From
Monica Espinoza, Executive Assistant
Title
S201102 - Site Plan - Wolff Multi-Family Phase 2 (City Council District 2). Site Plan for a multi-family development of 326 units and eight buildings on 13.536 acres. Located at 2105 South Forum Drive, legally described as Lot 1, Block A, Forum at Sara Jane Addition, City of Grand Prairie, Dallas County, Texas, zoned Planned Development-377 District. This property is generally located south of Forum Drive and West of Sara Jane Parkway, and is within the SH 161 and I-20 Corridor Overlay District. (On November 23, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 7-1).
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for a multi-family development of 326 units and eight buildings on 13.536 acres. Located at 2105 South Forum Drive, legally described as Lot 1, Block A, Forum at Sara Jane Addition, City of Grand Prairie, Dallas County, Texas, zoned Planned Development-377 District. This property is generally located south of Forum Drive and West of Sara Jane Parkway, within the SH-161 and I-20 Corridor Overlay Districts.
PURPOSE OF REQUEST:
The applicant intends to construct a multi-family development of 326 units and eight buildings on 13.536 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 for multi-family use, zoned PD-377, and within the SH-161 and I-20 Corridor Overlay Districts.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Zoning and Land Use |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-231C; PD-367 |
Single Family Residential; Hybrid Housing |
|
South |
PD-405 |
Undeveloped |
|
West |
PD-265A |
Undeveloped |
|
East |
PD-377 |
Multi-Family Residential |
HISTORY:
• At its June 19, 2018 meeting, City Council approved a zoning change/concept plan from Single Family-Two District, PD-29 for general retail uses, and PD-288 for multi-family and general retail uses to PD-377 for multi-family uses (case number Z180302/CP180301).
• At its July 2, 2018 meeting, the Planning and Zoning Commission approved a preliminary plat for Forum at Sara Jane Addition, which consists of two multi-family lots (case number P180303).
• At its November 20, 2018 meeting, City Council approved a site plan for Wolff Multi-Family Phase 1 a 336-unit multi-family development on 14.228 acres (case number S181102).
• At its December 3, 2020 meeting, the Planning and Zoning Commission approved a final plat for Forum at Sara Jane Addition, which consists of two multi-family lots (case number P181205).
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The 326-unit multi-family development will be accessible from the main access point on South Forum Drive with an additional exit only drive approximately 500 feet west of the main entry. There is a third point of access, between phases 1 & 2, which is labeled for emergency use only. The Site Plan depicts six four-story residential buildings, internal green spaces, a one-story clubhouse, maintenance building, and a dog park. Other amenities include a pool, fitness center, and entertainment areas.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-377 for multi-family uses; development is subject to the standards in PD-377 and Appendix W. The applicant is required to replat the property to show all easements that will be on site. The following table evaluates the density and dimensional standards of the proposed development.
Table 2: Density and Dimensional Requirements
|
|
|
|
Standard |
PD-377 |
Appendix W / UDC |
Provided |
Meets? |
|
Max. Density (Units Per Acre) |
------ |
26 |
24.08 |
Yes |
|
Min. Living Area (SF) |
------ |
600 |
600 |
Yes |
|
Min. Living Area 1 Bedroom (SF) |
------ |
600 |
600 |
Yes |
|
Max. Single-Bed Units (%) |
------ |
60 |
58 |
Yes |
|
Two Bedroom Units (%) |
------ |
------ |
35 |
N/A |
|
Three Bedroom Units (%) |
------ |
------ |
7 |
N/A |
|
Min. Area (SF) |
------ |
12,000 |
589,625 |
Yes |
|
Min. Width (Ft.) |
------ |
100 |
447 |
Yes |
|
Min. Depth (Ft.) |
------ |
120 |
1148 |
Yes |
|
Min. Forum Drive Setback (Ft.) |
30 |
----- |
30 |
Yes |
|
Min. South Setback (Ft.) |
90 |
------ |
90 |
Yes |
|
Min. West Setback (Ft.) |
90 |
------ |
90 |
Yes |
|
Min. Setback between Phases (Ft.) |
20 |
------ |
20 |
Yes |
|
Max. Height (Ft.) |
40 |
------ |
35’ 7” |
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 |
|
1.25 Parking Spaces/One-Bedroom |
236 |
------ |
------ |
|
2 Parking Spaces/Two-Bedroom |
226 |
------ |
------ |
|
2 Parking Spaces/Three-Bedroom |
48 |
----- |
------ |
|
Total Parking Spaces |
510 |
582 |
Yes |
|
Garage Spaces (% of Total) |
25 |
25 |
Yes |
|
Carport (% of Total) |
25 |
25 |
Yes |
|
Guest (% of Total) |
10 |
10 |
Yes |
|
Tandem (% of Total) |
------ |
25 |
------ |
Landscape and Screening
The property is subject to landscape and screening requirements in PD-377, Appendix W, and Article 8 of the UDC. The proposal meets City requirements. The property provides walkable open space, along with a dog park. The table below summarizes these requirements.
