09 - Zoning Amendment Request from Agriculture to Planned Development Block 351 and 352Item No. 9
TO: Mayor, Mayor Pro -Tem and City Council
Grayson Path, City Manager
FROM: Andrew Mack, AICP Director Planning & Community Development
SUBJECT: Continued Public Hearing to consider and take action regarding the petition of
Nathan Spaulding on behalf of Benton Rainey for a change in zoning from an
Agricultural District (A) to a Planned Development District (PD) in the City of
Paris, Block 351, Lot PT of 8, Acres 76.262, City of Paris, Block 352, Lot 6 &
Block 351, Lot PT of 8, acres 91.627, City of Paris, Block 351, Lot PT of 9,
Acres 19.2693, located in the 3300 Block of Jefferson Rd- LCAD 22769,
109121, and 106259.
MTG. DATE: September 12, 2022
BACKGROUND
At its meeting held on July 5, 2022, the Planning & Zoning Commission recommended
approval of this request to rezone from A to PD from the applicant Nathan Spaulding.
Additionally, at its meetings on July 25, 2022 and August 22, 2022 the City Council opened
the hearing and continued action on this rezoning request. Over the course of time on this
project the Planning & Zoning Commission, City Council, Staff and Developer have reviewed
the new proposed master planned development known as the Forestbrook Estates. This dates
back to the first joint -work session held with Council and P&Z on 4/7/22. At that time and
moving forward, there is a strong consensus of support for development approvals. The
developer has worked with staff to incorporate the upgraded arterial roadway plan into the
Planned Development to accommodate higher density residential and commercial
development. A Traffic Impact Analysis (TIA) was required by TX DOT for connection to
their roadway, but as of this date, has not been submitted by the developer. Staff has developed
a financing strategy for the city to pay for 1/ of the construction of a new 4 -lane divided arterial
street currently known as the `New Jefferson Connection' along a proposed route from SE
Loop 286 approximately 4,000 L.F. into the development. This 80 ft. strip is where a former
rail line was abandoned back to the property owner of this land. Following that time an access
easement affording rights to the land owner to the north was also set in place where
approximately 22 acres of `non -wetland' buildable area is available. Discussions between the
developer and adjacent land owner are underway to share in this other'/ cost of this new major
arterial.
A school site of approximately 9 acres and parkland is planned for donation to the school for
a new elementary school. There is also approximately 40 acres, most in the flood plain at the
Page 1 of 3
North end of this nearly 200 acre development site, which is also planned for donation to the
City of Paris.
The developer's original plan breaks down the near 200 acres for the PD by acres as follows:
Zonin � Acrea a and Lot Count Overview
Phase One
Single-family 183 lots (current concept plan, subject to revision)
Mixed-use 9.57 acres
Remaining Phases
Single-family 57 lots (current concept plan, subject to revision for 12.39
acres for additional lots or medical campus)
Multi -family 10.29 acres
Commercial 6.6 acres
Mixed-use 6.7 acres
Elementary School Land Donation 9.15 acres
City Park Land Donation 40+ acres
Again, this initial rezoning approval of the PD will be the third of the required 3 development
approvals. The amendment to the Comprehensive Plan FLUM and Master Thoroughfare Plan
were previously approved by the City Council at its meeting on July 25d'. Since this time the
developer brought to the table a large tract home builder with interest in completing the
southern phase of this development with principal access from Old Jefferson Street. The new
home builder indicated to the developer that a variety of lot size, width and depth modifications
are needed for the mixed single family housing concepts consistent with their past projects.
These proposed deviations to the ordinance are stated in the attached memo from Nathan
Spaulding received on September 7th. They are not however, drawn up onto the site master
Planned Development concept site plan. They also have not been reviewed and recommended
for approval by the P&Z for approval. This approval of a Planned Development and Site Plan
is required by the Zoning Ordinance Section 8-300 PD, Planned Development District Uses
Permitted. Therefore a new hearing must be conducted for approval by both the P&Z and the
City Council. Please also see attached memo from the City Engineer.
