From
Chris Hartmann
Title
S190204 - Site Plan - Elevation ONE SIX ONE - Apartments (City Council District 2). Site Plan for Elevation - ONE SIX ONE Apartments, a 322-unit multi-family development on 14.447 acres. Tract 2, Frederick Dohme Survey, Abstract No. 395 and Tract 2, Stephen B McCommas Survey, Abstract No. 888, City of Grand Prairie, Dallas County, Texas, zoned PD-383, within the SH 161 Overlay District and the I-20 Overlay District, and generally located south of Forum Dr between SH 161 and Robinson Rd. The agent is Jeff Linder, Bannister Engineering, the agent is James Tanner, the applicant is Chase Debaun, Aerofirma Corporation, and the owner is Rick O'Brien, Campbell-Belt Line LP and Robert Shaw. (On February 4, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Elevation - ONE SIX ONE Apartments, a 322-unit multi-family development on 14.447 acres. Tract 2, Frederick Dohme Survey, Abstract No. 395 and Tract 2, Stephen B McCommas Survey, Abstract No. 888, City of Grand Prairie, Dallas County, Texas, zoned PD-383, within the SH 161 Overlay District and the I-20 Overlay District, and generally located south of Forum Dr between SH 161 and Robinson Rd.
PURPOSE OF REQUEST:
The applicant intends to construct a 322-unit multi-family development on 14.447 acres. Any multi-family development or development in a planned development district or overlay district requires City Council approval of a Site Plan. Development at this location requires site plan approval by City Council because the property is being developed for multi-family use, zoned PD-383, and within the I-20 Overlay and SH 161 Overlay Districts.
ADJACENT LAND USES AND ACCESS:
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-294D |
Undeveloped |
|
South |
PD-294B |
Ikea Sign, Gas Well Pad Site |
|
West |
PD-383 |
Undeveloped |
|
East |
PD-304; PD-27 |
Office (Calab Inc.); Single Family Residential |
HISTORY:
• October 16, 2018: City Council approved a zoning change and concept plan (Case Number Z181001/CP181001), creating PD-383, a planned development district for general retail and multi-family uses.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The 322-unit multi-family development is accessible from Forum Drive with an emergency access/exit-only drive on Robinson Road. The development includes internal green spaces, walking trails, a pool, and dog park.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-383 with a base zoning of Multi-Family Three District; development is subject to the standards for Multi-Family Three District in the Unified Development Code (UDC). The following table evaluates the density and dimensional standards of the proposed development. The proposal meets or exceeds the density and dimensional requirements with one exception.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
12,000 |
629,292 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
1,101 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
404 |
Yes |
|
Front Setback (Ft.) |
5 |
5 |
Yes |
|
Rear Setback (Ft.) |
64.26 |
56.65 |
No |
|
Max. Height (Ft.) |
60 |
54.23 |
Yes |
Parking
The table below evaluates the parking requirements. The proposal meets the required total parking spaces, covered parking spaces, and garage parking spaces.
|
Table 3: Parking Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Total Parking Spaces |
498 |
540 |
Yes |
|
Garage |
150 |
152 |
Yes |
|
Carport |
100 |
108 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in Appendix W of the UDC. The table below summarizes these requirements. The proposal meets the landscape and screening requirements.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
94,393 |
251,015 |
Yes |
|
Trees |
189 |
405 |
Yes |
|
Shrubs |
1,888 |
1,008 |
Yes* |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
*The UDC allows up to 50% of the required number of shrubs to be replaced by three-inch caliper trees at the rate of 10 shrubs per tree. The proposed landscape plan uses 88 trees to count towards the required shrubs.
Exterior Building Materials
The exterior finish materials include two types of stone and stucco. Appendix W requires that a single material, texture, or color not exceed 60% of a façade. The proposed elevations meet this requirement.
Appendix W Amenities
The applicant is providing amenities from the Environmentally Friendly Features, High-Quality Features or Designs, and Technology categories. Table 5 lists the amenities in each category. The proposal exceeds Appendix W requirements for amenities.
|
Table 5: Appendix W Amenities |
|
Category |
Tier |
Amenity |
|
Environmentally Friendly Features |
1 |
“Smart” technology to control lights & thermostat |
|
Environmentally Friendly Features |
2 |
Roofing material with solar reflectance |
|
Environmentally Friendly Features |
2 |
Qualified recycling program |
|
Environmentally Friendly Features |
2 |
Walking/jogging trails within the development |
|
Environmentally Friendly Features |
3 |
LED or low-wattage lighting |
|
Environmentally Friendly Features |
3 |
Native plantings |
|
Environmentally Friendly Features |
3 |
Outdoor recreation spaces |
|
High-Quality Features or Designs |
1 |
Granite countertops |
|
High-Quality Features or Designs |
1 |
Upgraded woodwork |
|
High-Quality Features or Designs |
1 |
Upgraded cabinetry |
|
High-Quality Features or Designs |
2 |
Upgraded light fixtures |
|
High-Quality Features or Designs |
2 |
Walk-in closets |
|
High-Quality Features or Designs |
2 |
Upgraded bathroom and kitchen hardware |
|
High-Quality Features or Designs |
2 |
Full-size stainless steel major appliances |
|
Technology |
N/A |
Integrated USB ports within all units |
|
Technology |
N/A |
App-enabled functionality for door locks and electronics |
|
Technology |
N/A |
Wi-fi internet access in common areas |
EXCEPTIONS OR APPEALS:
1. Variance to Rear Yard and Site Yard Setback: The applicant is requesting a variance to the rear yard and side yard setbacks to allow Building 5, Building 7, and Garages 2, 3, 7, and 8 to be constructed within the required building setback as depicted on the site plan.
Staff does not object to this variance. The residential buildings are organized around a large open space area that contains walking trails, pavilions, a pool, and pool house. This central amenity is a unique feature of the project. Adjusting the location of the buildings to meet the rear yard and side yard setbacks would decrease the size and functionality of the internal green space.
RECOMMENDATION:
At its February 4, 2019 meeting, Planning and Zoning Commission voted to recommend approval.
The Development Review Committee (DRC) recommends approval as presented with the condition that carport design meet Appendix W requirements.