From
Chris Hartmann
Title
S180106 - Site Plan - Mira Lagos Townhomes South (City Council 4). A request to approve a Site Plan for a townhome development with 87 units on 9.26 acres. Tracts 2.8 and 2.9 of BBB & C RR Survey, Abstract No. 1700, City of Grand Prairie, Dallas County, Texas, zoned PD-365, within the Lakeridge Overlay District, and generally located at the southwest corner of S. Grand Peninsula Drive and Lake Ridge Parkway. The owner/applicant is Ben Luedtke, Mira Lagos East Investors Group Ltd. (On January 8, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, Chief City Planner
Recommended Action
Approved
Analysis
SUMMARY:
Site Plan for Mira Lagos East Townhomes South with 87 residential lots and 3 open space lots on 9.296 acres. Tracts 2.8 and 2.9, BBB & C RR Survey, Abstract 1700, City of Grand Prairie, Dallas County, Texas, zoned PD-365, Lakeridge Overlay District, generally located west of Lake Ridge Parkway and south of S Grand Peninsula Drive.
PURPOSE OF REQUEST:
The applicant intends to develop a townhome development with 87 residential lots and 3 open space lots on 9.26 acres. Site Plan approval is required for development within an overlay district and planned development district.
ADJACENT LAND USES AND ACCESS:
North: S Grand Peninsula Drive and undeveloped land zoned PD-365 for single family townhomes and commercial development.
South: Undeveloped land owned by the U.S. Army Corps of Engineers, Villa Di Lago Drive, and Lakeshore Village townhome development.
East: Undeveloped land owned by the U.S. Army Corps of Engineers, Lake Ridge Parkway, and undeveloped land zoned PD-297C for multi-family and mixed use.
West: The Enclave at Mira Lagos, a multi-family development.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The townhome development consists of 87 residential lots and 3 HOA lots. The development is accessible from S. Grand Peninsula Drive; each lot is accessible from a public street or alley. The minimum lot size is 1,680 square feet, the minimum lot width is 21 feet, and the minimum lot depth is 75 feet. An open space lot with a clubhouse, pool, and centralized mail boxes, is located at the center of the development. Open spaces, sidewalks, and guest parking are provided throughout the development. Pedestrian gates are provided along Lake Ridge Pkwy.
The townhomes are grouped in clusters of three, four, five, and six units. Each unit contains a two-car garage in the back of the unit. The driveways of some units provide two additional parking spaces. Residents will be required to park their vehicles in their garage or, if available, driveway. The HOA will enforce the parking regulations.
Each townhome unit has a gated patio in front. Where possible, townhome units face open spaces with a street or alley in back. Units along S Grand Peninsula Drive front S Grand Peninsula Drive; units along Lake Ridge Parkway front Lake Ridge Parkway.
Transportation Concerns
The Transportation Department has raised the following concerns with several aspects of the proposed development, some of which require that a variance be granted to UDC requirements:
1. Single Point of Entry: The proposed development has a single point of entry. The Transportation Department has requested that the applicant submit a Traffic Impact Analysis (TIA) or traffic study to prove that one point of entry is sufficient. A TIA is typically required when a proposed development:
• Generates more than 500 Peak Hour Trips;
• Generates more than 5,000 vehicle trips per day;
• Involves more than 100 acres of property; and
• Changes or alters the City Thoroughfare Plan.
Or, alternately, a TIA may be required if the development impacts a sensitive area.
2. Street and Right-of-Way (ROW) Width: The UDC requires a 50 ft. ROW with a street pavement width of 31ft. The ROW for Costa Drive is 40 ft. The pavement width of Costa Drive is 24 ft.
3. Driveway Spacing: Driveways along Costa Drive do not meet the minimum spacing requirement.
4. Driveway to Intersection Spacing: Several driveways do not meet the required spacing from intersections.
5. Dead-End Alleys: The UDC prohibits permanent dead-end alleys.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
Development is subject to the density and dimensional requirements in PD-365, which is summarized below. The proposal meets the density and dimensional requirements.
|
Table 1: Density and Dimensional Requirements |
|
Standard |
Required |
|
Min. Lot Area (Sq. Ft.) |
1,680 |
|
Min. Lot Width (Ft.) |
21 |
|
Min. Lot Depth (Ft.) |
75 |
|
Front Setback (Ft.) |
5 for units fronting Grand Peninsula Drive |
|
Rear Setback (Ft.) |
5 from property line or 7 from alley pavement |
|
Max. Height (Ft.) |
35 |
|
Max. Lot Coverage |
80% |
Landscape and Screening
The developer has proposed the following screening for the perimeter of the development:
• A 15 ft. landscape buffer and 4 ft. wrought iron fence with masonry columns is proposed along S Grand Peninsula Dr;
• A 5 ft. landscape buffer and wood fence along the west property line;
• A 15 ft. landscape buffer and wrought iron fence with masonry columns along the property line adjacent to the property owned by the U.S. Army Corps of Engineers; and
• A 15 ft. landscape buffer and masonry screening wall along Lake Ridge Pkwy.
At the time of occupancy, each townhome will have an ornamental tree and shrubs totaling 30-gallons.
Exterior Building Materials
The proposed building elevations consist of brick, stone, cedar, and siding accents. PD-365 requires that 80% of each façade be constructed of cementitious siding, brick or stone. Proposed building elevations show four color schemes.
EXCEPTIONS OR APPEALS:
The developer is requesting the following exceptions for public streets:
1. Street and ROW width for Costa Drive;
2. Driveway Spacing;
3. Driveway to intersection spacing;
4. Dead-end alleys; and
5. No sidewalks along Costa Drive.
Analysis
Staff, while noting the concerns of the Transportation Department, believes the requested design and variances are justified based on the following:
• Single Point of Entry: The development is accessible by S Grand Peninsula Dr and Lake Ridge Pkwy. Both streets are limited-access, major arterials. The City will not grant additional median breaks. There is one feasible location for an additional point of access off of Lake Ridge Pkwy. If added, an access onto Lake Ridge Parkway would not significantly expand the ingress/egress options or mobility for residents (see Exhibit - Ingress and Egress Patterns). Conversely, the second access point may encourage a dangerous travel pattern (making a U-turn on Lake Ridge Pkwy).
• ROW Width, Driveway Spacing, no sidewalks along Costa Drive: Since townhomes along Costa Drive face green space rather than the street, Costa Drive is intended to function similar to an alley. Sufficient width for fire access is provided, each of the homes will be fire sprinklered, and supplementary parking spaces are provided for guest visitor parking. The Fire Department is not opposed to the street width or design.
• Dead-End Alleys: The dead-end alleys segments will serve ten of the 87 homes, with no segment exceeding 80 ft in length. The alley segments do not meet Fire Department requirements to provide a turnaround or cul-de-sac (150 feet) and each of the homes will be fire sprinklered.
RECOMMENDATION:
PZ Recommendation
At its January 8, 2017 meeting, the Planning Commission voted to approve the Site Plan with the requested exceptions, subject to providing a TIA and the inclusion of an emergency access point to the development.
Because of the Transportation Department's concerns regarding the single point of access, staff cannot offer full support for the Site Plan. If the Site Plan is approved, Staff recommends that it be approved with the condition that the developer add pedestrian easements to the Final Plat where sidewalks cross individual lots and that the applicant work with staff to finalize street names.