It is anticipated that much greater details will be brought back for this 2nd round of the PD
Zoning approvals for the project. Specifically the Planned Comprehensive Development Site
Plan with the varying lot sizes, widths and depths must be presented as the 2nd iteration of the
original concept plan for approval. It is also anticipated and hoped that the TIA and other
detailed engineering site considerations will be provided and much more for this multi -phased
project. New hearings for P&Z and City Council will be advertised for the October cycle with
approval of the Staff recommendation by the City Council.
Page 2 of 3
RECOMMENDATION
Staff recommends tabling of the change in zoning from an Agricultural District (A) to a
Planned Development District (PD) for Forestbrook Estates in order for new hearing dates for
P&Z and City Council to be published as required by law.
Page 3 of 3
Andrew Mack
From: Nathan Spaulding <nspaulding@lonestarpds.com>
Sent: Wednesday, September 7, 2022 12:42 PM
To: Andrew Mack
Subject: Re: Forestbrook PUD Specifications
Just to clarify, I meant for number 1 to apply to the entire PD and number 2 just to apply to the lots in phase 1.
So, a) and b) below in green would apply to all the single-family in the PD and c) below in blue would apply to
the lots in the 60 acre first phase.
"Therefore, the minimum lot dimensions in the 60 acre phase one would work as follows: a) iii"a lot �'dc,�
rnau w�, :t . i .iIs �", ",it lc'a,s 1100 ���.,,Q;��, ��p 1�� gra k4 iso 40' and 49' ide, 1he :cn»rdr,),n,,i r, A°.#ci lfl, �m U) i%;
115' deelp, anct c) r,tp to, 15', ,1ofthe lots' 'Girwi the 60 acre phas( on,c cin ni 50' 1:n/ 80' to fi,.u
stii�i�nV of die ( )t1ago,
However, if it would be simpler, we could have c) apply to the entire PD but only allow a certain number of lots
to be 50' by 80' in the entire PD (say 35 or 40 lots) if that would be easier to word.
On Wed, Sep 7, 2022 at 10:22 AM Nathan Spaulding <iqfiiim d�ung(glonnt sta_i > wrote:
Good morning, Andrew,
Please find the PUD specifications below. Each specification is in bold with explanations following in
unbolded text. The unbolded text is just for you to give you context and explanation.
1) Lot Dimensions. Allow for 40 foot wide lots if the depth is at least 115 feet deep. (It is my understanding
the current PD minimum is 50' by 100'.) The 40' depth will allow for 30' wide slabs. This is what all the major
builders are building on almost exclusively right now. Al currently plans to build the majority on 40 foot slabs,
but depending on where the market goes and in case another builder ends up coming in, we need the flexibility
for project security for us.
2) Lot Dimensions. Allow for up to 15% of the lots in the 60 acres of phase one to be have a minimum of
50' by 801. This allows for Al's cottage product (the cottage products are wider, but not as deep as his standard
product, so a 100' depth would be a really deep backyard, deeper than most people that would want a cottage
would want to have to maintain. Therefore, the minimum lot dimensions in the 60 acre phase one would work
as follows: a) if a lot is 50' wide or wider, it has to be at least 100' deep, or b) if a lot is between 40' and 49'
wide, the minimum depth has to be 11 5'deep, and c) up to 15% of the lots in the 60 acre phase one can have a
50' by 80' minimum to allow for some of the cottage product.
3) Desi n. In front of the homes, allow for rolled curbs and sidewalks that are flush with the curbs. This
allows for a larger backyard for families to be able to enjoy while also providing a smaller front yard to
maintain. Therefore, the front yards are easier and cheaper for owners to keep maintained and looking nice and
they have more backyard for play sets, entertaining, and their pets. The Betenbough home I bought in Lubbock
was like this and I loved it. It was very nice having the smaller front yard with a bigger backyard and my wife
and I loved how the sidewalks were when walking our dogs. We also loved the "feel" it gives to the
neighborhood. I attached a picture below to provide a visual. (The sidewalks are not poured directly up to the
curb. There is an inch or so of special material that goes between the curb and sidewalk for expansion.)
4) Setbacks. Front 10 feet, sides 5 feet, and rear 20 feet. I am not 100% sure what the PD setbacks are
currently, but this is what would be needed for us to work for Al's plans.
