|Approval of a Change in Zoning from Single-Family-10 (SF-10) District to a Planned Development (PD) District for Single-Family-5 (SF-5) Uses.
Approval of a Detail Plan for Single-Family Detached Homes.
2040 West Miller Road
|Indian Pentecostal Church Hebron Dallas, Inc.
|PLAN COMMISSION RECOMMENDATION
|On March 8, 2021 the Plan Commission, by a vote of nine (9) to zero (0), recommended approval of a Change in Zoning from Single-Family-10 (SF-10) District to a Planned Development (PD) District for Single-Family-5 (SF-5).
The Plan Commission, by a vote of nine (9) to zero (0), recommended approval of a Detail Plan for Single-Family Detached Homes.
The Plan Commission by a vote of nine (9) to zero (0), also approved an Alley Waiver.
The applicant has provided documentation to the City Attorney’s Office, as requested by the Plan Commission, demonstrating proper authorization of the listed applicant to sign the application.
The Plan Commission recommended a condition that the proposal include benches, tables, and amenities. The applicant submitted plans accordingly.
The Plan Commission also recommended the developer provide an appropriate transition between neighborhoods along Sherwood Drive. The plans have not been revised to show an alternative transition from the site layout presented at the Plan Commission meeting.
|Approval of 1) a Change in Zoning from Single-Family-10 (SF-10) District to a Planned Development (PD) District for Single-Family-5 (SF-5) Uses.
Approval of a Detail Plan for Single-Family Detached Homes.
|The site is currently zoned Single-Family-10 (SF-10) District. Existing improvements on the property include one (1) single-family dwelling and accessory buildings. The applicant requests approval of a Change in Zoning for a Planned Development (PD) District based in the Single-Family-5 (SF-5) District allowing for modification of development standards. Accompanying this request is a proposed Detail Plan for Single-Family Detached Homes.
The applicant intends to develop the property into a residential community with seventy-four (74) lots for single-family residential dwellings and areas for trails and open space.
|The subject property contains 15.27 acres and has approximately 468 feet of frontage along Miller Road and approximately 1,140 feet of frontage along Sherwood Drive. Vehicular and non-motorized (pedestrian, bicycles) access to the site would be accomplished from each of the abutting streets.
The site slopes from north to south. A tributary stream of Duck Creek is located at its south boundary.
|USE OF PROPERTY UNDER CURRENT ZONING
|The subject property is zoned Single-Family-10 (SF-10) District which allows single-family residential use. The Single-Family Residential districts are intended to provide for development of primarily low-density detached, single-family residences on a variety of lot sizes, churches, schools, and public parks in logical, livable, and sustainable neighborhoods.
- The applicant proposes Single-Family (SF-5) District as the base district for the Planned Development (PD) District. The Detail Plan shows seventy-four (74) single-family detached homes and five (5) HOA lots.
- The application indicates that this development is modeled after the Riverset master-planned community currently under construction at the southwest corner of Shiloh Road and Buckingham Road. Although the subject site is smaller with approximately fifteen (15) acres in comparison to the Riverset’s approximate 100 acres, the intent of this proposed development is to establish a community with generous open spaces including a trail system, homes on Garden Home Lots, and a row of mews lots with homes that have front doors oriented onto an open space area and garage access from an oversized (thirty (30) foot wide, compared to the standard twenty (20) foot wide alley) back alley.
In order to accomplish this style of community the applicant requests to deviate from the SF-5 District development standards per Section 2.34 (Table 2-3) of the GDC. The deviations include lesser lot area, width, setbacks, increased building height and increased lot coverage. The applicant indicates the deviations would achieve less yard area and lower maintenance living. The table in Consideration 7 indicates the specific deviations proposed.
- Screening and Landscaping
The application includes entry walls, open spaces/common areas and greenbelts with a trail system. Along the trail system includes benches and landscaping to create a useful and passive open space for the community. Sidewalks will be provided along the public streets. The proposed landscape improvements are shown on Exhibit D.
