You are on page 1of 19

CITY PLAN COMMISSION

THURSDAY, JANUARY 9, 2014 Planner: Warren F. Ellis

FILE NUMBER: LOCATION: COUNCIL DISTRICT: SIZE OF REQUEST: APPLICANT: OWNER: REPRESENTATIVE: REQUEST:

Z134-106(WE)

DATE FILED: October 7, 2013

Forest Lane and Creekway Drive, northwest corner 11 Approx. 4.47 acres Charles Hicks Unity Church of Dallas Audra Buckley An application for a Planned Development District for single family uses on property zoned an R-16(A) Single Family District. The purpose of this request is to allow for the construction of a single family shared access development. The maximum number of single family detached dwellings proposed is 18 units. Approval, subject to a development plan and conditions MAPSCO: 15-Y

CENSUS TRACT: 132

SUMMARY:

STAFF RECOMMENDATION:

8-1

Z134-106(WE)

GUIDING CRITERIA FOR RECOMMENDATION: Staff recommends approval based upon: 1. Performance impacts upon surrounding property – The request for a Planned Development District to increase the density of single family uses in this location will not have a negative impact on the surrounding area. 2. Traffic impact – The Engineering Section of the Department of Sustainable Development and Construction has determined that the request to increase the number of dwelling units will not have a negative impact on the street system. 3. Comprehensive Plan or Area Plan Conformance – The forwardDallas! Comprehensive Plan shows that the request site in located in a Residential Building Block and is in compliance with the Comprehensive Plan. 4. Justification for PD Planned Development District Zoning as opposed to a straight zoning district – With the exception of lot coverage, the straight zoning district that would most accommodate the proposed development is R-5 Single Family Residential due to the lot area, lot coverage and setbacks. The desire for a screening wall in what would be considered a front yard and an increase in the lot coverage over what’s permitted in R-5 are what triggered this PD request. BACKGROUND INFORMATION:  The request site is currently undeveloped and is proposed to be developed with a single family shared access development. The proposed development will be permitted to construct between 14 and 18 single family units. The proposed shared access development will have a minimum lot size of 7,150 square feet and is similar in lot size to the Planned Development Districts in the surrounding area. The request site is adjacent to single family uses and a church. Planned Development District No. 115 is east of the request site, across Creekway Drive, is a 11-unit single family development with minimum lot size of 7,800 square feet. There has been one recent zoning change requested in the area. On January 23, 2013, the City Council approved a Specific Use Permit for private streets on property zoned an R-16(A) Single Family District on the north side of Forest Lane, between Hampstead Lane and Creekway Drive.

Zoning History: 1. Z123-121

8-2

Z134-106(WE)

Thoroughfares/Streets:
Thoroughfare/Street Type Existing ROW Proposed ROW

Forest Lane Creekway Drive

Principal Arterial Local

80 ft. 50 ft.

80 ft. 50 ft.

Traffic: The Engineering Section of the Department of Sustainable Development and Construction has reviewed the request and determined that the proposed development will not have a negative impact on the surrounding street system. The analysis is based upon the traffic worksheet the applicant provided during the application submittal. Surrounding Land Uses: Zoning R-16(A) Single Family R-16(A) Single Family R-1ac(A), PDD No. 117 PDD No. 115 R-16(A) Land Use Undeveloped Single Family Single Family Single Family Church

Site North South East West

COMPREHENSIVE PLAN: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request. The Plan identifies the request site as being in a Residential Building Block. The proposed shared access development is also consistent with the lot size of several Planned Development District for single family uses in the surrounding area. The Residential Building Block represents the life-blood of Dallas, the traditional neighborhood of single-family detached homes. Dallas has many neighborhoods that match this description, including Winnetka Heights, Preston Hollow, Lakewood and Wheatley Place. Single-family dwellings are the dominate land use in these areas. Some shops, restaurants or institutional land uses such as schools and religious centers that serve neighborhood residents may be located at the edges or at key intersections.

8-3

Z134-106(WE)

LAND USE GOAL 1.2 PROMOTE DESIRED DEVELOPMENT

Policy 1.2.1 Use Vision Building Blocks as a general guide for desired development patterns. STAFF ANALYSIS: Land Use Compatibility: The 4.47 acre site is undeveloped and is adjacent to single family uses and a church. Planned Development District No. 115 which is east of the request site, across Creekway Drive, is a single family development with lot sizes ranging between 8,200 square feet and 17,000 square feet. The applicant is proposing to construct a maximum of 18 dwelling units in a singlefamily shared access development. The proposed gated development will comply with the development standards and regulations for a shared access development. The Planned Development is consistent with several Planned Development Districts that are developed with single family uses as it relates to the lot coverage and lot size. The minimum lot size proposed is 7,150 square feet. A chart showing a comparison between the applicant’s development and surrounding Planned Development Districts with similar lot coverage and lot sizes is provided below.
Proposed PDD PD 109* PD 384* PD 115* Total Lot Size per square feet PD 719*

