal, the landscaping requirements are satisfied.  Along Arapaho Road a fifteen (15) foot wide landscape buffer is required along with trees, shrubs and ground cover.  In this buffer twenty-one (21) large canopy trees are required.  The buffer is limited in tree size selection options due to overhead utility lines below which large canopy trees cannot be placed.  However, small ornamental trees can be placed beneath overhead utility lines.  The GDC allows the replacement of large canopy trees with small ornamental trees at a rate of three (3) small ornamental trees per one (1) large canopy tree.  The replacement rate is limited to twenty-five (25) percent replacement of the required large canopy trees.  Since this site requires twenty-one (21) large canopy trees, then seven (7) large canopy trees may be replaced with small ornamental trees.  The applicant has elected to replace fourteen (14) large canopy trees with forty-two (42) small ornamental trees, or sixty-six (66) percent of the large canopy trees with small ornamental trees.  Additionally, seven (7) large canopy trees will be provided in locations that do not conflict with overhead lines.

1. The applicant proposes a Detail Plan for the development of Dwelling, Multi-Family consisting of three (3) buildings identified on the Detail Plan as Building A, Building B and Building C.  Building A, a 3-story building, would house dwelling units, a 2,030-square foot leasing office and a 3,348-square foot club house. Both Building B and Building C would have four (4) stories of dwelling units. 
    
2. Building A would house thirty-six (36) dwelling units, Building B would house thirty-nine (39) dwelling units and Building C would house fifty-seven (57) dwelling units. The proposed Dwelling, Multi-Family would offer a unit mix of forty-six (46) one-bedroom units, sixty-two (62) two-bedroom units and twenty-four (24) three-bedroom units. The minimum area for the one-bedroom units is 705 square feet, for the two-bedroom units is 950 square feet and for the three-bedroom units is 1,100 square feet. These proposed minimum dwelling unit areas comply with the minimum dwelling unit areas prescribed in the Garland Development Code (GDC).
    
3. The Garland Development Code (GDC) establishes a maximum density of eighteen (18) units per acre in the Multi-Family (MF) District or any Planned Development (PD) based on the Multi-Family (MF) District unless a different maximum density is established by the proposed Planned Development (PD). With 132 dwelling units on 4.39 acres (area of the subject property minus right-of-way dedication), the Detail Plan yields a maximum density of approximately thirty (30) units per acre.  
    
4. In an effort to provide adequate access to the subject property, the applicant proposes to dedicate approximately 1.45 acres of the subject property as right-of-way and construct the extension of Zion Road to a point where Zion Road would connect with the service road of East IH-30. This new street frontage not only would facilitate the access to the subject property from the existing Zion Road and East IH-30, but it would open the view to Lake Ray Hubbard and presents an opportunity to design and develop this site with a multi-family development that is urban in character and conducive to pedestrian activity along the lake front. Working closely with staff, the applicant drafted and proposes a street design that provides on-street (angled and parallel) parking, a seven (7) foot wide amenity zone (for the planting of street trees), an eight (8) foot wide sidewalk and a street wall created with the front facades of Building B and Building C, placed parallel to the street and within a build to zone of twenty-six (26) feet to fifty (50) feet.  This public space/block face design would create a strong edge along the street and contribute to an attractive and active pedestrian environment similar to a downtown. 
    
5. The Garland Development Code (GDC) establishes a parking ratio of one and a half (1.5) parking spaces per each one-bedroom dwelling unit and two (2) parking spaces per each dwelling unit with two (2) or more bedrooms; therefore, the proposed multi-family development would require 241 parking spaces.  The Detail Plan provides thirty-two (32) parking spaces in tuck under garages, sixty-two (62) on-site surface parking spaces, 106 on-site carport parking spaces and forty-seven (47) on-street parking spaces for a total of 247 parking spaces.
    
6. The Garland Development Code (GDC) establishes a maximum building height of forty (40) feet, measured from grade at the front of the building to the highest point of a flat roof. Within the proposed Planned Development (PD) District the maximum building height would be forty-five (45) feet which would accommodate for the four levels in Building B and Building C whose actual building height is forty-three (43) feet and ten (10) inches. 
    
7. Section 2.39(G)(1) of the Garland Development Code (GDC) stipulates that a minimum of fifty (50) percent of the structures that are located within 100 feet of, or visible from, any public right-of-way must be positioned where the structures’ façades are at an angle of at least thirty (30) degrees to the street right-of-way line. The intent of this provision is to avoid the external appearance of long and monotonous building alignments. The layout on the proposed Detail Plan deviates from the above requirement since its applicability would be counterproductive to the concept of an urban street edge which the applicant wants to accomplish along the extension of Zion Road.
    