The Garland Development Code (GDC) requires perimeter screening between residential development and a Type D thoroughfare. Miller Road is a Type D street. The applicant proposes a six-foot high masonry screen wall and large canopy trees. The GDC requires one large canopy tree for every fifty feet of street of street frontage. Nine (9) large canopy trees are required whereas the plan shows thirteen (13) large canopy trees in an HOA tract ranging from nine (9) feet, ten (10) inches to fifty-four (54) feet of width although only eight (8) feet is required. The greater degree of open space and trees at the entry of the development establishes a more open setting for the smaller lots.
Although not required, tubular steel fencing is proposed as an option in open space areas.
Individual Lot Fencing
The application proposes screening of garbage containers along alleys with wood butt joint fencing from four to six feet in height. Additionally, the residential street side corner lots and all “return fencing” are proposed to be constructed of cedar butt joint stained pickets with a flat top rail or tubular steel painted black. These additional fencing proposals are not required by the GDC and add to the character and quality of the development proposal.
Fencing on residential lots abutting an open space lot or greenbelt is proposed as tubular steel painted black; no solid fencing other than a masonry courtyard wall under 42-inches would be permitted abutting an open space or greenbelt. However, landscape borders such as trimmed hedges would be allowed.
Trees on Individual Lots
Two large canopy trees are required for each individual lot per the GDC. One of the trees is to be placed in the front yard while the other tree may be placed in another location on the lot. The applicant proposes that lots fronting onto common open space lots are allowed to place their required tree in the common open space lot. The GDC does not specify the number or location of trees in common open space areas. The placement of the trees in the common open space will contribute to that HOA open space resulting in the individual residential lot(s) with fewer trees unless the home owner elects to place a tree in their front yard. It is recommended to place the tree in the open space in front of the respective individual lot.
The applicant proposes areas for parks and trails. These areas would be dedicated for public park use, further detailed in the associated draft development agreement. The common area will include floodplain, detention areas, and mini parks connected with a pedestrian trail system which connects to public sidewalks along streets. The plans show benches, barbeque stations and picnic tables in the development’s open space.
Front and Alley Access to Garages
The proposed development will consist of front entry garages for lots without alleys and rear entry garages for lots with alleys and mews alley. The setback for garages is proposed at a minimum of twenty (20) feet from the street or alley right-of-way line. The western and southern lots would have front garages accessed from the street and no alley access. All of the other lots would have alley access with rear garages accessed from the alley. The Paving Plan (Exhibit F) displays the location of driveways. The application also indicates that the garage doors would not be placed behind the street facing façade of the house. That is the garages could sit in-line with the front façade of the house or in front of the house. However, the twenty (20) foot setback of the garage to the street/property line or alley/property line would be required.
Specifically, the applicant is proposing to deviate from the following requirements per Section 4.84 (C)(2) listed below:
- 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 small Garden Home lot sizes, lots proposed without alleys, and existing overall site width contribute to these garage deviation requests.
- Building Facades
The building materials proposed would be in accordance with the sample house elevations, also incorporated into the draft development agreement.
Variation of Elevations
The application proposes that the home designs with the same or similar façade, materials, or colors should be separated by a minimum of three (3) houses on the same side of the street and should not be located directly across or diagonally across the street from one another. Furthermore, if a home design is repeated on an adjacent lot it should be of a different architectural style or two (2) of the following three (3) elevation changes: brick color, roof color, or flipped (mirrored) plan.
The GDC includes requirements for variation of elevations, which encourage a more interesting and less monotonous visual appearance to the street fronts. The GDC specifies the front building elevation of a dwelling must not be duplicated on the three (3) adjacent houses on both sides, or on the four (4) houses directly across the street. Relief of this requirement is allowed however if the building materials and the architectural elements, such as windows, dormers, facade offsets, or overhangs, of a home are significant enough to make the front facade of the home look substantially different from its neighboring structures.
With the exception of the variation of façade elevation for home directly across the street, the proposal generally upholds the intent of the GDC.
Per the GDC, each dwelling unit shall incorporate at least three (3) of the following Architectural Elements:
- Multiple pane windows featuring either divided light or simulated divided light;
- A front porch area enclosed by a railing at least thirty (30) inches in height, and containing decorative columns at least six (6) inches in diameter;
- Gable(s) with window(s);
- Bay windows with a minimum projection of twenty-four (24) 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 (40) square feet of usable space, and a minimum depth of five feet.
