From
Chris Hartmann
Title
S140501 - Site Plan - Mira Lagos East Phase 2 (City Council District 6). Approve a lot consolidation of two contiguous multi-family residential lots within the same development for the purpose of development review. The 19.44 acre property, located at 2629 S. Grand Peninsula Drive, is zoned Planned Development District 298-A (PD-298A) and is within the Lake Ridge Overlay District. The agent is Daniel Dewey, JBI Partners, Inc., the applicant is Ben McCaslin, Mira Lagos East Partners Ltd., and the owner is Walter Damon, Mira Lagos East Partners Ltd. (On November 3, 2014, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a lot consolidation of two contiguous multi-family residential lots within the same development for the purpose of development review. The 19.44 acre properties, located at 2633 S. Grand Peninusla Drive and 2629 S. Grand Peninsula Drive, are zoned Planned Development District 298-A (PD-298A) and are within the Lake Ridge Overlay District.
ADJACENT LAND USES AND ACCESS:
Direction |
Zoning |
Existing Use |
North |
PD-298-A (General Retail uses) w/Lake Ridge Overlay District |
Undeveloped |
South |
PD 270A (Single Family Townhouse (SF-T) uses) w/Lake Ridge Overlay District |
Single Family Townhouse Residential Development |
East |
PD-298-A (General Retail uses) w/Lake Ridge Overlay District |
Undeveloped |
West |
PD-298-A (Single Family Detached Residential uses) w/Lake Ridge Overlay District |
Single Family Detached Residential Development |
BACKGROUND:
On October 15, 2013, the City Council approved a site plan to develop the subject property with a 199-unit multi-family development in two phases.
On October 23, 2013, the Development Review Committee (DRC) held a meeting and cleared the item to move forward to the Planning and Zoning Commission.
On October 24, 2014, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On November 3, 2014, the Planning and Zoning Commission will consider the request.
On November 18, 2014, the City Council will consider the request.
PURPOSE OF REQUEST:
The purpose of the request approval of a declaration of lot combination to allow the two platted lots, which contain one unified development, to be considered one lot for the purpose of site plan review. This is not a request to review the site plan for Phase II of the multi-family development. A subsequent site plan will have to be submitted to obtain Phase II site plan approval.
DECLARATION OF LOT COMBINATION:
Section 6.13.1 of the Unified Development Code sets forth the conditions upon which a lot combination may be approved:
A. That the owner (s) of two (2) or more platted lots, that are adjoining and contiguous, that desire to establish a single multi-family use or unified multi-family development shall enter into a Declaration of Lot Combination.
The applicant submitted a site plan application to develop the subject site with a multi-family development in two phases platted into two separate lots. The City Council approved Phase I of the multi-family development and the Planning and Zoning Commission approved a final plat for both lots. Since approval, the applicant has opted to submit an application to have the project reviewed for compliance as a single development. With approval of a condition that requires the applicant to submit a Declaration of Lot Combination prior to City Council approval, this condition has been met.
B. That the zoning district designation of all lots included within the single multi-family use or unified multi-family development shall be the same.
The development is zoned PD-298A for, among other uses, multi-family development. This condition has been met.
C. That the minimum development standards; including, but not necessarily limited to: setbacks, lot coverage, parking, landscaping, buffering, fencing, and signage, shall be applied to the single multi-family use or unified multi-family development as if the multiple contiguous lots are a single lot, providing:
a. That the density and maximum lot coverage of each individual platted lot is not transferred to another lot or lots contained within the single multi-family use or unified multi-family development; and
b. That no more than 25% of the required off-street parking of each individual platted lot shall be transferred to another lot or lots contained within the single multi-family use or unified multi-family development; and
c. That new building construction shall not encroach over any internal property lines contained within the single multi-family or unified multi-family development.
Phase I of the multi-family development has been approved and meets all of the stated conditions. As part of the Phase II site plan review, Staff will ensure that all provisions of PD-298A and the UDC are addressed. This condition has been met.
D. That the new building shall not be allowed to encroach over any existing utility easements or rights-of-way established by the plat or separate recording instrument. Such easements or rights-of-way shall be abandoned in accordance with the procedure administered by the Engineering Division of the Planning and Development Department.
As discussed previously, Phase I of the development has been approved and meets these conditions. As part of the Phase II site plan review, Staff will ensure that all provisions of PD-298A and the UDC are addressed. This condition has been met.
E. That the single multi-family use or unified multi-family development shall be reviewed and approved by the City Council in accordance with Article 16: Site Plan Approval.
This condition has been met.
REQUESTED APPEALS BY APPLICANT:
Fencing
A Type 1 fence is required along the southern property boundary. The exhibit submitted with the applicant does not indicate a Type 1 fence will be constructed at this location. This requested appeal, along with others were presented to the City Council at the time of Site Plan approval. Staff is not supportive of deviations to the City Council approved fencing requirements.
RECOMMENDATION:
Staff recommends approval of the Declaration of Lot Combination subject to recordation of the notarized Declaration of Lot Combination document in the land records, and provision of fencing in accordance with the City Council approval of S131004.