From
Chris Hartmann
Title
S191104 - Site Plan - Avilla Traditions (City Council District 4). Avilla Traditions, a 218-unit development that includes a mixture of detached and attached single-story homes for lease on a single 18.92-acre lot. Tracts 5 and 5A of E. Roland Survey, Abstract No. 1313, City of Grand Prairie, Tarrant County, Texas, zoned PD-391, and located on the northwest corner of S. Forum Drive and S. Great Southwest Pkwy. The agent is Kevin Wier, Spiars Engineering, Inc., the applicant is Jason Flory, NexMetro, and the owner is Daniel Satsky, Ashton Woods - Dallas Division. (On November 4, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 7-1).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Avilla Traditions, a 218-uinit development that includes a mixture of detached and attached single-story homes for lease on a single 18.92-acre lot. Tracts 5 and 5A of E. Roland Survey, Abstract No. 1313, City of Grand Prairie, Tarrant County, Texas, zoned PD-391, and located on the northwest corner of S. Forum Drive and S. Great Southwest Pkwy.
PURPOSE OF REQUEST:
The applicant intends to construct a 218-unit multi-family development on 18.92 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-391.
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.
• July 16, 2019: City Council approved a Zoning Change/Concept Plan (Case Number Z190601/CP190601), creating a planned development district for multi-family use.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant intends to construct a 218-unit development with single-story homes for lease 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. Maintenance of the units, common areas, open spaces, and backyards will be the responsibility of the management company.
The development will include two controlled-access entrances, one off of Great Southwest Pkwy, and one off of Forum Dr, and an exit-only drive on to Great Southwest Pkwy.
The Site Plan depicts a centrally located leasing office and amenity center. Units are organized around a central green space amenity which includes outdoor seating areas with string lighting, shade structures, outdoor grills, and lawn games.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
Development is subject to the standards in PD-391. The following table evaluates the density and dimensional standards of the proposed development. The proposal meets the density and dimensional standards.
|
Table 2: Site Data Summary |
|
Standard |
PD-391 |
Proposed |
Meets |
|
Max. Density (Units Per Acre) |
12 |
12 |
Yes |
|
Min. Living Area 1 Bedroom (Sq. Ft.) |
630 |
637 |
Yes |
|
Min. Living Area 2 Bedrooms (Sq. Ft.) |
940 |
960 |
Yes |
|
Min. Living Area 3 Bedrooms (Sq. Ft.) |
1,195 |
1,236 |
Yes |
|
Max. Single-Bed Units (%) |
60 |
31 |
Yes |
|
Min. Area (Sq. Ft.) |
12,000 |
824,135 |
Yes |
|
Min. Width (Ft.) |
100 |
1,411.33 |
Yes |
|
Min. Depth (Ft.) |
120 |
597.08 |
Yes |
|
Min. Front Setback (Ft.) |
20 |
20 |
Yes |
|
Min. Rear Setback (Ft.) |
15 |
15 |
Yes |
|
Min. Side Setback (Ft.) |
20 |
20 |
Yes |
|
Max. Height (Ft.) |
25 |
25 |
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 |
85 |
- |
- |
|
2 Parking Spaces/Two-Bedroom |
300 |
- |
- |
|
Total Parking Spaces |
385 |
450 |
Yes |
|
Garage Spaces |
116 |
116 |
Yes |
|
Carport Spaces |
77 |
186 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in PD-391 and Appendix W of the UDC. The table below summarizes these requirements.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
123,620 |
777,267 |
Yes |
|
Trees |
233 |
233 |
Yes |
|
Shrubs |
1,065 |
1,246 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
The applicant will construct a masonry wall along Great Southwest Pkwy and Forum Dr. The proposed screening wall is consistent with Forum Public Improvement District’s screening wall specifications.
Exterior Building Materials
The exterior building materials include vertical fiber cement siding, horizontal fiber cement siding, fiber cement shake siding, stone veneer, stucco, and brick. Facades that face and are visible from Great Southwest Pkwy or Forum Dr will be clad in 100% brick or stone.
VARIANCES:
The applicant is not requesting any variances.
RECOMMENDATION:
DRC recommends approval as proposed.
PZ RECOMMENDATION:
At its November 4, 2019 meeting, the Planning and Zoning Commission voted 7-1 to recommend approval of the Site Plan (Commissioner Connor made the motion, seconded by Commissioner Coleman. Commissioner Smith voted nay.)