From
Chris Hartmann
Title
S170903 - Site Plan - Grand Estates of Grand Prairie (City Council District 6). A Site Plan for a 406-unit multi-family development that includes 11 multi-family residential buildings and one mixed use building with leasing, retail, and restaurant uses on the ground floor and residential units above. The subject property is addressed as 7500 Lake Ridge Parkway, zoned Planned Development-297C (PD-297C) District, and within the Lakeridge Overlay District. The agent is Robert K. Manaois, RKM & Associates, Inc. and the owner is Matthew Hiles, WRIA. (On October 2, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David Jones, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for a 406-unit multi-family development including 11 multi-family residential buildings and one mixed use building with leasing, retail, and restaurant uses on the ground floor and residential units above. Described as Tracts 2, 2.10, and 2.5 of the B B B & C RR
Survey, Abstract No. 1700, is addressed as 7500 Lake Ridge Parkway, zoned Planned Development-297C (PD-297C) District, and within the Lakeridge Overlay District.
PURPOSE OF REQUEST:
The applicant intends to construct a multi-family development that includes 11 multi-family residential buildings and one mixed use building. Multi-family development requires Site Plan approval by City Council.
ADJACENT LAND USES AND ACCESS:
North: Zoned A, Agricultural, undeveloped Army Corps property.
South: Zoned A, Agricultural, undeveloped Army Corps property.
East: Zoned A, Agricultural, undeveloped Army Corps property.
West: Zoned Planned Development-298A (PD-298A) District for commercial and townhouse uses, currently undeveloped.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant intends to construct a 406-unit multi-family development on 15.54 acres. The proposal includes 11 multi-family residential buildings and one mixed use building. The residential buildings range from two stories to four stories. The mixed use building is two stories with residential on the second floor and leasing, restaurant, and retail uses on the first floor. Amenities include a fitness center, pool with lounge area, and walking trails.
The site has a primary access from Lake Ridge Parkway at the intersection of England Parkway. The multi-family and mixed use development will share the main entrance with the adjacent commercial tract. There are also emergency-only access points shown from Lake Ridge Parkway. The applicant is currently conducting a Traffic Impact Analysis (TIA) to determine whether improvements to the existing streets are necessary. The applicant has configured the site to accommodate any right-of-way dedication or improvements recommended by the TIA.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates the property as Mixed Use. Mixed Use development includes residential, personal service, and some limited office uses in a pedestrian oriented development. The proposal includes multi-family residential and mixed use. The proposal is consistent with the FLUM.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The property is subject to density and dimensional requirements for PD-297C and Multi-Family Three (MF-3) District. The following table summarizes these requirements. The proposal meets the density and dimensional requirements.
|
Table 1: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
12,000 |
676,705 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
1,310 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
599 |
Yes |
|
Front Setback (Ft.) |
15 |
15 |
Yes |
|
Rear Setback (Ft.) |
15 |
15 |
Yes |
|
Max. Height (Ft.) |
65 |
58 |
Yes |
|
Max. Density |
30 |
24 |
Yes |
Parking Requirements
The required number of parking spaces is calculated based on use. Article 10 of the Unified Development Code (UDC) contains specific parking provisions for multi-family development. The UDC requires that 30% of the total required spaces be provided by attached parking garages and 20% of the total required spaces be covered parking. Garage parking spaces must be directly accessible to a living unit for 20% of the required garage parking spaces. Table 2 summarizes the parking requirements. The proposal meets the parking requirements.
|
Table 2: Parking Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Non-Residential Spaces |
57 |
58 |
Yes |
|
Residential Spaces |
632 |
750 |
Yes |
|
Garage Spaces |
190 |
190 |
Yes |
|
Directly Accessible Garage Spaces |
38 |
38 |
Yes |
|
Covered Spaces |
126 |
132 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements for PD-297C and MF-3. Table 3 summarizes the requirements. The proposal meets the landscape and screening requirements.
|
Table 3: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
101,505.75 |
148,875 |
Yes |
|
Trees |
204 |
205 |
Yes |
|
Shrubs |
2,030 |
2,030 |
Yes |
|
Screening |
Type 1 or Type 2 |
Type 2 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Exterior Building Materials and Design
The building elevations consist of stucco and stone. The applicant is proposing a Spanish-style concrete barrel tile for the roof. Tower features, balconies, and archways provide articulation and visual interest. Although the PD language requires a 4:12 roof pitch, the applicant is showing a 5:12 roof pitch on all buildings. The 5:12 pitch is closer to the requirements of Article 6 in the Unified Development Code requiring multi-family buildings to provide a minimum 6:12 pitch. Staff does not oppose this modification from the PD.
Table 4 shows the stucco and masonry composition specified by PD-297C. The proposed stucco and masonry composition is inconsistent with PD-297C. Exhibit A - Building Materials Calculations shows the stucco and stone composition of each building type. The percentage of stone proposed exceeds what is required by PD-297C. All buildings are 100% masonry. Staff does not oppose this modification from the PD.
|
Table 4: Stucco and Masonry Composition |
|
Building Type |
Stucco |
Brick or Stone |
|
Multi-Story Residential Buildings |
70% |
30% |
|
Two-Story Mixed Use Buildings |
60% |
40% |
APPEALS AND EXCEPTIONS:
Garage Door Width. The applicant is requesting an appeal to the requirement for 10-ft wide garage doors to be able to construct the garages with 9-ft wide doors. Staff does not object based on use of 9-ft doors in similar developments.
RECOMMENDATION:
DRC recommends approval with the condition that the applicant meet TIA recommendations.
P&Z Recommendation
At its October 2, 2017 meeting, Planning & Zoning Commission recommended approval with the requested appeals by a vote of 8-0.