From
Chris Hartmann
Title
S150605A - Site Plan Amendment - The Residences at 3000 Bardin Road (City Council District 4). An amendment to S150605, consisting of 250 multi-family units on 7.237 acres. Lot A1A, Block 3, Sheffield Village Addition, Phase 4, City of Grand Prairie, Tarrant County, Texas. Zoned PD-140, Planned Development for Multi-Family uses, within the IH-20 Corridor Overlay, being located at the northwest corner of W. Bardin Road and Endicott Road and addressed as 3000 W. Bardin Road, Grand Prairie, Texas. (On December 3, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
An amendment to S150605, consisting of 250 multi-family units on 7.237 acres. Lot A1A, Block 3, Sheffield Village Addition, Phase 4, City of Grand Prairie, Tarrant County, Texas. Zoned PD-140, Planned Development for Multi-Family uses, within the IH-20 Corridor Overlay, being located at the northwest corner of W. Bardin Road and Endicott Road and addressed as 3000 W. Bardin Road, Grand Prairie, Texas.
ADJACENT LAND USES AND ACCESS:
North - Planned Development 140 (PD-140) for “Commercial” uses and developed as commercial and church with access to Interstate 20 Frontage Road.
South - Bardin Road; zoned Planned Development 140B (PD-140B) for single-family detached uses and developed with single-family detached homes as part of the Stone Brooke Phase 1 & 2 developments.
East - Endicott Drive zoned Planned Development 140B (PD-140B) for multi-family uses and developed as multi-family residential.
West - Zoned Planned Development 140 (PD-140) for “Commercial” uses and developed as church and educational uses.
PURPOSE OF REQUEST:
The applicant is requesting Site Plan approval to construct a condominium high rise building. In accordance with Section 16.2.1 of Article 16 of the Unified Development Code (UDC), Site Plan approval is required whenever a project is located within a Planned Development District. The purpose of the Site Plan approval is to ensure full compliance with the regulations and standards of the Planned Development 140 (PD-140) and the Unified Development Code, as applicable.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Site and Lot Dimensional Standards
The 7.237 acre subject property is located at the northwest corner of Bardin Road and Endicott Drive. The property is currently vacant and undeveloped. The property is relatively flat and generally drains to the southeast. The property is platted as part of a 52.1841 acre subdivision plat known as Sheffield Village Phase IV. In accordance with Chapter 82: Uniform Condominium Act of the Texas Local Government Code, a condominium Declaration and Plat or Plan will be required to be recorded prior to the conveyance of any property. The City will also require that these same items to be recorded prior to the issuance of any building permits.
The proposed amendment to the Site Plan approved in 2015 (S150605) eliminates a residential floor of the building, reducing the total number of units to 250 (down from 302). A fifth floor will remain but will be used as common space.
|
# of units apprvd 2015 |
Amended # of units |
Change |
|
140 single-bed |
144 single bed |
+4 |
|
152 two-bed |
98 two-bed |
-54 |
|
10 three-bed |
8 three-bed |
-2 |
PD-140 provides for some dimensional standards, but not all. For those standards not specifically listed in PD-140, staff utilized the dimensional standards provided within the UDC for multi-family (MF-3) development. As proposed, all site and lot dimensional standards are met. The 2015 proposal is in parentheses.
|
Standard |
Required |
Provided |
Meets |
|
Lot Area |
16,000 sf |
7.237 acres |
Yes |
|
Lot Width |
100 ft. |
Minimum 689.36 ft. |
Yes |
|
Lot Depth |
120ft. |
Minimum 255.09 ft. |
Yes |
|
Front Yard |
37 ft. |
59.79 ft. |
Yes |
|
Side Yard |
12 ft. |
52.74 ft. |
Yes |
|
Rear Yard |
12 ft. |
33.65 ft. |
Yes |
|
Height |
10 Stories |
4 (down from 5) |
Yes |
Access
Access to the site includes a new curb cut along W. Bardin Road. While this access is intended to be the front entrance to the property, actual access is limited to right-in and right-out at this location due to the existing center median within this section of W. Bardin Road. However, a second access point along W. Bardin Road is provided via a shared access drive with the Crosspoint Church of Christ. This existing access provides for full turning movements for both east and west bound motorist. A third, exit-only, access is proposed on Endicott Drive.
Parking
The applicant proposes to construct a wrapped style apartment with a four (4) level parking structure located at the interior of the building. This parking structure will be accessed at the south side of the building. The parking structure contains 256 parking spaces (down from 270) and an additional 140 parking spaces in attached garages (down from 150). Finally, 109 (down from 114) surface parking spaces are provided.
