From
Chris Hartmann
Title
Z191004/CP191004 - Zoning Change/Concept Plan - Riverside Hotel and Apartments (City Council District 1). Zoning Change and Concept Plan to rezone approximately 260 acres of land from LI, Light Industrial to a Planned Development for Hotel, Apartment, and Golf Course uses. Lot 1-R, Block 1, Riverside Club Addition and an unplatted remainder situated in the N. Underwood Survey, Abstract No. T1582, the J. Estill Survey, Abstract No. 491, and an unknown survey, abstract No. T1904, City of Grand Prairie, Tarrant County, Texas. Zoned LI, Light Industrial within the SH 360 Overlay District and addressed as 3000 Riverside Parkway, Grand Prairie, Texas. The owner is Howard Porteus. (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:
Request to rezone approximately 260 acres of land from LI, Light Industrial to a Planned Development for Hotel, Apartment, and Golf Course uses. Lot 1-R, Block 1, Riverside Club Addition and an unplatted remainder situated in the N. Underwood Survey, Abstract No. T1582, the J. Estill Survey, Abstract No. 491, and an unknown survey, abstract No. T1904, City of Grand Prairie, Tarrant County, Texas. Zoned LI, Light Industrial within the SH 360 Overlay District and addressed as 3000 Riverside Parkway, Grand Prairie, Texas.
PURPOSE OF REQUEST:
The purpose of the request is to create a planned development district for hotel, conference center, and multi-family use on approximately 23 acres west of SH 360 and north of Riverside Pkwy.
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 |
Arlington; Fort Worth |
Trinity River; Centreport Station |
|
South |
PD-211 |
Multi-Family Residential |
|
West |
City of Arlington |
Viridian; Veloweb trail |
|
East |
LI, Light Industrial |
Floodplain/Floodway; Great Southwest Industrial Park |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The zoning change would allow for construction of a 250 key hotel up to 8 stories tall along with a conference center approximately 20,000 square feet in size and multi-family at a density of 80 dwelling units per acre. The current golf course clubhouse and parking area would be removed and replaced by a proposed hotel/conference center, while the existing cart barn would be remain. Current access from Riverside Pkwy would remain as a public street providing access and circulation for the development, and additional access points would be constructed to provide access from SH 360.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Open Space/Drainage. A request to change the FLUM to Medium Density Residential is under concurrent review (CPA191003).
The proposal is consistent with goals, policies, and objectives in the 2010 and 2018 Comprehensive Plans, including:
• Leveraging the construction of frontage roads to encourage commercial development, including hotels. “Restaurants, retail, and hotels incorporated into the highway frontage capitalizes on tourist traffic visiting attractions in Grand Prairie as well as those in Arlington and Dallas” (p. 124).
• Achieve a broad housing selection for a diverse population. Currently, 2/3rds of housing in Grand Prairie consists of detached single-family;
• Provide housing options that serve the needs of the population throughout the stages of their lives. The development contemplates both multi-family and townhouse residential uses;
• Encourage development that will reduce urban sprawl. The development makes use of the undeveloped portion of an existing golf course, utilizing existing infrastructure;
• Encourage land use patterns that reflect a mix of integrated community uses. The development will utilize the undeveloped portion of an existing golf course, enhancing the viability of both existing and new elements;
• Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
DEVELOPMENT STANDARDS:
The applicant is proposing a mixed use zoning to allow for retail commercial development including a hotel and conference center, limited retail, restaurants, mixed-use buildings with bottom floor residential (minimum 15%), wrap-style multi-family with structured parking, and urban townhomes.
|
Table 2: Dimensional Standards |
|
|
MF-3 Multi-Family |
Proposed |
Commercial |
Proposed |
|
Height |
60 feet |
4 stories min/15 max |
50 feet |
Unlimited |
|
Min Unit Size |
600 SF |
350 SF (avg. unit 700) |
N/A |
N/A |
|
Density |
26 DU/acre |
80 DU/acre |
N/A |
N/A |
|
Front Setback |
5’ (if units front street) |
15 feet |
30 feet |
15 feet |
|
Interior Setback |
15 feet |
5 feet |
10-40 feet* |
5 feet |
*Based on building height
Uses allowed include the following as outlined in the PD document:
|
Table 3: Allowed Uses |
|
|
|
|
Use |
Proposed |
MF-3 |
C |
|
MF- APARTMENTS |
By Right |
By Right |
Prohibited |
|
MIXED RETAIL & RESIDENTIAL |
By Right |
Prohibited |
Prohibited |
|
ACCESSORY BLDG / STRUCTURE |
By Right |
By Right |
By Right |
|
RELIGIOUS ASSEMBLY |
By Right |
By Right |
By Right |
|
EMS |
By Right |
Prohibited |
SUP |
|
BANK |
By Right |
Prohibited |
By Right |
|
SAVINGS & LOAN |
By Right |
Prohibited |
By Right |
|
ATM |
By Right |
Prohibited |
SUP |
|
MISCELLANEOUS OFFICES |
By Right |
Prohibited |
By Right |
|
BAKERY (RETAIL) |
By Right |
Prohibited |
By Right |
|
HOTEL / MOTEL * |
By Right |
Prohibited |
SUP |
|
KIOSK (SERVICE ) |
By Right |
Prohibited |
By Right |
|
LAUNDRY DROP OFF / PICK-UP |
By Right |
Prohibited |
By Right |
|
PRIVATE CLUB (W/ ALCOHOL ) |
By Right |
Prohibited |
SUP |
|
RESTAURANT |
By Right |
Prohibited |
By Right |
|
RESTAURANT WITH DRIVE THROUGH WINDOW |
By Right |
Prohibited |
SUP |
|
RESTAURANT (75% OR MORE ALCOHOL SALES) |
By Right |
Prohibited |
SUP |
|
RESTAURANT (ALCOHOL SALES NO ENTERTAINMENT) |
By Right |
Prohibited |
By Right |
