From
Chris Hartmann
Title
CPA190201 - Comprehensive Plan Amendment - from Commercial to Mixed Use (City Council District 1). A Comprehensive Plan Amendment of Tract 6, Elizabeth Gray Survey, Abstract No. 517, City of Grand Prairie, Dallas County, Texas, zoned PD-12, Planned Development in the SH 161 Corridor Overlay and located at the northeast corner of SH 161 and Dickey Road. The owner/applicant is the City of Grand Prairie. (On March 4, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Request to amend the Future Land Use Map from Commercial/Retail/Office to Mixed-Use for a mixed-use development on approximately 6.33 acres on property described as Tract 6, Elizabeth Gray Survey, Abstract No. 517, City of Grand Prairie, Dallas County, Texas and addressed as 870 SH 161.
PURPOSE OF REQUEST:
The applicant requests to construct a development consisting of a single phase of high density multi-family development and a single phase of commercial development to create a horizontal mixed-use development. The request is for a change from Commercial/Retail/Office designation to Mixed-Use. The 2018 update to the Comprehensive Plan defines these categories as follows:
Commercial/Retail/Office (pp. 58, 59):
“Commercial uses are more intense than retail establishments, yet also provide goods and services for the public. Examples of commercial establishments would include hotel, automotive services, and big box retailers.”
“Retail land use is intended to provide for a variety of restaurants, shops, grocery stores, and personal service establishments. Retail uses require high visibility locations and should be located in high-traffic areas such as along arterial roadways.”
“Office areas provide for low- to medium-rise suburban-scale developments. Generally, permitted uses include corporate, professional, medical and financial offices as well as offices for individuals and non-profit organizations. These areas can also serve as a lower intensity transitional use to adjacent residential areas.”
Mixed-Use (p. 58):
Areas with this land use designation are intended for an appropriately planned mixture of non-residential and residential uses. They are referred to as mixed-use because it is envisioned that these areas would be integrated developments of retail, public, office, and entertainment, with a residential component appropriately blended into larger scale buildings that would otherwise be used to support those uses independently. Mixed-use areas are intended to provide flexibility for the City and the development community in order to encourage innovative, unique, and sustainable developments. Residential uses in mixed-use developments have begun to appeal to seniors or younger generations. Walkable connections to shopping and dining should be key components of the mixed-use areas.”
ANALYSIS:
Staff believes that the requested amendment reflects the development potential of the parcel. Although the property sits at a high-traffic intersection, visibility and access are likely too limited to maintain a traditional retail development. The parcels to the north along the 161 frontage road leading up to Desco are flatter, with better visibility and access, and could more realistically serve as the commercial/retail/office component of the larger area bordered by 161, Dickey Rd., S. Carrier Pkwy., and Desco Ln. This area already has already partially developed as garden office west of S. Carrier Pkwy., multi-family between Dickey Rd and Desco Ln and patio homes north of Desco Ln. Staff believes that high-density residential development, as a component of a mixed-use development, would benefit and enhance the overall area
Staff further finds that a mixed-use proposal at this location conforms to Objective 2 of the 2010 Comprehensive Plan by reducing sprawl and providing integrated community uses in one development on an infill lot. The proposal also conforms to Objective 3 by locating higher density residential uses along two arterial roadways, SH-161 and Dickey Rd.
The proposal fulfills several sustainability goals of the 2018 Comprehensive Plan Update, particularly page 115 which reads “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. Housing variety improves resiliency to fluctuations in the housing market and helps ensure the housing needs for all City residents are met.” By adding to housing choices available in the area and bring more residents to the fringes of Downtown and the Central Business District, thereby enhancing the demographics of central Grand Prairie.
RECOMMENDATION:
DRC recommends approval of the requested amendment to the Future Land Use Map.
At its March 4, 2019 meeting, the Planning and Zoning Commission voted 9-0 to recommend approval.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE 2018 FUTURE LAND USE MAP, A COMPONENT OF THE 2018 COMPREHENSIVE PLAN, TO CHANGE THE CLASSIFICATION FOR 6.202 ACRES OUT OF THE ELIZABETH GRAY SURVEY, ABSTRACT NO. 517, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, LOCATED AT THE NORTHEAST CORNER OF THE INTERSECTION OF SH 161 AND DICKEY ROAD, AND AS MORE FULLY DESCRIBED BELOW, CHANGING THE DESIGNATION FROM COMMERCIAL/RETAIL/OFFICE TO MIXED USE; AND MAKING THIS ORDINANCE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, Section 1.11.5.1 of the Unified Development Code of the City of Grand Prairie, Texas stipulates that the Planning and Zoning Commission shall conduct a public hearing and make recommendations to the City Council on amendments to the Comprehensive Plan; and
WHEREAS, Notice was given of a public hearing on proposed amendments to the Comprehensive Plan to be held by the Planning and Zoning Commission of Grand Prairie, Texas, in the City of Grand Prairie Development Center, 206 W. Church Street, at 6:30 P.M. on March 4, 2019, such Notice of the time and place of such hearing having been given at least ten (10) days prior to such hearing by publication in the Fort Worth Star Telegram, Fort Worth, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, after consideration of said amendment, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 9 to 0 to recommend approval to the City Council of Grand Prairie, Texas, that said Comprehensive Plan should be approved since its provisions are in the public interest and will promote the health, safety and welfare of the community; 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 P.M. on March 19, 2019, to consider the advisability of amending the Comprehensive Plan as recommended by the Planning and Zoning Commission, 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, Fort Worth, Texas, a newspaper of general circulation in such municipality.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1.
THAT the Future Land Use Map for 2018 Comprehensive Plan for the City of Grand Prairie be amended and revised and described as follows:
A. Change the current classification of Commercial/Retail/Office to Mixed Use on property delineated in Exhibit A - Boundary Description, being 6.202 ACRES OUT OF THE ELIZABETH GRAY SURVEY, ABSTRACT NO. 517, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, LOCATED AT THE NORTHEAST CORNER OF THE INTERSECTION OF SH 161 AND DICKEY ROAD,
SECTION 2.
THAT if any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provisions and such holding shall not affect the validity of the remaining portions thereof.
SECTION 3.
THAT this ordinance shall be in full force and effect from and after its passage, approval and publication.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, THIS the 19TH OF MARCH 2019.
CASE NO. cpa190201
orDINANCE NO. 10614-2019