7,765 7,765 7,765 7,895 7,895 7,895

5,164 5,471 5,548 5,891 6,031 6,047

6,783 6,892 6,941 6,990 7,029 7,105

7,598 7,617 7,745 7,829 8,440 10,390

8,251 7,431 6,033 6,026 6,259 7,569

Note: Lot sizes are based on the information provided by DCADs

The applicant is also proposing to preserve a green belt along Forest Lane. This green belt will serve as a buffer between the proposed development and the vehicular traffic. The proposed shared access development will have two driveway approaches, with the primary access being located at the terminus of Creekway Drive. The applicant will submit an application to the City to abandon a 50-foot right-of-way and a 15-foot alley that are located on the property. Staff recommendation is for approval of the applicant’s request for a Planned Development District for single family uses, subject to a development plan and conditions.

8-4

Z134-106(WE)

Development Standards:
DISTRICT SETBACKS
Front 35’ 20’ 10’ Creekway 20’ Forest Ln Side/Rear 10’
5’ 10’

Density
1 Dwelling Unit/ 16,000 sq. ft. 1 Dwelling Unit/5,000 sq. ft. 18 units

Height 30’ 30’ 30’

Lot Coverage
40% 45% 60%

Special Standards
N/A
N/A Proximity Slope Visual Intrusion

PRIMARY Uses
Single family Single family Single family

R-16(A) - Existing
Single Family

R-5(A) – For
Comparison

PDD - Proposed
Single family

Landscaping: Landscaping will be in accordance with Article X, as amended.

8-5

Z134-106(WE)

LIST OF OFFICERS
Unity Church of Dallas

8-6

Z134-106(WE)

PROPOSED PDD CONDITIONS

SEC. 51P-___.101. PD Council on . SEC. 51P-___.102.

LEGISLATIVE HISTORY. , passed by the Dallas City

was established by Ordinance No.

PROPERTY LOCATION AND SIZE.

PD is established on property located on the northwest corner of Forest Lane and Creekway Drive. The size of PD is approximately 4.47 acres. SEC. 51P-___.103. (a) article. (b) Unless otherwise stated, all references to articles, divisions, or sections in this article are to articles, divisions, or sections in Chapter 51A. (c) This district is considered to be a residential zoning district. EXHIBIT. DEFINITIONS AND INTERPRETATIONS.

Unless otherwise stated, the definitions in Chapter 51A apply to this

SEC. 51P-___.104.

The following exhibit is incorporated into this article: Exhibit ___A: development plan. SEC. 51P.105. HOMEOWNERS ASSOCIATION.

Prior to final plat approval, the owner of the Property must execute an instrument creating a homeowner’s association for the maintenance of common areas, screening walls, landscape areas (including right-of-way landscaping areas), and for other functions. This instrument must be approved as to form by the city attorney and filed in the Dallas County deed records.. SEC. 51P-___.106. DEVELOPMENT PLAN.

(a) For a shared access development, Development and use of the Property must comply with the development plan (Exhibit ). In the event of a conflict between the provisions of this article and the development plan, the provisions of this article control.

8-7

Z134-106(WE)

(b) For all other uses, no development plan is required, and the provisions of Section 51-4.702 regarding submission of or amendments to a development plan, site analysis plan, conceptual plan, development schedule, and landscape plan do not apply. SEC. 51P-___.107. MAIN USES PERMITTED.

(a) The uses permitted in this district are the same as those uses permitted in the R-16(A) Single Family District, subject to the same conditions applicable in the R16(A) Single Family District, as set out in the Dallas Development Code, as amended. For example, a use permitted in the R-16(A) Single Family District only by specific use permit (SUP) is permitted in this planned development district only by SUP; a use subject to development impact review (DIR) in the R-16(A) Single Family District is subject to DIR in this planned development district; etc. SEC. 51P-___.108. ACCESSORY USES.

As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some specific accessory uses, however, due to their unique nature, are subject to additional regulations in Section 51A-4.217. For more information regarding accessory uses, consult Section 51A-4.217. (a) The following accessory uses are not permitted in this district. Accessory helistop Accessory medical /infectious waste incinerator Accessory outside display of merchandise Accessory outside sales Accessory pathological waste incinerator

(b) In this district, the following accessory use is permitted by SUP only: Accessory community center (private) YARD, LOT, AND SPACE REGULATIONS.

