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GARLAND PLANNING REPORT
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Agenda Item 8.b. |
City Council Regular Session Agenda |
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REQUEST |
Approval of 1) a Change in Zoning from Planned Development (PD) District 85-50 and Community Office (CO) District to a Planned Development (PD) District for Single-Family Attached (SFA) Uses and 2) an Alley Waiver Approval of a Detail Plan for Single-Family Attached (SFA) development. LOCATION 2200 and 2302 West Campbell Road |
OWNER |
George W. Baldwin |
PLAN COMMISSION RECOMMENDATION |
On September 12, 2022 the Plan Commission, by a vote of six (6) to two (2), recommended denial of 1) a Change in Zoning from Planned Development (PD) District 85-50 and Community Office (CO) District to a Planned Development (PD) District for Single-Family Attached (SFA) Uses and 2) an Alley Waiver. The Plan Commission, by a vote of six (6) to two (2), also recommended denial of a Detail Plan for Single-Family Attached (SFA) development. To address concerns raised during the Plan Commission meeting, the applicant has since made the following changes to the site layout:
- Re-located the amenity center in centralized location in the western tract for a better lake view.
- Expanded parking in the center of the western tract by adding three (3) additional head-in parking spaces across from the amenity center.
- Expanded parking on the eastern tract by adding six (6) additional parking spaces to help accommodate visitor parking.
- A dog park was added to the western tract.
- The townhouses on the western tract are now restricted to a maximum height of two-stories.
- Pedestrian gates have been added into the perimeter screening wall for both eastern and western tracts to allow a resident from either side to safely traverse Shiloh Road at the pedestrian crossing at that intersection.
- A traffic-calming circle was added to the western tract to prevent cut-through traffic.
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STAFF RECOMMENDATION |
Approval of 1) a Change in Zoning from Planned Development (PD) District 85-50 and Community Office (CO) District to a Planned Development (PD) District for Single-Family Attached (SFA) Uses and 2) an Alley Waiver Approval of a Detail Plan for Single-Family Attached (SFA) development. |
BACKGROUND |
The applicant proposes to construct one-hundred fifty-five (155) townhouses and eighteen (18) HOA open space lots on the eastern and western tracts. Both tracts are unimproved. |
SITE DATA |
The overall subject property contains approximately 21 acres. Tract 1 (west of North Shiloh Road) is 8.2 acres and Tract 2 (east of North Shiloh Road) is 12.9 acres. Tract 1 has approximately 800 lineal feet of frontage along West Campbell Road and 715 lineal feet of frontage along North Shiloh Road. Tracy 2 has approximately 1,005 lineal feet of frontage along West Campbell Road and 524 lineal feet of frontage along North Shiloh Road. Both tracts can be accessed from North Shiloh Road and West Campbell Road. |
USE OF PROPERTY UNDER CURRENT ZONING |
Tract 1 is currently zoned Community Office (CO) District. The Community Office (CO) District is intended to create an appropriate setting for medium and higher intensity office and professional uses. The district may be used as a transition district between low intensity office/retail uses and more intense uses. It is also generally appropriate along major transportation corridors. However, the Community Office (CO) District is generally not appropriate in proximity to low-density residential districts. Examples of allowed uses in a Community Office (CO) district are: professional offices, campus-style corporate office, research, and assembly operations that may be large in scale but that are conducted wholly within a building(s) with very limited or no outside storage. In addition, a Specific Use Provision (S 06-53) was approved in 2006 for a Retail Sales/Personal Service Use, but it was never constructed. Tract 2 is zoned Planned Development Planned Development (PD) District 85-50 for Community Retail Uses. In 1985, the City Council approved a mixed use development. The subject property was designated as “Tract 1” and was approved for retail use. The southern portion was designated as “Tract 2” and was approved for a multi-family development, now zoned Planned Development (PD) District 98-01. |
CONSIDERATIONS |
Detail Plan
- The applicant proposes a Detail Plan for a development of townhouses in two (2) tracts; however, they will be constructed at the same time. The Site Plan (Exhibit C) shows sixty-two (62) single-family attached townhouse units and five (5) HOA lots in Tract 1 and ninety-three (93) single-family attached units and thirteen (13) HOA lots in Tract 2. In addition, the applicant is proposing 10.8 units per acre, therefore meeting the SFA GDC requirement.
