|Concept Plan (Phase 1 and 2):
1. The applicant proposes a Planned Development (PD) with a Concept Plan (Exhibit C) to develop a Recreational Vehicle Park in two Phases. Phase 1 will include 183 recreational vehicle pad sites, a leasing center, and a club house with amenities. Phase 2 will consist of cabin sites which is listed in the GDC as an accessory use to a Recreational Vehicle Park. This application includes a Detail Plan for the Phase 1 development. Phase 2 will require a future public hearing for a Detail Plan.
Detail Plan (Phase 1):
2. The Detail Plan (Exhibit E) will provide 183 recreational vehicle pads, a two-story leasing office building with a floor area of 4,424 square feet and a two-story club house with a floor area of 8,326 square feet. The Garland Development Code establishes a parking ratio of one (1) parking space for each pad plus 1 parking space for every eight (8) pads for guest/customer/employee parking, resulting in an overall parking requirement of 206 parking spaces. The proposed Detail Plan provides 207 parking spaces.
3. The proposed Recreational Vehicle Park is subject to Special Standards stipulated in the Garland Development Code. The Special Standards include but are not limited to thoroughfare access, site development elements, accessory uses, and amenities. With the exception of the required setbacks and perimeter screening discussed below in considerations #7 and #8, the proposed Detail Plan complies with the Special Standards. In addition to the pads, the Recreational Vehicle Park will provide spaces for the following accessory uses:
• Manager/caretaker residence
• Self-service laundry facility
• Guard/entry structure (gates)
• Snack shop
• Restroom/bathing facility
Furthermore, the following amenities will be provided:
• Swimming pool
• Fitness center/exercise facility
• Business center
• Community center/club house
• Dog park
• Picnic/grilling area
4. With the exception of the required landscape buffers, the proposed landscape layout (Exhibit E) complies with the Screening and Landscape Standards in the Garland Development Code.
5. The design of the building (Exhibit F) is required to comply with the following GDC development standards:
• All building elevations are required to consist of at least eighty (80) percent masonry per Section 4.83(A).
• At least two (2) different exterior construction materials must be applied on facades visible from the streets per Section 4.83(A).
• At least six (6) of the twelve (12) architectural elements listed in Section 4.83(B) must be incorporated into the design of the building.
• Street-facing elevations should be horizontally and vertically articulated in accordance with Section 4.83(C).
The building design complies with the aforementioned development standards.
6. Section 2.52(A)(34)(c)(ii) of the Garland Development Code establishes the following setbacks for structures and Recreational Vehicle pads:
• Front yard setback adjacent to a street: Thirty (30) feet
• Side and rear yard setbacks adjacent to a street: Twenty (20) feet
• No setback is required for yards not adjacent to a street, except where the yard is adjacent to a residential district a setback of twenty (20) feet is required.
The applicant proposes a Planned Development (PD) condition to deviate from the aforementioned sections and establish the following setbacks:
• Front yard setback adjacent to a street: Five (5) feet (along service road of I-30)
• Side and rear yard setbacks adjacent to a street: Five (5) feet (along Zion Road)
• No setback is required for yards not adjacent to a street, except where the yard is adjacent to a residential district a setback of five (5) feet is required (along the east property line).
7. Section 2.52(A)(34)(c)(iii) of the Garland Development Code states that perimeter fencing must be provided along all property lines of a Recreational Vehicle Park. The perimeter fencing must have a minimum height of six (6) feet with masonry columns on maximum fifty (50) foot centers and consists of one of the two following screening and landscaping methods:
• Masonry wall with one (1) large canopy tree for every twenty-five (25) linear feet of screening wall on the development’s side; or
• Ornamental metal fence with a continuous row of evergreen high-level screening shrubs on the development’s side along all portions of the fence that are not opaque masonry
The applicant proposes a Planned Development (PD) condition to allow an alternative perimeter fencing and landscaping method to the methods prescribed in the Garland Development Code. The fencing and landscape would consist of the following:
• Along the I-30 frontage, a portion of the south property line, and the east property line: An eight foot minimum and nine foot maximum board-on-board wood fence with stone columns every fifty (50) feet. Additionally twenty-seven (27) large canopy trees are proposed inside the fence, along the I-30 frontage. Similarly, along the north property line a row of thirty (30) large canopy trees is proposed along the inside of the fence.
• Along Zion Road and a portion of the south property line: A four-foot tall wrought iron fence with stone columns every fifty (50) feet along the property line fronting Zion Road.
8. The landscape plan complies with the landscaping and screening requirements in Section 4.34 in the GDC, with the exception of the landscape variance approved by Plan Commission.