SEC. 51P-___.109.

(Note: The yard, lot, and space regulations in this section must be read together with the yard, lot and space regulations in Division 51A-4.400. In the event of a conflict, between this section and Division 51A-4.400, this section controls. In general. Except as provided in this section, the yard, lot, and space regulations for the R-16(A) Single Family District apply. (a) For a shared access development, minimum front yard is: i. 10 feet from Creekway Drive

8-8

Z134-106(WE)

II. (b) (c) structures. (d) (e) (f)

20 feet from Forest Lane Minimum side yard is 10 feet.

Side yard:

A minimum separation of 10 feet is required between two single family

Density. Maximum number of dwelling units is 18 units. Height. Maximum structure height is 30 feet. Maximum lot coverage: (1) Except as provided in this subsection, maximum lot coverage is 40 For a shared access development, maximum lot coverage is 60

percent. (2) percent. (3) Aboveground parking structures are included in lot coverage calculations; surface parking lots and underground parking structures are not. (g) (h) one lot. Lot size. Minimum lot size is 7,150 square feet. Shared access development: A shared access development is treated as

SEC. 51P-___.110.

SCREENING FENCE.

(a) A minimum 6-foot perimeter fence is required as shown on the development plan. The perimeter fence may be constructed of wrought iron, masonry, wood or any combination. (b) A perimeter screening wall is permitted in the setbacks. SIDEWALKS.

SEC. 51P____.111.

(a) Sidewalks in the interior of the district are allowed but not required. Interior sidewalks must be a minimum of three feet wide. SEC. 51P-___.112. OFF-STREET PARKING AND LOADING.

(a) In general. Except as provided in this section, consult the use regulations in Division 51A-4.200 for the specific off-street parking/loading requirements for each use.

8-9

Z134-106(WE)

(b)

For a shared access development:

(1) A minimum of two off-street parking spaces is required for each dwelling unit. (2) Guest parking. For a shared access development, guest parking spaces may cross lot lines. SEC. 51P-___.113. ACCESS. Ingress and egress to and from the Property is only allowed in the locations shown on the development plan. SEC. 51P-___.114. SHARED ACCESS PAVEMENT WIDTHS. (a) plan. (b) The shared access area must have a minimum width of 20 feet, and a minimum pavement width of 20 feet. Pavement widths are measured perpendicularly from the edge of the pavement to the opposite edge of pavement. (c) Paving may consist of decorative or stamped paving. The shared access area must be provided as shown on the development

(d) Visibility triangles, that are a minimum of 20-feet, are required at all intersections of driveways with public streets. Visibility triangles are not required at the exterior comers of the district. SEC. 51P-___.115. SHARED ACCESS DEVELOPMENT.

The regulations in Division 51A-4.411, Shared Access Development apply. SEC. 51P-___.116. ENVIRONMENTAL PERFORMANCE STANDARDS. See Article VI. SEC. 51P-___.117. (a) (b) LANDSCAPING.

Landscaping must be provided in accordance with Article X. All plant materials must be maintained in a healthy, growing condition. SIGNS.

SEC. 51P-___.118.

Signs must comply with the provisions for non-business zoning districts in Article VII.

8-10

Z134-106(WE)

SEC. 51P-___.119.

ADDITIONAL PROVISIONS.

(a) The Property must be properly maintained in a state of good repair and neat appearance. (b) Development and use of the Property must comply with all federal and state laws and regulations, and with all ordinances, rules, and regulations of the city. SEC. 51P-___.120 COMPLIANCE WITH CONDITIONS.

(a) All paved areas, permanent drives, streets, and drainage structures, if any, must be constructed in accordance with standard city specifications, and completed to the satisfaction of the director of public works and transportation. (b) The building official shall not issue a building permit to authorize work, or a certificate of occupancy to authorize the operation of a use, until there has been full compliance with this article, the Dallas Development Code, the construction codes, and all other ordinances, rules, and regulations of the city.

8-11

Z134-106(WE)

PROPOSED DEVELOPMENT PLAN

8-12

Z134-106(WE)

8-13

Z134-106(WE)

8-14

Z134-106(WE)

Single Family Single Family

Surface parking

Church

Single Family

Single Family

Restaurant

8-15

Z134-106(WE)

8-16

Z134-106(WE)