5) Paying. Allow for asphalt streets with concrete curb and gutter. After going over the development
numbers, with where prices are right now, it is very tight. Allowing for asphalt helps allow the economics to
stay in tact if, by the time streets are poured, concrete is still so much higher than asphalt. The picture below
provided for number 3 also shows asphalt streets with concrete curb and gutter, which is what Betenbough
builds exclusively to help make the price point of the homes work.
Please let me know if you would like to discuss or if you have any questions.
Thank you,
Nathan
Noafli aii Spatilding
l_oiie ttar .Pl a�iiic.(a_ .De\,,elol-)iaiexits, LLC
11 (972) 04-4789
Andrew Mack
From: Chris M. Donnan <cdonnan@haytereng.com>
Sent: Wednesday, September 7, 2022 5:35 PM
To: Robert Vine; Andrew Mack, Triniti Frazier; Derek Dacus; Grayson Path
Cc: Janice Ellis; Stephanie Harris
Subject: RE: Forestbrook PUD Specifications
Attachments: 20220304_21659 Paris Jefferson Rd Subdivision Site Plan A (2).pdf
Andrew,
Please see wording below. Please feel free to propose any edits and I'll make the updates as needed.
In March, Forestbrook Estates (Developer) presented a preliminary concept plan (attached) of their proposed
development. The concept plan consisted of a mixture of uses (e.g. single family, multi -family, commercial, etc.) and
therefore required the development of a Planned Development District (PD). The submitted concept plan called for the
single family residential to be SF -2 (see table below). Since that time, the Developer has proposed a reduction to the
City's minimum standards as follows:
• 40' wide by 115' deep lots (4,600 SF)
• 50' wide by 80' deep lots (4,000 SF)
o Developer has indicated that this sized lot will makeup approximately 15% of Phase 1(60 -acres)
• 10' front yard setbacks.
• Sidewalks directly behind back of curb.
• Asphalt in lieu of concrete streets.
Lot Area (SF) 7,500
Lot Width (FT) 60
Lot Depth (FT) 100
Front Yard Setback (FT) 25
The proposed modifications noted above are less than the minimum requirements for the City's most dense single
family zoning district, SF -3 (see table below). Furthermore, the Developer has not provided an updated concept plan,
although requested by City Staff, showing how these proposed lot modifications (quantity and location) will be
incorporated into their Development.
Lot Area (SF) 5,000
Lot Width (FT) 50
Lot Depth (FT) 100
Front Yard Setback (FT) 25
Since the Developer has proposed modifications to their original concept plan and those modifications result in an
unknown quantity of lots that do not meet the minimum requirements of the City's zoning ordinance, it is my
recommendation that Planning & Zoning and City Council table any action on this development until the Developer has
submitted an updated preliminary plan and worked with City Staff to finalize this Planned Development District. The
requirements of a Planned Development District are spelled out in the City's Zoning Ordinance (Chapter 9, Exhibit B,
Section 8-300). Only at this time can Planning & Zoning and City Council truly review this proposed development and
determine if it is in line with the City's vision for future developments.
Thank you,
Chris Donnan, P.E. CFM
Principal/ Project Manager
HATTER
E N G I N E E R I N 6
TxEng F-315 I TxSury F-10028600 I OSBPE/LS #603 1 ASBPE #2521 1 LA #EF6529
4445 SE Loop 286 1 Paris, TX 75460
0:903.785.0303 1 D: 903.401.8561 1 C: 903.249.2736
"&'s, m/
From: Robert Vine <rvine@paristexas.gov>
Sent: Wednesday, September 7, 2022 3:32 PM
To: Chris M. Donnan <cdonnan@haytereng.com>; Andrew Mack <amack@paristexas.gov>; Triniti Frazier
<Tfrazier@paristexas.gov>; Derek Dacus <ddacus@paristexas.gov>; Grayson Path <gpath@paristexas.gov>
Subject: RE: Forestbrook PUD Specifications
1hank HOS u11'011'ffiadon and flu ffoirt anfi Urne to glet it. �NfliHe N anu i not a jianneILII devJJ::1]uper,, nfln�n'IUIM
l:: I
standards exst for a''1 ii:�asi';)n and it Is n(A unreasw�IM, fle to e�,(pect devOopers meet fl,ieiri just rny
MGila inageVi"
"I'ie ,,,,III ty
u)aris, x 75461
16
I)o ihe ri;,,,)h1 lhting e'd thu, rie,,1V fimt/br thi? ri,TM,,�,?,ht reasons.
