From
Chris Hartmann
Title
CPA191001 - Comprehensive Plan Amendment- The Gibson Apartments (City Council District 2). Comprehensive Plan Amendment to change the Future Land Use Map from Commercial/Retail/Office to High Density Residential on 4.418 acres out of the Allen Jenkins Survey, Abstract No. 713, City of Grand Prairie, Dallas County, Texas, zoned GR, General Retail. (On October 7, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Comprehensive Plan Amendment to amend the Future Land Use Map from Commercial/Retail/Office to High Density Residential on 4.418 acres out of the Allen Jenkins Survey, Abstract No. 713, City of Grand Prairie, Dallas County, Texas, zoned GR, General Retail, within the Highway 161 Corridor, located at 2422 S Carrier Parkway.
PURPOSE OF REQUEST:
The applicant is requesting to construct a high density multi-family development. The request is for a change from Commercial/Retail/Office to High Density Residential on the Future Land Use Map (FLUM). The 2018 update to the Comprehensive Plan defines these categories as follows:
Commercial/Retail/Office (pg. 58 of the Comprehensive Plan):
Commercial uses are more intense than retail establishments, yet also provide goods and services for the public. Examples of commercial establishments would include hotels, automotive services, and big box retailers. The following are policies to guide development of commercial areas:
• They are located along major arterial, super arterial and freeway corridors.
• Outside storage associated with commercial activity should be screened from the primary roadway on which the establishment is located
• Commercial activity should be buffered from low density residential areas through the use of enhanced landscaping, increased rear setbacks, the use of medium density residential, and by floodplains or other man-made features.
Retail
This land use type is intended to provide for a variety of restaurants, shops, grocery stores, and personal service establishments. Retail uses require high visibility locations and should be located in high-traffic areas such as along arterial roadways. The following are policies to guide retail areas:
• Retail should be located in areas with high visibility.
• Retail uses should provide services to support neighboring residential areas.
• They should serve as a buffer and transition between higher and lower intensity uses.
Office
Office areas provide for low- to medium-rise suburban-scale developments. Generally, permitted uses include corporate, professional, medical and financial offices as well as offices for individuals and non-profit organizations. These areas can also serve as a lower intensity transitional use to adjacent residential areas. The following are policies to guide office areas:
• A combination of screening, increased rear setbacks, and enhanced landscaping should be used to ensure adequate buffering from adjacent residential areas.
• Buildings adjacent to residential areas should be two stories or less.
• They provide a transitional land use between residential uses and higher intensity commercial land uses.
High Density Residential (pg. 57 of the Comprehensive Plan):
High density residential is reflective of multi-family apartments. Depending on location, densities in high density residential may vary significantly. Garden style apartments have densities between 12 and 20 dwelling units per acre. Newer construction, particularly if a mixed- use configuration, have densities above 20 dwelling units per acre. The following are policies to guide high density residential areas:
• They are appropriate along major collector or arterial roadways.
• They serve as a buffer between commercial or retail uses and lower density residential areas.
ANALYSIS:
This request is consistent with the current pattern of development in the area. The surrounding uses are commercial and multi-family, which would be mirrored in the proposed commercial/multi-family development. Staff believes that high-density residential development would benefit and enhance the overall underutilized parcels.
The proposal is also in alignment with several goals within the Comprehensive Plan to include: promoting and enhancing economic development, and providing a mix of housing options by allowing a mix of densities to create housing variety that strengthens the housing market to help ensure there is housing for different income levels, ages and lifestyles.
RECOMMENDATION:
Development Review Committee (DRC) recommends approval of the requested amendment to the FLUM.
At its October 7, 2019 meeting, Planning and Zoning Comission recommended approval by a vote of 8-0
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE 2018 FUTURE LAND USE MAP, A COMPONENT OF THE 2018 COMPREHENSIVE PLAN, TO CHANGE THE CLASSIFICATION of 4.418 ACRES OUT OF THE ALLEN JENKINS SURVEY, ABSTRACT NO. 713, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, ZONED GR, GENERAL RETAIL, FROM COMMERCIAL/RETAIL/OFFICE TO HIGH DENSITY RESIDENTIAL; AND MAKING THIS ORDINANCE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, Section 1.11.5.1 of the Unified Development Code of the City of Grand Prairie, Texas stipulates that the Planning and Zoning Commission shall conduct a public hearing and make recommendations to the City Council on amendments to the Comprehensive Plan; and
WHEREAS, Notice was given of a public hearing on proposed amendments to the Comprehensive Plan to be held by the Planning and Zoning Commission of Grand Prairie, Texas, in the City Hall Plaza Building, at 6:30 P.M. on October 7, 2019, such Notice of the time and place of such hearing having been given at least ten (10) days prior to such hearing by publication in the Fort Worth Star Telegram, Fort Worth, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, after consideration of said amendment, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 8 to 0 to recommend denial to the City Council of Grand Prairie, Texas, that said Comprehensive Plan should be approved since its provisions are in the public interest and will promote the health, safety and welfare of the community; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building, at 6:30 P.M. on October 15, 2019, to consider the advisability of amending the Comprehensive Plan as recommended by the Planning and Zoning Commission, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the Fort Worth Star Telegram, Fort Worth, Texas, a newspaper of general circulation in such municipality.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1.
THAT the Future Land Use Map for 2018 Comprehensive Plan for the City of Grand Prairie be amended and revised and described as follows:
A. Change the Future Land Use classification from Commercial/Retail/Office to High Density Residential on property shown in Exhibit A - Boundary Description
SECTION 2.
THAT if any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provisions and such holding shall not affect the validity of the remaining portions thereof.
SECTION 3.
THAT this ordinance shall be in full force and effect from and after its passage, approval and publication.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, THIS the 15TH OF OCTOBER 2019.
CASE NO. CPA191001
orDINANCE NO. 10754-2019