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GARLAND PLANNING REPORT
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Agenda Item 8.d. |
City Council Regular Session Agenda |
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REQUEST |
Approval of a Change in Zoning from Planned Development (PD) District 85-52 for Mixed Uses to a Planned Development (PD) District for Single-Family Attached (SFA) Uses. Approval of a Detail Plan for Single-Family Attached (SFA) Uses LOCATION 1350 East Miller Road |
OWNER |
Shalmar Property, LLC. |
PLAN COMMISSION RECOMMENDATION |
On September 12, 2022 the Plan Commission, by a vote of eight (8) to zero (0), recommended approval of Change in Zoning from Planned Development (PD) District 85-52 for Mixed Uses to a Planned Development (PD) District for Single-Family Attached (SFA) Uses. The Plan Commission, by a vote of eight (8) to zero (0), also recommended approval of a Detail Plan for Single-Family Attached (SFA) Uses. In addition, the Plan Commission approved an Alley Waiver. |
STAFF RECOMMENDATION |
Approval of a Change in Zoning from Planned Development (PD) District 85-52 for Mixed Uses to a Planned Development (PD) District for Single-Family Attached (SFA) Uses. Approval of a Detail Plan for Single-Family Attached (SFA) Uses. |
BACKGROUND |
The applicant requests approval of a Change in Zoning from Planned Development (PD) District 85-52 for Mixed Uses to a Planned Development (PD) District and a Detail Plan for Single-Family Attached Townhome Units. The applicant proposes to develop the vacant property into a townhouse community with thirty-seven (37) attached single-family units with an open space amenity area. |
SITE DATA |
The subject property contains approximately 3.183 acres. The site has approximately 215 lineal feet along South Country Club Road and 576 lineal feet along East Miller Road. The property has access from East Miller Road and South Country Club Road. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Planned Development (PD) District 85-52, which consists of two tracts. The subject property is in Tract 1; which allows specific uses within the Community Retail (CR) District. Tract 2 was approved for mixed residential development including cluster homes; the property is currently developed with single-family homes. |
CONSIDERATIONS |
Detail Plan 1. The applicant proposes a Detail Plan for a development of townhouses. The Detail Plan shows thirty-seven (37) single-family attached townhouse units and two (2) HOA lots. In addition, the applicant is proposing 11.62 units per acre, therefore meeting the SFA GDC requirement. 2. The applicant request to deviate from some of the required SFA District development standards per Section 2.34 (Table 2-3) of the Garland Development Code (GDC). The table below indicates the deviations proposed. It should be noted that the proposal will meet the minimum dwelling size requirement (1,400 sf) per the GDC.
Development Standards |
Required |
Proposed |
Justification |
Lot Area |
Minimum 2,000 SF |
Minimum 1,740 SF |
The minimum building square footage is being decreased to allow for the product that the builder would like to put in, which will be a higher quality product for the end user per the applicant. |
Lot Depth |
Minimum 90 feet |
Minimum 70 feet |
The minimum lot depth has been reduced from 90 feet to 70 feet due to site constraints that would not allow for much of the site to be usable for townhomes at 90’ depth. |
Lot Width |
Minimum 30 feet for end lots Minimum 20 feet for interior lots |
Minimum 30 feet for end lots Minimum 20 feet for interior lots |
The additional 5 feet have been used towards the HOA lots and this deviation allows the developer to maintain the consistency in the product. |
Garage |
The GDC requires an offset front entry with the garage door set back at least five feet behind the front building face. |
The minimum twenty-feet driveway depth is provided; however, the minimum offset of five (5) feet is not provided. |
The offset is not provided due to the desired architectural style of the proposed townhomes. |
Screening and Landscaping 3. 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. South Country Club Road and East Miller Road are greater than Type “D” per the Thoroughfare Plan. Therefore, screening is required for this development. The landscape plan (Exhibit D) reflects a six (6)-foot ornamental metal fence with masonry columns, canopy trees and high-level screening shrubs along East Miller Road and South Country Club Road. In addition, a six (6)-foot masonry wall is proposed along the eastern and southern perimeter line. 4. Amenities Common open space area is included with the proposed development in accordance with the GDC. The amenity requirements of the Single-Family Attached (SFA) District per the GDC are satisfied. Amenities include a barbeque grill, playground equipment, bike rack, picnic table, benches and a shaded structure. 5. Parking The site plan (Exhibit C) complies with the required enclosed garages spaces and guest parking per the GDC. 6. Building Design The design of the buildings otherwise comply with the applicable building design regulations of the GDC. 7. Garage: The GDC requires the face of a garage door to be at least twenty (20) feet from the street or alley right-of-way line that the garage door faces (twenty-four feet if facing an interior lot/property line), and must have at least one of the following designs, as depicted in Illustrations 4-9 through 4-13:
• 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 site plan (Exhibit C) reflects front-loaded lots and the minimum twenty (20) feet from the right-of-way line to the face of the garage door. A deviation is requested to not require the offset of five (5) feet behind the front building face. Signage 8. The applicant has not requested any deviation on signage; it will comply with the standards in the GDC. |
COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Compact Neighborhoods for the subject property. Compact neighborhoods provide areas for moderate increases in residential density, including single-family attached and single-family detached housing. It expands housing options through infill and redevelopment, while continuing walkable development patterns. These areas provide transitions between traditional residential neighborhoods and higher density residential neighborhoods and non-residential developments. These areas accommodate uses such as convenience retail (goods and services), office space, and public services. The architectural character and scale of these areas are compatible with adjacent residential development. This proposed use is compatible with the Comprehensive Plan. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The properties to the north, across East Miller Road, are zoned Planned Development (PD) District 06-12 for Community Retail Use and Planned Development (PD) District 83-54 for Single-family Uses; these properties are developed with a retail store and single-family properties, respectively. The property to the east is zoned Planned Development (PD) District 85-52 for Mixed Uses; it is developed with a fire station. The properties to the south are zoned Planned Development (PD) District 04-09 for single-family use; these properties are constructed with single-family properties. The property to the west, across South Country Club Road, is zoned Community Retail (CR) District; an educational facility currently exists on site. |
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