Z 23-22 Jake Finch, Cascade Companies (District 4)
Submitted By:
Nabiha Ahmed, Lead Development Planner
REQUEST
Approval of a Change in Zoning from Agricultural (AG) District to Single-Family Attached (SFA) District.
LOCATION 613 and 615 Rowlett Road
OWNER
Travis Langley
PLAN COMMISSION RECOMMENDATION
On July 24, 2023 the Plan Commission, by a vote of seven (7) to zero (0), recommended approval of a Change in Zoning from Agricultural (AG) District to Single-Family Attached (SFA) District.
STAFF RECOMMENDATION
Approval of a Change in Zoning from Agricultural (AG) District to Single-Family Attached (SFA) District.
BACKGROUND
A portion of the subject property is developed with a single-family house and it is currently occupied, but it will be demolished. The remaining portion of the property is undeveloped.
The applicant intends to rezone the property to construct townhomes.
SITE DATA
The site is approximately 22.3 acres and is accessed from Rowlett Road.
USE OF PROPERTY UNDER CURRENT ZONING
The subject property is zoned Agricultural (AG) District. The Agricultural (AG) District is intended for vacant land which is not yet ready for development, land which is used for agricultural or open space purposes, land which due to its topography or location within a floodplain or other undevelopable area is not anticipated to be developed for more intense use, and land which has been newly annexed into the City of Garland. Land that has been newly annexed into the City is initially zoned Agricultural until it is zoned another more permanent zoning classification in the future. Single-family uses on large lots are appropriate in this district.
CONSIDERATIONS
The request is a traditional rezoning without the formation of a Planned Development (PD) District. These requests do not require 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 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.
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.
COMPREHENSIVE PLAN
The Future Land Use Map of the Envision Garland Plan designates this property as Traditional Neighborhoods, Compact Neighborhoods and Parks and Open Space (Public and Private).
Traditional neighborhoods are currently found throughout Garland and provide areas for low to moderate density single-family detached residential housing. Traditional neighborhoods also accommodate convenience retail (goods and services), office space, and public services. Non-residential structures are compatible in architectural style and scale with adjacent residential development. Non-residential uses are typically located at the intersection of local streets or at local and secondary arterial streets. Non-residential uses are within walking distance of the neighborhoods they serve and include minimal on-site parking.
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.
Public Parks and Open Space areas include the vast array of park, recreation, and open space lands. This can range from small neighborhood playgrounds to community parks with outdoor picnic areas, hike and bike trails, and play fields and tennis courts to community recreation centers with swimming pools or indoor gymnasiums; as well as natural areas and floodplains.
Private Parks and Open Space areas also include a variety of parks and related amenities in residential subdivisions as well as retail and commercial areas. Facilities and amenities range from landscaped entryways and medians to small playgrounds; to play fields, swimming pools, and golf courses, and other amenities including cemeteries, lakes, creeks, and other natural areas. These private lands play an essential role by contributing to the overall community park and open space system.
The proposed zoning is generally compatible with the Comprehensive Plan and provides an opportunity for mid-density transitional housing for the surrounding area.
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 detached homes. The property to the east is zoned Agricultural (AG) District and it is developed with a Dallas County building. The properties to the south, across Rowlett Road, are zoned Agricultural (AG) District and Planned Development (PD) District 06-55; these properties are developed with single-family homes and an apartment complex. The properties to the west are zoned Single-Family-7 (SF-7) District; Planned Development (PD) District 85-43, Planned Development (PD) District 83-61 and Planned Development (PD) District 85-43; these properties are developed with duplexes, single-family homes and a church.