8. In lieu of the twenty (20) foot front setback (adjacent to street) required in Table 2-4 of the Garland Development Code, the applicant proposes a build-to-zone from twenty (26) feet to fifty (50) feet measure from the front-of-curb (the curb adjacent to the traffic lane) to the face of the building. All other applicable setbacks in the Multi-Family (MF) District as prescribed in the Garland Development (GDC) apply and are met.
    
9. The Garland Development Code (GDC) prescribes a number of Special Standards to which all Dwelling, Multi-Family developments are required to be built; these Special Standards include but are not limited to lot dimensions and density, minimum dwelling unit areas, yard setbacks, building placement and amenities. With the exception of the Special Standards under Consideration No. 3, No. 7 and No. 8 from which the proposed Dwelling, Multi-Family deviates, all other Special Standards are met.   
    
10. With the exception of the landscape requirements in Section 4.34 of the Garland Development Code (GDC) regarding site and perimeter landscaping and for which Variances have been granted by the Plan Commission, the landscape and screening layout on the proposed landscape plan (Exhibit D) complies with the applicable screening and landscape standards found in Chapter 4 of the Garland Development Code (GDC).
     
11. The design of each building (Exhibit E) is required to comply with the following Garland Development Code (GDC) development standards: 
     
    • All building elevations are required to consist of at least eighty (80) percent masonry per Section 4.83(A). 
       
    • At least two (2) different exterior construction materials must be applied on facades visible from the streets per Section 4.83(A). 
       
    • At least six of the twelve (12) architectural elements listed in Section 4.83(B) must be incorporated into the design of the building.
       
    • Street-facing elevations should be horizontally and vertically articulated in accordance with Section 4.83(C). 

1. The applicant has brought forward a Detail Plan to develop a 5,261-square foot, one (1) story, Financial Institution with Drive-Through Service (square footage includes the drive-through canopy). The Drive-Through Service would consist of four (4) drive-through lanes for tellers and ATM’s. The proposed Financial Institution would operate Monday through Friday from 9:00 a.m. to 6:00 p.m. and Saturday from 9:00 a.m. to 4:00 p.m.
    
2. The Garland Development Code (GDC) establishes a parking requirement of one (1) parking space for every 300 square feet of gross floor area. This development will require fifteen (15) parking spaces and the Detail Plan proposes thirty-two (32) parking spaces.  The applicant asserts and has demonstrated through a parking study that thirty-two (32) parking spaces are necessary to provide sufficient parking for a Financial Institution of this size.
    
3. The proposed landscape and screening layout (Exhibit D) complies with the applicable screening and landscape regulations in Chapter 4 of the Garland Development Code (GDC).
    
4. The design of the building (Exhibit E) is required to comply with the following Garland Development Code (GDC) requirements:

• All building elevations are required to consist of at least eighty (80) percent masonry per Section 4.83(A).
   
• At least two (2) different exterior construction materials must be applied on facades visible from the streets per Section 4.83(A).
   
• At least six (6) of the twelve (12) architectural elements listed in Section 4.83(B) must be incorporated into the design of the building.
   
• Street-facing elevations should be horizontally and vertically articulated in accordance with Section 4.83(C).  The building design complies with the aforementioned design requirements.

5. Planned Development (PD) 16-22 limits freestanding signage to one monument sign along the service road of President George Bush Turnpike. The applicant proposes one monument sign and attached signage that will comply with the applicable regulations in the Garland Development Code (GDC) and Planned Development (PD) 16-22.

6. A Specific Use Provision for Drive-Through Service for a period of thirty (30) years is requested by the applicant.

1. The subject property is a vacant commercial building--the former location of State Street Pub & Grill. The applicant representing the proposed restaurant/tavern [tentatively named “Tavern on the Square”] is in the process of applying for a permit with the Texas Alcoholic Beverage Commission (TABC).
    
2. Chapter 2, Article 5, Section 2.55(A) of the Garland Development Code (GDC) states that an establishment that sells or serves alcoholic beverages may not be located nearer than 300 feet to a church, public school or public hospital. As mentioned in the Background section, there are two existing churches within 300 feet of the subject site: Iglesia Comunidad Cristiana De Fe and Lifewell Church. The former is located approximately 60 feet away to the west, and the latter is located approximately 90 feet away to the south, measured per the GDC guidelines.
    
3. Chapter 2, Article 5, Section 2.55(C) of the Garland Development Code (GDC) states that “The City Council may grant a variance to the distance regulations provided by this Section if the City Council determines that enforcement of those regulations in a particular instance is not in the best interest of the public, constitutes waste or inefficient use of land or other resources, creates an undue hardship on an applicant for a license or permit, does not serve its intended purpose, is not effective or necessary, or for any other reason the City Council, after consideration of the health, safety and welfare of the public and the equities of the situation, determines is in the best interest of the community.”

• John Ball - Citizens Environmental and Neighborhood Advisory Committee