The applicant has selected an urban design for this townhouse development. A combination of two-story and three-story townhouse units are proposed for this development. The three-story units will face along the greenbelt on the eastern tract.
- The applicant requests 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 (Minimum) |
Justification |
Lot Area |
Minimum 2,000 SF |
Minimum 1,600 SF |
The proposed lot size allows the desired number of townhomes and enhanced amenities. |
Lot Depth |
Minimum 90 feet |
Minimum 75 feet |
The proposed lot width is due to the unusual shape of the western tract and the floodplain on the eastern tract, which takes up 2.1 acres. |
Lot Width |
Minimum 30 feet for end lots Minimum 20 feet for interior lots |
Minimum 27 feet for end lots Minimum 22 feet for interior lots. |
The proposed lot width is due to the unusual shape of the western tract and the floodplain on the eastern tract, which takes up 2.1 acres. |
Building Setbacks |
Adjacent to Street: Front: 10 feet Side: 10 feet Not Adjacent to Street Side: 5 feet Rear: 5 feet |
10 feet 10 feet 5 feet 5 feet |
The site plan (Exhibit C) complies with the building setbacks. |
Lot Orientation |
All lots within the SFA district must front on a public street, a City-approved public way, or common area lot that is dedicated for mutual access to each lot. |
The site plan (Exhibit C) shows eight-one (81) “Mews Type” lots where they don’t front onto a Public Street or City-approved public way, but they do have, in every instance, a common area lot that is dedicated for mutual access to these townhomes. |
The applicant contends they have built many Mews Type lots at other projects, which includes Riverset and Heritage Park in Garland, and they have found the unique living environment is something highly desired by their homeowners, to the point that they are willing to pay a premium price for such a townhome fronting onto a Mews condition. |
Alleys |
Alleys are required |
35 front-loaded lots 121 rear-loaded lots |
The applicant proposes a combination of front-loaded and rear-loaded lots. |
Garage Setback |
20 feet |
The applicant proposes twenty (20) feet driveway depth for all street facing garages and five (5) feet depth for all alley facing garages except for lots facing Campbell Road, Shiloh Road, and the floodplain on the east as shown on the site plan (Exhibit C). |
The applicant contends this requirement is unnecessary since there is no City sidewalk in this situation. Pedestrian circulation happens on the front side of the townhome, in a much more protected and pedestrian-friendly environment. |
Screening and Landscaping
- The proposed landscape layout (Exhibit D) complies with the applicable screening standards. Per the GDC, a screening wall is required along a thoroughfare Type “D” or greater. North Shiloh Road and West Campbell Road are both considered to be greater than Type “D”; therefore, a six (6)-foot brick thin wall will be placed above a retaining wall on the northern perimeter along West Campbell Road on both tracts. The landscape plan (Exhibit D) reflects a six (6)-foot brick thin wall on the eastern perimeter line along North Shiloh Road and a five (5)-foot ornamental fence along the western perimeter line for Tract 1.
In addition, a five (5)-foot ornamental fence is proposed along the eastern and western perimeter lines of Tract 2. The landscape plan (Exhibit D) shows large canopy trees and high-level screening shrubs on the street side of the ornamental fence along North Shiloh Road. In addition, another row of high-level screening shrubs are proposed in the development side of the ornamental fence to fully screen the development from North Shiloh Road. The landscape plan reflects the open space required per the GDC. However, the eastern tract requires along West Campbell Road requires eleven (11) canopy trees. Due to the overhead utility lines, the applicant proposes to substitute one (1) large canopy trees with three (3) small ornamental trees. Therefore, a total of thirty-three (33) small ornamental trees along the eastern tract of West Campbell Road.
