From
Chris Hartmann
Title
S190102 - Site Plan - Mariposa Apartment Homes, 4603 and 4607 S Carrier Pkwy (City Council District 6). Site Plan for Mariposa Apartment Homes, a 93-unit multi-family development for adults aged 55 years and older, on 4.130 acres. Westchester Town Center Phase 3A, Lots 1 and 3, Block 1, City of Grand Prairie, Dallas County, Texas, zoned PD-379. The applicant is Stuart Shaw, Mariposa Westchester LP. (On January 7, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Plannner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Mariposa Apartment Homes, a 93-unit multi-family development for adults aged 55 years and older, on 4.130 acres. Westchester Town Center Phase 3A, Lots 1 and 3, Block 1, City of Grand Prairie, Dallas County, Texas, zoned PD-379, and addressed as 4603 and 4607 S Carrier Pkwy.
PURPOSE OF REQUEST:
The applicant intends to construct a 93-unit multi-family development for adults aged 55 years and older on 4.130 acres.
Any multi-family development or development in a planned development 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 and zoned PD-379.
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-261; PD-136 |
Single Family Residential; Undeveloped (Cedar Creek & Drainage ROW) |
|
South |
PD-136 |
Church, Friendship Park |
|
West |
PD-261 |
Undeveloped |
|
East |
PD-136 |
Undeveloped (Site Plan approved for Assisted Living Facility) |
HISTORY:
• January 31, 1984: City Council approved PD-136, a planned development district for General Retail, Single Family Detached Residential, and Garden Home Residential uses (Case Number Z832LS/LS3PU2).
• January 26, 2012: The Planning and Zoning Commission approved a Final Plat of Westchester Towne Crossing Phase 3A, Lots 1R, 2, and 3, Block 1.
• August 18, 2015: City Council approved PD-136B, rezoning 8.98 acres from General Retail to Single Family Detached Residential Uses (Case Number Z150703/CP150702).
• January 19, 2016: City Council approved PD-136C, amending the density and dimensional standards for Single Family Detached Residential Uses (Case Number Z150703/CP150702).
• July 17, 2018: City Council approved PD-379, a planned development district for multi-family residential use (Case Number Z180304/CP180303).
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The 93-unit multi-family development is accessible from Polo Rd with an emergency access/exit only drive on Carrier Pkwy. The development includes internal green spaces, pool, two garden areas, dog park, and clubhouse.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-379 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.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
12,000 |
179,923 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
434.75 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
611.58 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
10 |
10 |
Yes |
|
Max. Height (Ft.) |
50 |
47.75 |
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 (1.3/unit) |
121 |
121 |
Yes |
|
8% Enclosed Garage |
10 |
12 |
Yes |
|
20% Carport |
25 |
30 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in PD-379 and 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.) |
26,989 |
26,989 |
Yes |
|
Trees |
54 |
54 |
Yes |
|
Shrubs |
540 |
540 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
The accompanying replat (RP190103) establishes a conservation easement intended to preserve existing trees in the far north portion of the property; this area is to be left in its natural state. The site plan is showing a dog park in part of this area. Staff does not object to the proposed location of the dog park provided no trees are removed.
The applicant will preserve the existing tree line along Carrier Pkwy and Polo Rd.
Exterior Building Materials
The exterior finish materials include stone, brick, stucco, and fiber cement siding. A single material, texture, or color cannot exceed 60% of a façade. Brick exceeds 60% on all but two of the façades.
Appendix W Amenities
The applicant is providing amenities from the Environmentally Friendly Features and Technology categories. Table 5 lists the amenities in each category. The proposal meets Appendix W requirements for amenities.
|
Table 5: Appendix W Amenities |
|
Category |
Tier |
Amenity |
|
Environmentally Friendly Features |
1 |
Reservation of existing natural areas |
|
Environmentally Friendly Features |
2 |
Preservation of existing trees |
|
Environmentally Friendly Features |
2 |
Qualified recycling program |
|
Environmentally Friendly Features |
3 |
Additional insulation |
|
Environmentally Friendly Features |
3 |
LED or low-wattage lighting |
|
Environmentally Friendly Features |
3 |
Outdoor recreation spaces with communal features |
|
Technology |
N/A |
Integrated USB ports within all units |
|
Technology |
N/A |
Wi-fi internet access in common areas |
Additional amenities include a community kitchen, business center, fitness studio, library, movie theater, outdoor pavilion, and bocce court.
EXCEPTIONS OR APPEALS:
1. Dumpster Location: The UDC states that dumpsters shall not be located within the building setback along a street right-of-way. The dumpster is located within the building setback along Carrier Pkwy. Staff suggested that the applicant relocate the dumpster to this location to better accommodate trash pick-up. The brick dumpster enclosure, perimeter fencing, and the preservation of existing tree line will minimize the impact of the dumpster at this location.
2. Building Materials: Appendix W states that a single material, texture, or color cannot exceed 60% of a façade. Brick exceeds 60% on all but two of the façades. The applicant has been working with the Westchester HOA on the design and increased the amount of brick used on each façade in response to HOA comments. Staff does not object to this exception.
RECOMMENDATION:
Planning and Zoning Commission recommended approval as presented by Staff by a vote of 7-0.
The Development Review Committee (DRC) recommends approval as presented with the condition listed below.
1. Work with Westchester HOA on Corner Feature: The applicant shall continue to work with Westchester HOA on the design of the corner feature. Exhibit F - Corner Feature depicts a design concept produced by the HOA. The applicant shall provide Staff with written documentation of Westchester HOA’s approval of the design prior to submitting plans for a building permit.