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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 Single-Family Attached (SFA) District to a Planned Development (PD) District for Single-Family Attached Uses. Approval of a Detail Plan for Single-Family Attached (SFA) development. LOCATION 2801 and 2901 Arapaho Road |
OWNER |
Seven Investments |
PLAN COMMISSION RECOMMENDATION |
On February 13, 2023 the Plan Commission, by a vote of nine (9) to zero (0), recommended approval of a Change in Zoning from Single-Family Attached (SFA) District to a Planned Development (PD) District for Single-Family Attached Uses. The Plan Commission, by a vote of nine (9) to zero (0), also recommended approval of a Detail Plan for Single-Family Attached (SFA) development. The Plan Commission also approved an Alley Waiver for this development. In addition, the Plan Commission recommended to remove the balconies along the north side of the property. The applicant has provided revised elevations by removing the balconies. |
STAFF RECOMMENDATION |
Approval of 1) a Change in Zoning from Single-Family Attached (SFA) District to a Planned Development (PD) District for Single-Family Attached Uses. Approval of a Detail Plan for Single-Family Attached (SFA) development. |
BACKGROUND |
The applicant proposes to construct fifty-five (55) townhouses and three (3) HOA open space lots. The subject property is currently unimproved. |
SITE DATA |
The subject property contains approximately 4.87 acres and has approximately 1,211 linear feet of frontage along Arapaho Road, 312 linear feet of frontage along Galaxie Road and 233 linear feet of frontage along Callejo Road. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is currently zoned Single-Family Attached (SFA) District. The Single-Family Attached District is intended to promote stable, quality, attached-occupancy residential development on individual lots in logical, livable, and sustainable neighborhoods. This district may be included within certain areas of neighborhoods or, when in accordance with the intent of the Comprehensive Plan, may provide a transition district between lower density residential areas, multifamily or nonresidential areas, or major thoroughfares. The applicant requests to make some modifications to the Single-Family Attached District requirements. |
CONSIDERATIONS |
Detail Plan
- The applicant proposes a Detail Plan for a development of fifty-five (55) townhouses and three (3) HOA lots. In addition, the applicant is proposing 11.9 units per acre, therefore meeting the SFA GDC requirement.
- 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 |
Applicant's Justification |
Lot Area |
Minimum 2,000 SF |
Minimum 1,500 SF |
The minimum lot area is being reduced to allow for the requested reduction in the lot depth listed. |
Lot Depth |
Minimum 90 feet |
Minimum 60 feet |
The overall tract geometry, and incorporating necessary infrastructure, creates constraints of the lot impacting the lot depths. |
Landscaping |
At least one tree is required for each townhouse unit and must be placed either on that lot or within fifty feet of that unit. For each townhouse structure, at least fifty percent of the required trees must be large canopy trees. The remainder of the required trees may be small ornamental trees. |
Small ornamental trees are proposed for each lot or within fifty feet of that unit. Large canopy trees are proposed in the larger common open space areas, as well as along Arapaho Road. |
The reduced depth of these lots still allow for small green spaces for each lot; however, the applicant would like to relocate these required large canopy trees to the larger common open spaces instead of these small green spaces to allow the trees to reach full maturity and allow a more manageable space for franchise utility placement and maintenance. |
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. Arapaho Road is considered to be greater than Type “D”; therefore, a five (5)-foot ornamental fence with masonry columns and applicable vegetation is required along Arapaho Road and the landscape plan reflects the ornamental fence with masonry columns. The large canopy trees and screening shrubs are on the street-side of the fence to provide more coverage. Screening and fencing is not required along Callejo Road and Galaxie Road. However, the landscape plan reflects a board-on-board fence along the northern perimeter line and an ornamental fence along Callejo Road and a portion of Galaxie Road.
The GDC requires at least one tree is required for each townhouse unit and must be placed either on that lot or within fifty feet of that unit. For each townhouse structure, at least fifty percent of the required trees must be large canopy trees. The remainder of the required trees may be small ornamental trees. The landscape plan (Exhibit D) shows all small ornamental trees either on a lot or within fifty (50) feet of that lot.
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 gazebo and playground equipment.
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) reflects front-entry garages with an offset. Building Design
- The building elevations complies with the articulation and architectural elements requirements per the GDC.
Signage
- The applicant has not requested any deviation on signage; it will comply with the standards in the GDC.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Compact Neighborhoods. 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. The Compact neighborhood development type is primarily characterized as moderate residential (between six and twelve dwelling units per acre). This proposed use is compatible with the Comprehensive Plan. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The properties to the north are zoned Single-Family-7 (SF-7) District; these properties are developed with single-family homes. The property to the east, across Callejo Road, is zoned Single-Family Attached (SFA) District; it is currently unimproved. The properties to the south, across Arapaho Road, are zoned Single-Family-7 (SF-7) District and are developed with single-family homes. The property to the west, across Galaxie Road, is zoned Community Retail (CR) District; it is developed with retail uses. |
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