Table 4: Landscape Requirements
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (SF) |
88,444 |
88,444 |
Yes |
|
Open Space (SF) |
176,887 |
176,887 |
Yes |
|
Trees |
177 |
177 |
Yes |
|
Shrubs |
1,769 |
1,769 |
Yes |
|
Private Yards |
50 |
57 |
Yes |
|
Dumpster Enclosure |
Masonry enclosure |
Masonry enclosure |
Yes |
Exterior Building Materials
The exterior building materials include stone, board and batten fiber cement panels, pre-stained fiber cement lap siding, reverse board and batten fiber cement panels. The building elevations meet the requirements of Appendix W.
Project Amenities
Appendix W requires multi-family developments to provide amenities from three categories:
• Environmentally friendly features.
• High-quality features or designs.
• Technology.
The table below summarize the amenities included in the project.
|
Table 5: Appendix W Amenities |
|
Category |
Tier |
Amenity |
|
Environmentally Friendly Features |
1 |
Smart Technology |
|
Environmentally Friendly Features |
1 |
Electric car charge station |
|
Environmentally Friendly Features |
1 |
High efficiency windows |
|
Environmentally Friendly Features |
2 |
Office workspace |
|
Environmentally Friendly Features |
2 |
Eco - friendly roofing material |
|
Environmentally Friendly Features |
2 |
Recycling Program |
|
Environmentally Friendly Features |
2 |
Walking/jogging trails |
|
Environmentally Friendly Features |
3 |
Additional insulation |
|
Environmentally Friendly Features |
3 |
LED or Low-Wattage Lighting |
|
Environmentally Friendly Features |
3 |
Bicycle Parking |
|
Environmentally Friendly Features |
3 |
Native plantings |
|
Environmentally Friendly Features |
3 |
Outdoor Recreation Spaces with Communal Features |
|
Environmentally Friendly Features |
3 |
Dog Park |
|
High-Quality Features or Designs |
1 |
Quartz Countertops |
|
High-Quality Features or Designs |
1 |
Upgraded Flooring |
|
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 |
|
High-Quality Features or Designs |
2 |
Arched Forms |
|
Technology |
N/A |
Wi-Fi Internet Access in Common Areas |
|
Technology |
N/A |
USB ports |
|
Technology |
N/A |
App - Communication |
|
Technology |
N/A |
App- Enabled Electronics |
EXCEPTIONS OR APPEALS:
The applicant is requesting the following variances:
1. Exception from carport standards: Appendix W requires that covered parking have roof supports encased in masonry and roofing material similar to the residential buildings. The applicant is providing no masonry and a metal roof.
2. No pedestrian connection with Phase 1: PD-377 requires at least one concrete pedestrian path connection point shall be provided between each phase. The applicant is providing no connections.
ANALYSIS:
During Phase 1 of the Wolff Multi-family project, City Council approved the application with carports that did not meet the carport standards required by Appendix W. Staff does not object to the variance request as it will continue the same architectural theme approved in Phase 1. Additionally, with the site configuration that is proposed, covered parking will be adequately screened from the right-of-way, easing any concerns about visual integrity.
Additionally, the owner is requesting a variance to the pedestrian connection required by PD-377. The owner is considering the properties as two separate entities that are self-sufficient and sustaining. Each phase is equipped with numerous amenities, outdoor activity spaces, and independent trails systems, thus allowing them to be similar yet separate apartment complexes. The owner wants to retain the ability to sell the projects later separately, if needed. City staff does not object to the request.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval with the following condition:
The developer is required to add masonry to carport roof supports without reducing the number of parking spaces and landscape area.
The Development Review Committee (DRC) recommends approval.