From
Monica Espinoza, Executive Assistant
Title
S200901 - Site Plan - Kalterra Phase 1 (City Council District 2). Site Plan for a multi-family development of 412 units in four buildings on 11.74 acres. Tract 7 of the William Reed Survey, Abstract No. 1193 and Tract 1.1 of the Frederick Dohme Survey, Abstract No. 395, City of Grand Prairie, Dallas County, Texas, zoned PD-397, within the SH-161 Corridor Overlay District, and generally located on the northwest corner of SH-161 and Forum Dr. (On November 9, 2020, the Planning and Zoning Commission recommended denial of this request by a vote of 8-0. The applicant has filed an appeal requesting this item be forwarded to the City Council for consideration).
Presenter
Rashad Jackson, AICP, Planning and Development Director
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for a multi-family development of 412 units in four buildings on 11.74 acres. Tract 7 of the William Reed Survey, Abstract No. 1193 and Tract 1.1 of the Frederick Dohme Survey, Abstract No. 395, City of Grand Prairie, Dallas County, Texas, zoned PD-397, within the SH-161 Corridor Overlay District, and generally located on the northwest corner of SH-161 and Forum Dr.
PURPOSE OF REQUEST:
The applicant intends to construct a multi-family development on 11.74 acres. Site Plan approval by City Council is required for any project involving multi-family use or within a Planned Development District. Development at this location requires City Council approval of a Site Plan because the property is intended for multi-family use and zoned PD-397.
The purpose of site plan approval is to ensure that development meets requirements in the Unified Development Code (UDC), provides adequate circulation, and uses quality site planning techniques. The UDC identifies criteria for evaluating proposed developments. Criteria include density and dimensional standards, landscaping and screening requirements, and architectural design for special districts.
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-397 |
Undeveloped |
|
South |
PD-382 |
Multi-Family Under Construction |
|
|
PD-294 |
Undeveloped |
|
West |
PD-397 |
Undeveloped |
|
East |
PD-294D |
Undeveloped |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
This Site Plan is Phase 1 of a larger horizontal mixed-use development on 55.5 acres. This phase includes 412 multi-family units in four buildings and the associated parking and amenities. The primary entrance for the whole development is off the SH-161 frontage road.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-397 with a base zoning of Multi-Family Three District; development is subject to the standards for PD-397 and 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 the density and dimensional requirements.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
12,000 |
511,394 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
100 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
120 |
Yes |
|
Front Setback (Ft.) |
30 |
30 |
Yes |
|
Rear Setback (Ft.) |
0 |
45 |
Yes |
|
Max. Height (Ft.) |
60 |
52 |
Yes |
|
Max. Density (DUA) |
40 |
35.09 |
Yes |
|
Max. One Bedroom (%) |
70 |
60 |
Yes |
Parking
The table below evaluates the parking requirements. The proposal meets the required parking, garages, and carports.
|
Table 3: Parking Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Total Parking Spaces |
536 |
536 |
Yes |
|
Garage |
10% |
20% |
Yes |
|
Carport |
20% |
20% |
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.) |
76,724 |
148,966 |
Yes |
|
Trees |
154 |
154 |
Yes |
|
Shrubs |
1,534 |
1,550 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Exterior Building Materials
The exterior finish materials include brick, stucco, and fiber cement siding. The proposed building elevations also meet the recommended design and building materials in Appendix W.
Appendix W Amenities
Appendix W requires a certain number of amenities from categories such as environmentally friendly building materials, construction techniques, or other features, high quality features or design, and technology. The proposal meets the requirements for amenities.
VARIANCES:
• Perimeter Fence and Gated Entry - Appendix W requires that multi-family developments contain security gates at all entrances to the complex. The proposal does not include a perimeter fence with gated entry. As an alternative, the applicant is proposing to secure individual buildings and fence of internal courtyards.
ANALYSIS:
The Site Plan includes changes from the approved Concept Plan that revises the internal street layout and may affect development walkability.
• The reconfigured buildings will not fully enclose and screen surface parking from the internal street as shown on the concept plan.
• There are two parallel drives between each building that breaks off the consistent street edge and may increase potential conflicts between traffic and people on foot.
The applicant has remedied the changes by proposing enhanced plantings and decorative metal walls to screen parking and extend the building edge. Staff believes the plantings and screening should assist to resolve some of the noted design issues.
RECOMMENDATION:
On November 9, 2020, the Planning and Zoning Commission recommended denial of this request by a vote of 8-0.
Staff is generally in support of the proposal. Although the layout is revised, the applicant has made changes to make the site plan more in line with the Concept Plan intent. Staff recommends approval with the following conditions:
1. The applicant shall coordinate with the designated representative of the City of Grand Prairie Police Department to finalize the plan to secure individual buildings and courtyard areas; and
2. The location, design, and character of the enhanced screening (landscape and metal screening walls) along the internal street shall be consistent with what is depicted on the site plan and Exhibit F - Enhanced Screening, as determined by the Director of Planning and Development or designee.