Notification List of Property Owners
Z134-106
71 Property Owners Notified

Label # Address
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 6625 6502 6414 6410 11734 11726 11720 11712 11706 11707 11711 11719 6600 11727 11717 11711 11705 6723 6522 6532 6523 6533 6515 6544 6552 6545 CRESTWAY DR FORESTSHIRE DR FORESTSHIRE DR FORESTSHIRE DR FOREST CT FOREST CT FOREST CT FOREST CT FOREST CT FOREST CT FOREST CT FOREST CT FOREST LN HIGH FOREST DR HIGH FOREST DR HIGH FOREST DR HIGH FOREST DR FOREST LN LONGFELLOW DR LONGFELLOW DR GREENWICH LN GREENWICH LN GREENWICH LN LONGFELLOW DR LONGFELLOW DR GREENWICH LN

Owner
UNITY CHURCH OF DALLAS ZIDELL LISA HELENE TR GRANT J KIRLAND & CARMEN J BEST ROBERT J & DAPHNE MCKAMY BOBBIE TRUSTEE MCKAMY BOBBIE N TRUSTEE TERRY GAYLE K DECLEVA KATHIANN LEAKE DUNNING DAVID W ROBINSON JEFFREY & BETSY D SHAFER GEORGE A & SHIRLEY FEMRITE JOHN F GORDON WILLIAM K III SANDERSON MARY K & MARK W LOEWINSOHN ALAN JOHNSON CHRISTINA & EDWARD ROFSKY NEIL M & LISA R DOOLIN C E & GREIF ELIZABETH ROSENBERG GREIF JULES & ELIZABETH ROSENBERG FURMAN ALLAN J FURMAN BARBARA A HIGGINBOTHAM JEAN TR DEAN JEFFREY A & ALTHEA KAY JARRETT JAMIESON GEORGES E & LISA K SHADLE TODD & MARIA REYES DENEMARK HOWARD A & GRACE M TANNIN

8-17

Z123-238 (WE)

12/11/2013

Label # Address
27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 6553 6636 6630 6624 6616 6608 6609 6617 6625 6633 6641 6651 6729 6719 6730 6720 6634 6642 6652 6629 6633 6637 6643 6649 6657 6667 6671 6673 6677 6681 6554 GREENWICH LN LONGFELLOW DR LONGFELLOW DR LONGFELLOW DR LONGFELLOW DR LONGFELLOW DR GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN CRESTWAY CT CRESTWAY CT CRESTWAY CT CRESTWAY CT CRESTWAY CT CRESTWAY CT CRESTWAY CT CRESTWAY CT CRESTWAY CT CRESTWAY CT CRESTWAY CT GREENWICH LN

Owner
LESHIN MARK & CANDACE K MILLER ANDREW & TRACY PHAN NAM H HAMBLEN PASCHALL B & SHANA E WARD MICHAEL & TIGI BARRON MATTHEW BRETT & ANGELA GAIL SHOUP THOMPSON JOHN G BEAL MICHELLE MCKANNA VAN WEY KAY L MOLINE DAVID KENNETH GUNNIN BARBARA ANN BROWN RICHARD C & KAY V KLINEFELTER CHRISTOPHER & MARTHA LAWSON CADMUS K II WILDMAN DAVID R ETAL WOODWARD STEVE C & TERRI ABBOTT DAN E LF ESTATE LINDSAY JOSEPH H JR TRUST WEST VALARY L & ROGER A WEST RADMAN BETTY L EISENBERG ALAN LEE SMISER RAYBOURN H III RHEUDASIL MYRNA FIRTH ROSEMARIE WILKINS T LEE & LINDA A WILKINS SIMPSON JAMES A & KATHERINE E NEWBERRY ALLAN & LINDA BODDY DIANE JOHNSON SHIRLEY W JOHN CASPERSON PAUL C & CYNTHIA L HANSON GEORGE & JENNIFER

7-18

Z123-238 (WE)

12/11/2013

Label # Address
58 59 60 61 62 63 64 65 66 67 68 69 70 71 6610 6618 6628 6516 6522 6532 6544 6550 6525 6700 11737 6625 11700 6624 GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN GREENWICH LN FOREST LN FOREST LN HIGH FOREST DR FOREST CREEK DR FOREST CREEK DR FOREST CREEK DR

Owner
SIMS STEVEN LAWRENCE & STACY JEAN SPIVEY THOMAS A GEISBAUER JEFFREY & JESSICA DARDAGANIAN STEPHEN G FLATT EDWARD L & KATHERINE M WILSON JEFFREY A & LAURA C GLASS MICHAEL E & DIANE C HELMS EUGENE W & NORMA J TRUSTEE UNITY CHURCH OF DALLAS EXEMPT 1974 CARR GLADYS W TR SUITE 125 BARNES JAMIE MORETON & LAVONNA KUHNERT MACK MICHAEL J OAK FOREST EST HOMEOWNERS ASSOC NOBLE ANTHONY S & NATALIE E NOBLE

7-19