From
Chris Hartmann
Title
Z190601/CP190601 - Planned Development Request/Concept Plan - Forum Villas (City Council District 4). Planned Development Request and Concept Plan for 219 single-story homes with a mixture of detached and attached units on a single 18.92-acre common lot. Tracts 5 and 5A of E. Roland Survey, Abstract No. 1313, City of Grand Prairie, Tarrant County, Texas, zoned PD-361, and located on the northwest corner of S. Forum Drive and S. Great Southwest Pkwy. The agent is Rich Darragh, Skorburg Company, the applicant is Daniel Satsky, Ashton Woods - Dallas Division, and the owner is Dan Luby, ECOM Real Estate Mgmt. (On July 1, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Planned Development Request and Concept Plan for 219 single-story homes with a mixture of detached and attached units on a single 18.92-acre common lot. Tracts 5 and 5A of E. Roland Survey, Abstract No. 1313, City of Grand Prairie, Tarrant County, Texas, zoned PD-361, and located on the northwest corner of S. Forum Drive and S. Great Southwest Pkwy.
PURPOSE OF REQUEST:
The purpose of the request is to create a planned development district for multi-family use to facilitate the development of a 219-unit multi-family project on the northwest corner of Forum Dr. and Great Southwest 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 |
PD-277 |
Undeveloped |
|
South |
PD-359 |
Undeveloped |
|
West |
PD-77 |
Multi-Family Residential |
|
East |
PD-231; PD:231B |
School; Undeveloped |
HISTORY:
• June 20, 2017: City Council approved a Zoning Change/Concept Plan (Case Number Z170604/CP170601), creating a planned development district for single family residential uses. PD-361 establishes Single Family-Six as the base zoning district which allows a density of 8.7 units per acre. The approved Concept Plan depicts 92 residential lots.
• April 2, 2018: The Planning and Zoning Commission approved a Preliminary Plat for Brighton Estates Phase 1B (Case Number P180402). The Preliminary Plat depicts 80 residential lots.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant intends to construct a 219-unit hybrid housing development on 18.9 acres. The development includes a mixture of one-bedroom, two-bedroom, and three-bedroom detached and attached houses on a common lot.
The site includes two controlled-access entrances, one off of Great Southwest Pkwy, and one off of Forum Dr. The Concept Plan depicts a centrally located leasing office and amenity center. Units are organized around a central green space amenity. The design and amenities included in the central green space will be determined with the Site Plan. Exhibit D depicts conceptual images of the types of amenities and furnishings that may be provided.
Maintenance of the units, common areas, open spaces, and backyards will be the responsibility of the management company.
The Concept Plan depicts surface parking, covered parking, and detached parking garages throughout the development. The number of parking spaces exceeds what is required and the percentages of garages and carports are consistent with Appendix W. The Concept Plan depicts reserve parking areas that can provide an additional 21 parking spaces if needed.
Traffic Impact
The property is currently zoned for Single Family Residential use. The approved Preliminary Plat depicts 80 residential lots. The requested zoning change will increase the number of units to 219. Due to the increase in number of units and existing traffic concerns in the area, the Transportation Department required that the applicant submit a Traffic Impact Analysis (TIA). Key takeaways from Transportation’s analysis of the TIA findings are listed below.
• Traffic movements from the school could cause significant delay to residents trying to turn left onto Great Southwest Pkwy in the morning.
• The site volumes are relatively low which keeps the queue low.
• As traffic grows on Great Southwest Pkwy, the wait and queue to exit the subject property will gradually increase.
• The Level of Service (LOS) for this turn is at F for the buildout.
• School traffic turning left onto Great Southwest Pkwy will have the right-of-way. The increase in volumes created by this development will not affect school traffic turning movements.
• No other intersections will be significantly impacted by this development.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Commercial/Retail/Office. A request to change the FLUM to Medium Density Residential is under concurrent review (CPA190601).
