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GARLAND PLANNING REPORT
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Agenda Item 7.b. |
City Council Regular Session Agenda |
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REQUEST |
Approval of a Change of Zoning from Community Office (CO) District to Multi-Family-2 (MF-2) District. LOCATION 2700 West Walnut Street and 320 King Lane |
OWNER |
JP3 Consulting, LLC |
PLAN COMMISSION RECOMMENDATION |
On February 27, 2023, the Plan Commission, made a motion to deny the request, which failed three (3) to five (5). The Plan Commission then made a motion to approve the request, which failed by a vote of four (4) to four (4). Therefore, the Plan Commission recommendation is considered denial of a Change of Zoning from Community Office (CO) District to Multi-Family-2 (MF-2) District. |
STAFF RECOMMENDATION |
Approval of the Change of Zoning from Community Office (CO) District to Multi-Family-2 (MF-2) District. |
BACKGROUND |
The applicant proposes to change the zoning of the vacant lot from Community Office (CO) District to a Multi-Family-2 (MF-2) District in order to construct an apartment complex. |
SITE DATA |
The 2.843-acre site is accessed from West Walnut Street and King Lane.
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USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Community Office (CO) District and is currently vacant. 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 offices, 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. |
CONSIDERATIONS |
- 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 affect surrounding and future development.
- 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. 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 located 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. This district accommodates a variety of housing types including triplexes, quadplexes, apartments, and condominiums. The MF-2 District is intended to accommodate moderately higher densities and building height in order to reflect a more urban style of multifamily development. Specifically, the MF-2 District allows up to 32 units per acre, and up to 50 feet in building height.
- The MF-2 District was recently adopted in 2022 into the Garland Development Code by the City Council to account for common multi-family development requests that would trigger the Planned Development (PD) District process, primarily density and building height. By creating the MF-2 District, it may allow developments to proceed with a “straight zoning” change and meet GDC standards without the necessity of a Planned Development which is commonly associated with deviations and flexibility being requested. The applicant concurs with the MF-2 District standards.
- In the event the Zoning Change request is approved, the applicant will need to proceed with the platting of the subject property and securing a site permit and a building permit prior to commencing construction. It will be during the permitting process that staff will review the proposed development and verify compliance with all the applicable regulations.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Business Centers for the subject site. Business centers provide a cluster of business offices and/or low impact industry, including campus-type development that cumulatively employ large numbers of people. Operations within this development type occur internal to buildings resulting in minimal negative impacts (sound, air, traffic, outdoor lighting, storage, etc.) and are compatible with adjacent development types in architecture, character, scale, and intensity. Business centers are generally located at intersections of major and/or secondary arterial streets or significant transit areas (bus/rail). Proximity and access to residential areas are encouraged to reduce travel times to employment. Site design addresses function and visual aesthetics providing appropriate buffering at gateway corridors, between adjacent developments, and for residential neighborhoods. The applicant proposes to introduce new housing stock to the area. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The properties to the North are zoned Single Family-7 (SF-7) District. This area contains single-family detached houses. The properties to the West are zoned Multi-Family-1 (MF-1) District and contain multiple apartment complexes. The properties to the East are zoned Community Office (CO) District, Multi-Family-1 (MF-1) District, and Community Retail (CR) District. The adjacent property contains a medical clinic, the MF-1 property contains an apartment complex, and the CR properties contain restaurants, offices, and retail stores. The property to the south is zoned Community Office (CO) District and contains a hospital. The proposed use is generally compatible with the surrounding area. |
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