Use
The subject property is a part of zoning district known as Planned Development 140 (PD-140). This PD was approved by the Grand Prairie City Council on September 13, 1983 as documented in Ordinance No. 3507. As identified within PD-140, the subject property is a part of Tract No. 1, which was a 91.05 acre tract located north of Bardin Road, east of SH 360, south of I-20, and split by Endicott Drive. As further identified within PD-140, Tract No. 1 was approved with a “Commercial” land use designation. Permitted residential uses for the development of the Commercial tracts included Community Unit Development, Hotel or Motel, or Condo - High Rise. On June 10, 1994, the City provided a written interpretation that stated the only residential use clearly permitted by PD-140 within the tracts identified as “Commercial” is a minimum 75-foot tall, and maximum of 10 stories, Condo High-Rise.
The applicant intends to develop an 80-foot tall residential condominium with 250 (302) dwelling units on 7.237 acres. The gross residential density of the development equates to 34.54 (41.73) dwelling units per acre. While the maximum density is not specifically established by the PD-140, staff has determined that the proposed 250 dwelling unit condominium is a permitted uses as established by PD-140. However, it should be noted that the prospered condominium development is not intended to be a “for rent” multi-family apartment complex and therefore each of the separate 250 dwelling units within the high rise are to be individual owned.
Unit Mix
The proposed unit size and unit mix meets or exceeds the minimum requirements of the UDC. The 2015 proposal is in parentheses.
|
Unit Type |
Min SF (prev) |
Meets Req? |
# of Units |
Pct. (prev) |
Meets Req? |
|
1Bedroom |
693sf (690) |
Yes |
144 |
57.6 (46.4%) |
Yes |
|
2 Bedroom |
998sf (980) |
N/A |
152 |
50.0 % |
N/A |
|
3 Bedroom |
1409sf (1100) |
N/A |
10 |
3.3 % |
N/A |
Elevations and Masonry:
In accordance with Article 6 and Appendix W of the UDC, the proposed condominium is required to be constructed of 100% masonry, with 30% accent material or color. The proposal conforms to the UDC’s masonry standards.
Landscape, Landscape Buffer, and Screening:
As proposed, the site plan conforms to the standards of Article 8, Landscaping and Screening Standards by providing a wrought iron fence with masonry columns along Bardin and Endicott along with street trees and internal landscaping within an area equal to 15% of the overall site.
Site Amenities:
Article 11 of the UDC sets forth a number of standards that apply to all multi-family developments, including: security gates, turnarounds at all gated entrances, gates must be equipped with Opticon or similar device approved by the Fire Department, and a main entrance feature. Some of the key elements included within the proposal entrance feature and a covered mail kiosk that is architecturally in keeping with the primary building. The proposed development also includes a fenced dog park, a pool, and open courtyards which are consistent with the original Site Plan.
Other common area amenities include wifi hotspots, 24 hour maintenance concierge, corridor-accessed storage units, trash chutes on each floor, and high-speed elevators.
Unit Amenities:
The Site Plan conforms with amenities requirements found in Section 3.F of Appendix W by providing Environmentally-Friendly features (smart thermostat/Nest, electric car charging stations, high-efficiency windows, recycling program for residents, LED/low-wattage lighting, bicycle parking, outdoor recreation spaces/gathering areas/outdoor living spaces), Luxury features (upgraded lighting, bathroom and kitchen hardware, full-size appliances, and walk-in closets), and Technology (app-enabled communication between residents and management and wi-fi access in common areas).
EXCEPTION:
While the amended site plan is still proposed as a condo project, the height has been reduced to 64 feet and does not meet the minimum 75 foot as stipulated in the City’s June 1994 interpretation.
RECOMMENDATION:
Development Review Committee recommends approval of the amendment request.
At its December 3, 2018 meeting, the Planning and Zoning Commission voted 7 to 0 to recommend approval as requested.
CITY COUNCIL ACTION AND RESULTS:
At its December 11, 2018 meeting, the City Council voted to table the item to explore limitations on dormant Site Plans. Staff determined that while state law allows a City to expire a dormant Site Plan after 5 years if no permit activity or investment has taken place on the property, such a requirement does not currently exist within adopted City development codes or regulations. Staff has further determined that the Site Plan as submitted meets the current development standards as well as the requirements of the PD-140 zoning district with the exception of the maximum height.