The proposal is consistent with goals, policies, and objectives in the 2010 and 2018 Comprehensive Plans, including:
• Achieve a broad housing selection for a diverse population;
• Provide housing options that serve the needs of the population throughout the stages of their lives;
• A mix of residential densities offers the City opportunities to attract and retain businesses as well as generate higher ad valorem tax revenues than through low density residential alone; and
• Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
DEVELOPMENT STANDARDS:
The applicant is proposing a base zoning district of Multi-Family One (MF-1). The following table evaluates the proposed standards.
|
Table 2: Proposed PD Standards |
|
Standard |
Appendix W |
Proposed |
|
Max. Density (Units Per Acre) |
12 |
12 |
|
Min. Living Area (Sq. Ft.) |
600 |
600 |
|
Max. Single-Bed Units (%) |
60 |
60 |
|
Area (Sq. Ft.) |
12,000 |
12,000 |
|
Width (Ft.) |
100 |
100 |
|
Depth (Ft.) |
120 |
120 |
|
Front Setback (Ft.) |
30 |
20 |
|
Rear Setback (Ft.) |
45+ |
15 |
|
Interior Side (Ft.) |
45+ |
15 |
|
Side on Street (Ft.) |
30 |
20 |
|
Between Buildings (Ft.) |
15 |
6 |
|
Max. Height (Ft.) |
50 |
25 |
|
Max. Lot Coverage (%) |
60 |
50 |
|
Min. Masonry (%) |
80 |
80 |
Architectural Variation
The applicant is proposing a minimum of two distinct elevations for each unit type and intends to use roof profile and exterior materials and colors to create architectural variation throughout the development.
RECOMMENDATION:
At its July 1, 2019 meeting the Planning and Zoning Commission voted 7-0 to recommend approval with the following conditions and recommendation:
1. For perimeter buildings along Great Southwest Pkwy and Forum Dr, facades that face, or are mostly parallel to the street, shall be clad in 100% stone or brick;
2. Back yard fencing material shall be designated on the Site Plan;
3. Amenities shall include, at a minimum, a pool, spa, arbor, and usable open space and shall meet Appendix W requirements for Multi-Family Residential development;
4. The areas depicted on the Concept Plan as reserved parking shall remain as green space and shall only be converted to additional parking once the development is 100% leased and parking demand requires additional parking spaces;
5. The applicant shall provide Staff with an exhibit that shows the elevation type, materials, and colors for units that will allow Staff to assess the architectural variation within the development with the intent of avoiding architectural duplication among adjacent units;
6. Individual units shall be fire sprinklered; and
7. Screening walls along Great Southwest Pkwy and Forum Dr shall be masonry and constructed to Forum PID specifications.
8. The Great Southwest Pkwy median opening that aligns with the northernmost exit should remain open.
The Development Review Committee (DRC) recommends approval with the following conditions:
1. For perimeter buildings along Great Southwest Pkwy and Forum Dr, facades that face, or are mostly parallel to the street, shall be clad in 100% stone or brick;
2. Back yard fences that are parallel to open space areas or sidewalks shall be constructed of wrought iron;
3. Amenities shall include, at a minimum, a pool, spa, arbor, and usable open space and shall meet Appendix W requirements for Multi-Family Residential development;
4. The areas depicted on the Concept Plan as reserved parking shall remain as green space and shall only be converted to additional parking once the development is 100% leased and parking demand requires additional parking spaces;
5. The applicant shall provide Staff with an exhibit that shows the elevation type, materials, and colors for units that will allow Staff to assess the architectural variation within the development with the intent of avoiding architectural duplication among adjacent units;
6. Individual units shall be fire sprinklered; and
7. Screening walls along Great Southwest Pkwy and Forum Dr shall be masonry and constructed to Forum PID specifications.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 18.920 ACRES OF LAND OUT OF THE E. ROLAND SURVEY, ABSTRACT NO. 1313, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, GENERALLY LOCATED ON THE NORTHWEST CORNER OF GREAT SOUTHWEST PARKWAY AND FORUM DRIVE, FROM PLANNED DEVELOPMENT-361 DISTRICT TO A PLANNED DEVELOPMENT FOR MULTI-FAMILY USE; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990, REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
WHEREAS, the owners of the property described herein below filed application with the City of Grand Prairie, Texas, petitioning an amendment of the Zoning Ordinance and map of said city so as to rezone and reclassify said property from its classification of Planned Development-361 District to a Planned Development for Multi-Family Use; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on July 1, 2019, after written notice of such public hearing before the Planning and Zoning Commission on the proposed rezoning had been sent to owners of real property lying within 300 feet of the property on which the change of classification is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 7 to 0 to recommend approval to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of Planned Development-361 District to a Planned Development for Multi-Family Use; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 o’clock P.M. on July 16, 2019, to consider the advisability of amending the Zoning Ordinance and Map as recommended by the Planning and Zoning Commission, and all citizens and parties at interest were notified that they would have an opportunity to be heard, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the Fort Worth Star Telegram, Grand Prairie, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, all citizens and parties at interest have been given an opportunity to be heard on all the matter of the proposed rezoning and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the use proposed on said property, as well as, the nature and usability of surrounding property, have found and determined that the property in question, as well as, other property within the city limits of the City of Grand Prairie, Texas, has changed in character since the enactment of the original Zoning Ordinance from its classification of Planned Development-361 District to a Planned Development for Multi-Family Use; and, by reason of changed conditions, does consider and find that this amendatory Ordinance should be enacted since its provisions are in the public interest and will promote the health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1.