|
RESTAURANT (ALCOHOL SALES INCL ENTERTAINMENT) |
By Right |
Prohibited |
SUP |
|
KIOSK RESTAURANT |
By Right |
Prohibited |
By Right |
|
ACCESSORY AUTO PARKING |
By Right |
Prohibited |
SUP |
|
STRUCTURED PARKING |
By Right |
Prohibited |
By Right |
|
TAXI STAND |
By Right |
Prohibited |
By Right |
|
CONCRETE BATCH PLANT (TEMPORARY) |
Council Approval |
SUP |
SUP |
|
ON SITE CONSTRUCTION OFFICE |
CBO Approval |
CBO |
CBO |
|
SURFACE OIL / GAS EXTRACTION ** |
Not Allowed |
By Right |
By Right |
|
ART GALLERY ( NON RETAIL ) |
By Right |
Prohibited |
By Right |
|
GOLF COURSE |
By Right |
By Right |
By Right |
|
HEALTH CLUB |
By Right |
Prohibited |
By Right |
|
SPECIAL EVENTS (TEMP - NOT SPECIAL EVENTS CENTER) |
CBO Approval |
Prohibited |
SUP |
|
SWIMMING POOL |
By Right |
By Right |
By Right |
|
PERFORMING ARTS THEATER |
By Right |
Prohibited |
By Right |
|
CELL EQUIPMENT WITH NO TOWER |
SUP Only |
By Right |
By Right |
|
CELL TOWER < 85’ |
SUP Only |
By Right |
By Right |
A use not shown in this table is prohibited, even if allowed in the MF-3 or C districts in the Unified Development Code. Drive thru windows will only be permitted within 500 feet of the 360 frontage road.
PARKING:
The applicant is proposing a shared parking formula that accounts for time of day to determine parking demand. This approach is similar though not directly comparable to the shared parking requirements found in Article 10 of the Unified Development Code, though some of the morning and midday factor calculations will result in increased required parking than required under the UDC (a comparison of shared parking formulas can be found in Exhibit i).
LANDSCAPING AND SCREENING:
One tree will be required per 20 parking spaces within a lot, and at least 15 percent of the parking lot must be landscaped. No run of parking spaces will exceed 10 without at least one tree island. Street trees will be required along all streets. Applicant requests to waive all other requirements of Article 8, Landscaping and Screening Standards except for rooftop, loading, and dumpster screening requirements.
In addition to landscaping, connectivity to the regional veloweb will be provided. Staff is recommending the provision of additional small public greenspaces on site.
BUILDING STANDARDS AND MATERIALS:
The proposed PD will require the use of articulation, windows, and materials consistent with the requirements of Appendix F. Council designated this district as architecturally and aesthetically significant by the city prior to April 1, 2019.
Depending on building size, all buildings will require four to six of the following features:
a. Arcades.
b. Canopies, archways, covered walkways, or porticos.
c. Awnings.
d. Courtyards.
e. Cupolas.
f. Balconies.
g. Tower elements.
h. Recesses, projections; columns; pilasters projecting from the planes; offsets; reveals; or projecting ribs used to express architectural or structural bays.
i. Varied roof heights for pitched, peaked, sloped, or flat roof styles.
j. Articulated cornice line.
k. Arches.
l. Display windows, faux windows, or decorative glass windows.
m. Architectural details, such as tile work and molding, or accent materials integrated into the building façade.
n. Integrated planters or wing walls that incorporate landscaping and sitting areas or outdoor patios.
o. Integrated water features; or
p. Other similar architectural features approved by the Planning Director, or designee.
REQUESTED VARIANCES:
1. Density: The proposed density of 80 dwelling units per acre exceeds the density of 26 dwelling units per acre allowed in MF-3. Staff is comfortable with this density if development is accompanied by construction of the 360 Frontage Road to provide additional entry points.
2. Height: The proposed height for multi-family is 15 stories which exceeds the maximum height of 60 ft. allowed in MF-3. The proposed height of non-residential is unlimited which could result in a building exceeding the maximum 50 foot height in the C, Commercial district. This site has no residential adjacency and sits along the SH 360 corridor close to the American Airlines HQ buildings and other office high-rises.
3. Perimeter Fence and Gated Entry: A variance to this requirement will allow the multi-family to function as an integrated component of a walkable, mixed-use development.
4. Parking: Some shared parking factors may result in a 5% increase in required parking over base UDC standards. Staff is comfortable with this variance given the potential use of the site as a convention center and also the possible mix of intensity of retail and restaurant uses.
5. Landscaping: Only parking lot landscaping and street trees required, existing trees and golf course will be used as perimeter buffer. Staff is comfortable with waiving screening requirements because this is an integrated development that is bounded by the golf course and the Trinity river.
6. Drive-thru widows by right: Staff is comfortable with this allowance as long as the business associated with the drive thru window is a coffee shop or primarily sit-down oriented restaurant, is not a quick-serve restaurant (QSR), and is part of a mixed-use building.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval with the following conditions:
1. That multiple public open spaces be provided that are a minimum 100 feet x 50 feet.
2. That drive-thru windows be restricted to coffee shops and “fast casual” restaurants offering a printed menu of foods prepared after ordering and served at a table on non-disposable dishware.
3. Design of access should allow for exit points from the development that will not place motorists within areas prone to flooding
Body
(Ordinance Attached as Exhibit ii)