'PA R1 CS"
4 F1111TY Olv
2
From: Chris M. Donnan
Sent: Wednesday, September 7, 2022 1:51 PM
To: Andrew Mack <air7iia bti paristexa�"'P p y>; Triniti Frazier <n rm:zirwi �ov>; Derek Dacus
<oida...:asx.�rp��o o�,V�a���.�br>; Robert Vine <u >, Grayson Path <iUw��l
Subject: RE: Forestbrook PUD Specifications
Please see my comments below in re(l,
Many of my comments may come off as negative; however, I think it is our job to really look hard at any kind of
development that is proposing to reduce minimum standards as much as they have. This is especially true when we
have really been provided (to my knowledge) with very little detail as to how these lots will layout. I have seen a
concept plan but it does not include lot dimensions and calls specifically for SF -2 which is a larger lot than proposed
below. Scanning through the PD requirements (Chapter 9, Exhibit B, 8-300), we would be within our rights to request
more information.
I spoke with an engineer (previous Hayter employee) at the City of Sherman about Wyldewood Homes and he indicated
that the first few developments were fine, but their most recent one was more difficult do the developer trying to rush
everything. A few high points from our conversation:
• No 40' lots in Sherman.
• They were trying to sell lots prior to plat approval.
• In their rush to get houses/lots sold, there was quite a bit of quality control issues.
• On a few occasions they went directly to the City Manager, bypassing typical staff review, to try and get
approval.
o This created a disconnect between what staff comments and what the City Manager told the developer.
• Rush, rush, rush, seemed to be the theme of their latest development.
Thank you,
Chris Donnan, P.E. CFM
Principal/ Project Manager
HAJT�'R
oiirs
R N a I N E a R I N G
TxEng F-315 I TxSury F-10028600 I OSBPE/LS #603 1 ASBPE #2521 1 LA #EF6529
4445 SE Loop 286 1 Paris, TX 75460
0:903.785.0303 1 D: 903.401.8561 1 C: 903.249.2736
�VQly7 e�baf nZ
From: Andrew Mack ov>
Sent: Wednesday, September 7, 2022 10:54 AM
To: Triniti Frazier <n',haJeu°(z f,m�1s'�a>r; xj,�r�w,>; Chris M. Donnan Derek Dacus
<ddacp sa a IrrlY� O i^v 6' „',o m� i9'Y Robert Vine <rv" Mie 1,,bakrO �n>;Grayson ���;IaU �N� ''���u0 0�iY', ?w ik u9% 9 >
1 �,.� �o w � ° �„�'�a� � r�i�>• Gra son Path < ; ,
Subject. Fwd mm
� Fwd: PUD Specifications
FYI I will be completing the staff memo today for next Monday night's meeting now that I have received this information
today.
Chris,
Your comments would be welcomed.
Andrew
From: Nathan Spaulding <r�islta u l,lirl,la `k°:i f,,,,sla�°Ikds,ci° rr>
Sent: Wednesday, September 7, 2022 10:22:11 AM
To: arrila(.'kLi) parNte �� �;IIP�ti�w�Ya41Y`�"N .°,��mps,gf,,)jy>
afc„4 i f;;yrua <uall>Slalr �
Subject: Forestbrook PUD Specifications
Good morning, Andrew,
Please find the PUD specifications below. Each specification is in bold with explanations following in unbolded text. The
unbolded text is just for you to give you context and explanation.
1) lot Dimensions. Allow for 40 foot wide lots if the depth is at least 115 feet deep. (It is my understanding the current
PD minimum is 50' by 100'.) The 40' depth will allow for 30' wide slabs. This is what all the major builders are building on
almost exclusively right now. Al currently plans to build the majority on 40 foot slabs, but depending on where the
market goes and in case another builder ends up coming in, we need the flexibility for project security for us.