THAT Ordinance Number 4779, being the Zoning Ordinance and Map of the City of Grand Prairie, Texas, showing the locations and boundaries of certain districts, and said Zoning Ordinance and Map having been made a part of an Ordinance entitled:
“AN ORDINANCE AMENDING IN ITS ENTIRETY CHAPTER 28 OF THE CODE OF ORDINANCES KNOWN AS THE ZONING ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 20TH DAY OF NOVEMBER, 1990, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULATIONS; CREATING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN…”
and passed and approved November 20, 1990, as amended, is hereby further amended so as to rezone from its classification of Planned Development-361 District to a Planned Development for Multi-Family Uses; as described and depicted in Exhibit A - Boundary Description.
SECTION 2.
THAT the purpose of this planned development is to establish appropriate restrictions and development controls necessary to ensure predictable land development, safe and efficient vehicular and pedestrian circulation, compatible uses of land and compliance with appropriate design standards.
SECTION 3.
A. Development shall generally comply with Exhibit B - Concept Plan, Exhibit C - Conceptual Building Elevations, and Exhibit D - Central Open Space Amenities.
B. Development shall comply with the development standards for Multi-Family One District with the exceptions and additions listed below.
1. The minimum front yard setback shall be 20 feet, inclusive of required landscape buffers.
2. The minimum rear yard setback shall be 15 feet.
3. The minimum interior side setback shall be 15 feet.
4. The minimum side setback adjacent to the street shall be 20 feet, inclusive of required landscape buffers.
5. Building placement shall be as shown on the Concept Plan with a minimum spacing of six feet between units.
6. The minimum living area of one-bedroom units shall be 630 square feet.
7. The minimum living area of two-bedroom units shall be 940 square feet.
8. The minimum living area of three-bedroom units shall be 1,195 square feet.
9. The maximum height shall be 25 feet.
10. The maximum lot coverage shall be 50%.
11. The minimum landscape buffer along Great Southwest Parkway shall be 20 feet. The minimum landscape buffer along Forum Drive shall be 15 feet.
12. Building architecture shall general conform to the character of elevations in Exhibit C - Conceptual Building Elevations. Units shall be designed in accordance with the following:
a. The minimum masonry content shall be 80%.
b. Facades shall be clad in 100% brick or stone where such facades face and are visible from Great Southwest Parkway and Forum Drive.
c. Architectural variation shall be used to create variety and visual interest. The developer shall provide at least two distinct elevations for each unit type and use roof profile variation, exterior materials, and colors to create architectural variation throughout the development.
d. The developer shall provide Staff with an exhibit during Site Plan review that allows Staff to assess the architectural variation within the development with the intent of avoiding architectural duplication among adjacent units.
13. All units shall be fire sprinkled in accordance with NEPA 13D standards (or most recently adopted).
14. Back yard fencing materials shall be indicated on the Site Plan.
15. Common amenities shall include, at a minimum, a pool, spa, arbor, and usable open space. Central open space and sidewalks shall what is depicted on the Concept Plan.
16. The areas depicted on the Concept Plan as reserved parking shall remain as green space and shall only be converted to additional parking once the development is 100% leased and parking demand requires additional parking spaces.
17. Screening walls along Great Southwest Parkway and Forum Drive shall be constructed of masonry according to specifications approved by the Forum PID or its designated representative.
SECTION 4.
THAT a Site Plan shall be reviewed and approved by the City Council prior to the issuance of any building permits.
SECTION 5.
THAT it is further provided, that in case a section, clause, sentence, or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair, or invalidate the remainder of this Ordinance.
SECTION 6.
THAT all ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 7.
THAT this Ordinance shall be in full force and effect from and after its passage and approval.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, this the 16th day of July, 2019.
Ordinance No. 10671-2019
Zoning Case No. Z190601/CP190601
Planned Development No. 391