- Open Space
The applicant has considered open space while designing the townhouses around the City Park near the western tract. The eastern tract has a floodplain and all the trees within the floodplain will be preserved. The site plan (Exhibit C) meets the open space requirement per the GDC.
- 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 clubhouse, swimming pool, fitness center and a dog park. All residents on either side of the tracts will have access to the amenities.
- Trail Connection
The landscape plan (Exhibit D) shows an eight (8)-foot trail connection to the City’s Spring Creek Harris Trail. The Engineering Department and the Parks Department will review the exact alignment at the time of construction plan review.
- Parking
The site plan (Exhibit C) complies with the required enclosed garages spaces and guest parking per the GDC.
- 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) shows a thirty-five (35) front-loaded lots and 121 rear-loaded lots. The applicant proposes twenty (20) feet driveway depth for all street-facing garages and a five (5) feet driveway depth for alley-facing garages where the front property line is no further than 150 feet from an interior street.
- Building Design
The building elevations complies with the articulation requirements per the GDC. The GDC also requires a minimum of three (3) architectural elements for each townhouse unit. The approved list from the GDC is below.Multiple pane windows featuring either divided light or simulated divided light;
- A front porch area enclosed by a railing at least thirty inches in height, and containing decorative columns at least six inches in diameter;
- Gable(s) with window(s);
- Dormer(s);
- Bay windows with a minimum projection of twenty-four inches;
- Minimum 8:12 roof pitch;
- Split garage doors with a separate door for each vehicle bay; or
- Front covered porch with at least forty square feet of usable space, and a minimum depth of five feet.
The applicant proposes “Urban-styled contemporary townhouse products”. Therefore, another set of architectural elements has been crafted to support this development.
Each street elevation will incorporate three (3) of the following elements:
- Dormer that breaks main roof line
- Fenced Courtyard having a minimum depth of 10 feet and width of 10 feet (at least 100 square feet of useable space)
- Accent roof projection of at least 3 feet.
- Front door with glass inserts.
- Garage door with glass inserts
- Stained pine or cedar tongue and groove decorative soffit accent
- Black or dark bronze colored window frames
- Outdoor elevated terrace
- Decorative arbor
- 3 different exterior finish materials
- Signage
The applicant has not requested any deviation on signage; it will comply with the standards in the GDC.
- 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 theGDC 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.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Compact Neighborhoods for Tract 1 and Urban Neighborhoods for Tract 2. 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. Urban neighborhoods are higher density residential developments. This residential option may utilize vertical mixed-use integrated into the surrounding area, reflecting the area’s dominant character or, when desired, promoting a new character. Urban neighborhoods are characterized by moderate to high density single-family attached and multifamily residential units. This proposed use is compatible with the Comprehensive Plan. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The properties to the north of both tracts, across West Campbell Road, are zoned Planned Development (PD) District 97-04 for Multi-Family Use, Planned Development (PD) District 15-35 for Community Retail Uses, Planned Development (PD) District 03-49 for Community Retail Uses, Planned Development 16-46 for Neighborhood Office Use, Planned Development (PD) District 84-10 for Single-Family Uses and Planned Development (PD) District 83-50 for Mixed Uses. These properties are developed with an apartment complex, automobile repair, a bank and a medical facility. The property to the east of Tract 2 is zoned Planned Development (PD) District 05-44 for Single-Family Attached Use; these properties are developed with townhouses. The property to the south of Tract 2 is zoned Planned Development (PD) District 98-01 for Multi-Family Uses; this property is developed with an apartment complex. The property to the south and west of Tract 1 are zoned Neighborhood Office (NO) District and Agricultural (AG) District; there is an existing park. |
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