"ail ,l Zorihig lfa s tl-u:�i 5,0001 Sl(Area), °.iO' (Widdl u); 300' (Dep )UV'i)l 11,wse are ()A 15 acre
lots, i1his is very rler" se, l %v<)urld bfi n a tut[d tut al';,)out going (wrrn irirtaire nalr'uft; w dllre lots l lull"ii"ose are 410g;rlri6?, Are
Plirl°.e aria other sl l4i1��alY"rih r4\rT�lllii�aPQ.a Ii l;,biirir9flll al.s 1.iiis iValiiA Qa9iiVIlFiris s rs; czls® IaAJig iQIrelpfi
g «4$4%t,ii; a
few I eIlotstil an 30 wit[ii drfls(°e,,Ielol"')r eI'lllt,
�,,,
��a s �
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aii Incl >`,alk wit °'i fl u(,)a,e cities s ;r':bixi.it l y 1'l�,;,APais all,;:r�u dd,
�u"l ir list�Ilnib" " n dq, SIIn11Iial_l..k..i,1IItIL°.',
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,aka & s , , a ,.. v i g ,, ,e s . �,.� , � ,��,ti
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are lc�,cated,
2) Lot Dimensions. Allow for up to 15% of the lots in the 60 acres of phase one to be have a minimum of 50' by 80'.
This allows for AI's cottage product (the cottage products are wider, but not as deep as his standard product, so a 100'
depth would be a really deep backyard, deeper than most people that would want a cottage would want to have to
maintain. Therefore, the minimum lot dimensions in the 60 acre phase one would work as follows: a) if a lot is 50' wide
or wider, it has to be at least 100' deep, or b) if a lot is between 40' and 49' wide, the minimum depth has to be 115'
deep, and c) up to 15% of the lots in the 60 acre phase one can have a 50' by 80' minimum to allow for some of the
cottage product.
80' fs i iot, rSery Gi4re 1 hi,,,; 'iP`aPQ,Ui.kld r«sery lift le spaf,,,efor air fircrit, yzird or, a back yard,, WP uk,,l Cl`my piP°S°:NLDRr,aae a asel l.ba'ad<,
s �. s, �, tl.,, , , i' °'
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cx,)Lis` red, 4'1 fact, :3elii i... e agree t..o ui:y of lliee e, IiAraA.lr �)mk
>we4oIpio%€lldi.: a..i l:u'qlmsan'.:d lot ia,uoi.:t so %,rrm:
4
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is V a.a br is
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4r9""11s4 of tllla"1':g i "ull'.e V.11(,') h+°k 11"`I"IE"t. iV"'V
a°aa+lriaig for Iii-rit::tre de^I':ail,
3) Design. In front of the homes, allow for rolled curbs and sidewalks that are flush with the curbs. This allows for a
larger backyard for families to be able to enjoy while also providing a smaller front yard to maintain. Therefore, the front
yards are easier and cheaper for owners to keep maintained and looking nice and they have more backyard for play sets,
entertaining, and their pets. The Betenbough home I bought in Lubbock was like this and I loved it. It was very nice
having the smaller front yard with a bigger backyard and my wife and I loved how the sidewalks were when walking our
dogs. We also loved the "feel" it gives to the neighborhood. I attached a picture below to provide a visual. (The
sidewalks are not poured directly up to the curb. There is an inch or so of special material that goes between the curb
and sidewalk for expansion.)
