From
Monica Espinoza, Executive Assistant
Title
CP200801 - Concept Plan - Cottages at Dechman (City Council District 2). Concept Plan for the Cottages at Dechman, a multi-family development with a mixture of attached and detached units on 15.91 acres. Tract 2 of Leonidas O'Gwinn Survey, Abstract No. 1105, City of Grand Prairie, Dallas County, Texas, zoned PD-20, within the IH-20 Corridor Overlay District, and generally located at the northwest corner of Dechman Dr and the IH-20 frontage road. (On November 9, 2020, the Planning and Zoning Commission tabled this request by a vote of 5-3).
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Concept Plan for the Cottages at Dechman, a multi-family development with a mixture of attached and detached units on 15.91 acres. Tract 2 of Leonidas O'Gwinn Survey, Abstract No. 1105, City of Grand Prairie, Dallas County, Texas, zoned PD-20, within the IH-20 Corridor Overlay District, and generally located at the northwest corner of Dechman Dr and the IH-20 frontage road.
PURPOSE OF REQUEST:
The applicant intends to construct a multi-family development on 15.91 acres. The Unified Development Code (UDC) requires City Council approval of a Concept Plan for Planned Development Districts. The subject property is zoned PD-20 which was approved without a Concept Plan. Concept Plans are designed to expedite the development process by working out site design issues prior to design of a project and assuring compliance with the Comprehensive Plan.
Project Update
At its November 9, 2020 meeting, the Planning and Zoning Commission tabled this item. Since that time, the applicant has revised the plan to include an additional access point off the I-20 frontage road and add 22 parking spaces.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-20 |
Fish Creek Forrest Preserve |
|
South |
PD-26 |
Commercial, Undeveloped |
|
|
PD-210 |
Single Family Residential |
|
West |
PD-20 |
Fish Creek Forrest Preserve |
|
East |
PD-19 |
Multi-Family Residential |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposal is an example of Hybrid Housing, also known as build-to-rent homes, which combines elements of traditional single family and multi-family development. Hybrid Housing includes a mixture of detached and attached units on a single lot. Maintenance of individual units, common areas, and landscaping is the responsibility of a single entity.
The Concept Plan depicts 142 units at a density of 8.9 dwelling units per acre. The 15.91-acre site is accessible from Dechman Drive. A second access point for emergencies and exit only is off the I-20 frontage road. The office, fitness center, and pool are located at the entrance.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-20 and will be developed under the Multi-Family One (MF-1) District standards. City Council approval of a Site Plan is required.
ANALYSIS:
The City of Grand Prairie does not have standards in place for this type of housing product. Staff and the City Council Development Committee (CCDC) discussed possible opportunities to regulate Hybrid Housing and address concerns with design, building orientation of units along the right-of-way, screening, and parking. These discussions took place during the July 21, 2020 and September 21, 2020 CCDC meetings. On October 26, 2020, the Planning and Zoning Commission recommended approval of a text amendment to Appendix W to address Hybrid Housing. Since the applicant submitted the Concept Plan request before the text amendment has been approved by City Council, the new standards will not apply to this development.
RECOMMENDATION:
Staff suggested that the applicant try to adhere to the hybrid housing requirements if at all possible. The applicant has submitted the attached concept plan. Noting the applicants vested rights, the Development Review Committee (DRC) generally supports the request.