The design elements that are proposed for each dwelling unit include:
a. Multiple pane windows featuring either divided light or simulated divided light windows;
b. Minimum 8:12 roof pitch; and
c. Front covered porch with at least thirty (30) square feet of usable space, and a minimum depth of five feet (a deviation from the required forty (40) square feet of usable space, and minimum depth of five feet).
Windows and Doors
The application proposes not to include GDC requirements for windows and doors for the wall area of the front building face of the dwellings. The GDC requires a minimum twenty-five (25) percent of the wall area of the front building face of a dwelling to be windows and doors. However, the applicant’s sample elevations indicate doors and windows on the front building face.
6. Summary of Standards and Deviations:
|Lot Area Minimum
||5,000 square feet
|4,000 square feet
||The modification of these development standards are warranted due to the long and narrow infill property; off-setting the smaller lots and minimized setbacks the applicant is including open space with a trail system. Additionally, the layout of the lots results in front yards facing existing front yards and rear yards backing to existing back yards in the adjacent developments. This pattern of lots creates a continuous street pattern which is a positive contribution to an existing development pattern.
|Lot Width Minimum
60 feet corner
|40 feet for the majority of lots; 35 feet minimum eyebrow on lot number 25, 26, and 28 of Block A; and 30 feet minimum on Lot 2 Block C all as shown on Exhibit C
|Lot Coverage Maximum
|Front Setback Adjacent to Street Minimum
||10 feet with a maximum 5 foot encroachment for architectural features such as stoops, overhangs, courtyard walls, masonry chimneys, and bay windows, and 20 feet from the garage
|Side Setback Adjacent to Street Minimum
|Building Height Maximum
||40 feet, 2 stories
|Trees on Individual Lots
||2 large canopy trees per individual lot, one in the front yard
||Lots fronting onto open space are allowed to place the required front yard tree into the open space
||The GDC does not regulate the number of trees in open space areas, this allowance would enhance the open space areas while providing the same number of trees required for the residential lots; the tree should be placed in the open space in front of the respective individual lot
||5 foot offset, behind the street facing façade of the house where a garage door faces the street
||Garage doors without an offset.
||Due to the Garden Homes proposed, the compact site, and smaller lot size, the placement of garage doors with an offset is limited.
|Variation of elevations
||No elevation duplication on 3 adjacent houses on same side or 4 houses directly across the street
||No elevation duplication on 3 adjacent houses on same side of street or 3 houses directly across the street.
||Although not exact, the intent of variation is close to the GDC standard.
||Select from list, including front covered porch with 40 square feet of useable area and
||Covered porch with 30 square feet of useable area.
||The small Garden Home style lot limits useable space.
|Windows and Doors
||25 percent of the wall area to be windows and doors
||No minimum standard
||The sample elevations include doors and windows on the front building face.
|The Future Land Use Map of the Envision Garland 2030 Comprehensive Plan designates this site for Traditional Neighborhoods. Traditional Neighborhoods are currently found throughout Garland and provide areas for low to moderate density single-family detached residential housing.
The Traditional Neighborhood development type is primarily characterized as low density, single-family detached (between one (1) and six (6) dwelling units per acre). Non-residential sites within this category are typically up to three acres in size.
The proposal is consistent with the recommendation of the Envision Garland Plan in that it would allow for a density of four and eight tenths (4.8) dwelling units per acre, within the recommended one (1) to six (6) units per acre. Additionally, the Garden Home concept, mews open space and alley, along with passive open spaces with a trail network would add to the variety of housing options in the area.
|COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES
|The properties to the north and west are zoned Single-Family-10 (SF-10) District and are developed with single-family residential homes. The properties to the east and south are zoned Single-Family-7 (SF-7) District and are developed with single-family residential homes.
The subject property is a large infill property located in the midst of existing residential neighborhoods. The proposed development maintains the residential uses established in the area. Although the proposed lots are smaller at 4,000+ square feet in comparison to the existing adjacent 7,000 and 10,000 square-foot lots, the proposal creates compatible adjacency by abutting back yards to back yards and facing front yard to front yards of the adjacent subdivisions. Further the proposed Garden Home subdivision, although providing smaller lots, adds a community with park areas to the neighborhood.