l"tllt ttot ail riuge fair11 of "tiideiv@Hcs ttiat aii, a iiIVVIIiI7IediokWy M1"".ff I ie 1:°,ack r,:ur0m. I NAas JiI°ast in, a?u that ["a d t[,ii°s,
and a�i iluat,a0Yaii,ltwo people were Valk.i itiitwas aaAaas aP + 4i the ad ^ eraao e you lal' ilakeyr.ai aa were going
to:
faalll (,)fI the cuHs the Irf,ad ^alru 9way, i°alaaw w itla the rm'::Idur,i,d SE11,mcks re(,,lluesat+ed Daaalow, tt-i re ii r,�aafly is arta ot!"ie if
we wa'ialltll auotie,A),a+aIlarn I IPivaik %A,* ia"Ia. uiva+ .1l5' nnirtiimnur i ,a,retbait,lks ,ai d aillanv diue ,stili, awaaIk to N,,, calf ttie back ati
Otda.. V uln iii, „u4 .°at°ait:.m wli,°i C. ll:aa.°ieiultt:^ui.agh lute^ Iltaaa,^a:i illt" I a:°las^l lautalsw: anal. as 1i1191aAiaa4iiti utt::ateti flimllarli rias^Itlllia,ate.a6 Illiiii,a fra:a>I°art:
auuh bat:Jk yards vl(e aa.ua5°' lY I�iire'bliaEa^ fi'Cr lbackyai,,cls ffiaia llie eaaa) were (Jeep aaaad uii arcl, ir„ it yards suiia4.d
iroir°'ll 20' to 30' as ta"ia+ ea,(es v all aed,
4) Setbacks. Front 10 feet, sides 5 feet, and rear 20 feet. I am not 100% sure what the PD setbacks are currently, but
this is what would be needed for us to work for AI's plans.
Ialaaalitally do ialagree cl li 10' a uilaaq^.. k t^aryMiiie if ft: to- ^10" at :.. latfre for st triayt"
, iulltaat
aim�i° aiattlotm,,A
its w,different
iiix w1. dikariiri° 9 iav l pi I aar� a:°u„aaaauiiai^alaeei10:' .rc ril,aak ffaeiy^ieie,
Va'to 20' as 1itleast, l'ayseen, Yai.t have
to, taaiatdar °tt,,"a1a3uytuii iituanutuu iti,
aalIl lta.aay"sllxa,.�iutu�.�a�i�r �klgarage,
ua,.p�6i
a y..,::: a ares, au (311 P° b ' you ,:: a e `s a r setback,
.. ,':i r f s s° i o. y
fl,ie i..vaiu,ai..upa In y„nai flr ,illtfl iai.,niii..k aaittfl aallll ,t,at:^a ll�h,awa . t, ,pa lfl� ,ra�llaat��:a'tik cars ata:.i� l�aaaai i�':.t,l in vJlui° b^aaaiaai�C„ra awa�ai,�ls°� �ia� Vu���'.iil�„liiila a�a�y1 liui ��.1P��ia�a
a0 teat,aIt tx lt�t:::t(ed �g n^'k',1e,wat*s,
15' skle yard cori,iirnori,
I'd Iita:a fli6te a°a 10 rea:'ar, yard, 1 IVa°aflks°uvvhaal: our fl° aiidilta^ance calls 'foit” aar')y6Vay,
5) Paving. Allow for asphalt streets with concrete curb and gutter. After going over the development numbers, with
where prices are right now, it is very tight. Allowing for asphalt helps allow the economics to stay in tact if, by the time
streets are poured, concrete is still so much higher than asphalt. The picture below provided for number 3 also shows
asphalt streets with concrete curb and gutter, which is what Betenbough builds exclusively to help make the price point
of the homes work.
if vie re':allt4�+lrela 11hiar y+11�a"e Isar ui4,t°'",aa syr.'flk'1^ed,)illliical i l,(e j u q, 1 ,^^ ,I ra+ e y a:::y a+ a.r e a+aa a
a ° i,t, � ° b.:a as .:, ti�,,ailt.a�r wur:::lli aiu�tlll�lsl �taat,.,.a i t a,.a� i ifu..^ ,.ItLl�lla.. t� a^1�:r14^iattt itl:.aallud 4.loeo°i
i e4,p,alilire d uta+Iroaai, lJMtaiuys Iizw iiu llt U,,. t['e m0riaaaia° rrii starxiaird flirorn tlliaat re,,staa°t, iia a ada°flir1:^in°arl , we i>rtta,.+t pre aa�°,: tuov(,,�,a tI[le
g(I'loQ.a;!Pa^ltitlla,mSl lalliaa ti,,iiaa11 ti4&41''Ma thio li"iY"'4'+° ilgal+'lloirlii.
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Please let me know if you would like to discuss or if you have any questions.
Thank you,
Nathan
Nathan Spaulding
Lone Star Planned Developments, I LC
4-1 (972) 804-4789
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