From
Monica Espinoza, Executive Assistant
Title
S201101 - Site Plan - Hamilton Bardin Village Phase 1 (City Council District 4). Site Plan for Phase 1 of Hamilton Bardin Village, which includes 405 multi-family units in five buildings with a five-story parking garage on 9.647 acres, a 43,874 sq. ft. movie theater on 5.147 acres, and open space on .93 acres. Sheffield Village Addition Phase 4, 5, and 6, Block 3, Lot B, City of Grand Prairie, Tarrant County, Texas, zoned PD-395, within the SH-360 Corridor Overlay District, generally located south of I-20, east of SH-360, and north of Bardin Rd, and addressed as 3025 W I-20. (On November 9, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for a phased mixed-use development of multi-family, retail, restaurant, and a theater on 16.551 acres. Sheffield Village Phase IV, Block 3, City of Grand Prairie, Tarrant County, Texas, zoned PD-395, within the I-20 and SH-360 Corridor Overlay District, generally located south of I-20 on the east side of Bardin Rd, and addressed as 3025 W IH-20.
PURPOSE OF REQUEST:
The applicant intends to construct Phase One of a mixed-use development for multi-family, retail, restaurant, and a theater on 16.551 acres. Site Plan approval by City Council is required for development within a Corridor Overlay District or any project involving multi-family use. Development at this location requires City Council approval of a Site Plan because the property is within the I-20 and SH-360 Corridor Overlay Districts and intended for multi-family use.
The purpose of site plan approval is to ensure that development meets requirements in the Unified Development Code (UDC), provides adequate circulation, and uses quality site planning techniques. The UDC identifies criteria for evaluating proposed developments. Criteria include density and dimensional standards, landscaping and screening requirements, and architectural design for special districts.
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-37A; PD-327 |
Light Industrial, Commercial, Retail |
|
South |
PD-140 |
Medical Offices, Multi-Family |
|
|
PD-140B |
Undeveloped |
|
West |
City Limits |
City Limits |
|
East |
PD-140 |
Concorde Career College; Church |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
This 21.80-acre, horizontal mixed-use development is anchored by Alamo Drafthouse, a 43,874 sq. ft. movie theater. Phase One of the project includes the theater, 405 multi-family units, and a common open space amenity. The multi-family development includes five residential buildings, one of which wraps around three sides of a five-level structure parking garage.
The three use components - multi-family, retail/restaurant, and theater - are physically and functionally organized around the Grand Lawn. Buildings frame the space to create a consistent edge and screen surface parking from the open space.
The development will be accessible from Bardin Rd and the I-20 frontage road. The primary internal drives will be constructed with Phase One and include on-street parallel parking spaces. PD-395 requires the developer to participate in the cost of signalizing the intersection of Bardin Rd and SH-360. The applicant will continue to coordinate with the Transportation Department on the timing of intersection improvements.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-395 with a base zoning of Multi-Family Three (MF-3) and General Retail (GR). The following tables evaluate the density and dimensional standards of the proposed development. The proposal meets the density and dimensional requirements.
|
Table 2: Site Data Summary for Commercial Uses (Lot 2) |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
5,000 |
224,250 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
394.3 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
579.42 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
0 |
0 |
Yes |
|
Max. Height (Ft.) |
60 |
57.83 |
Yes |
|
Table 3: Site Data Summary for Multi-Family (Lot 1) |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
12,000 |
420,216 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
1,226.25 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
344 |
Yes |
|
Front Setback (Ft.) |
30 |
25 |
No |
|
Rear Setback (Ft.) |
45 |
39 |
No |
|
Max. Height (Ft.) |
66 |
56.3 |
Yes |
|
Max. Density (DUA) |
42 |
42 |
Yes |
|
Max. One Bedroom (%) |
60 |
60 |
Yes |
Parking
Both lots provide the required number of parking spaces for their associated use. The multi-family portion of the development includes a five-level structured parking garage and some tuck-under garages. Garage spaces account for more than 50% of the required parking spaces, meeting the requirements for PD-395.
Landscape and Screening
The property is subject to landscape and screening requirements in Appendix F and Appendix W of the UDC. The proposal meets or exceeds the landscape and screening requirements.
Exterior Building Materials
The multi-family exterior finish materials include brick, stucco, wood slat, and fiber cement siding. The proposed elevations meet the recommended design and building materials in Appendix W. The theater exterior materials include patterned tilt wall concrete panels, painted tilt wall concrete panels, and architectural metal panels. The north facade includes a painted mural that accounts for 17% of the area of the facade. Any mural outside of the Central Area (CA) zoning district requires City Council approval.
Project Amenities
Both the multi-family and theater must provide amenities. Appendix W requires multi-family developments to provide amenities from three categories:
• environmentally friendly features
• high-quality features or designs
• technology
Appendix F requires commercial developments to provide amenities from four categories:
• usable open space and pedestrian linkages
• site design and building orientation
• building design
• healthy, smart, and sustainable community
The tables below summarize the amenities included in the project. Both the multi-family and theater meet the requirements.
|
Table 5: Appendix W Amenities |
|
Category |
Tier |
Amenity |
|
Environmentally Friendly Features |
1 |
Reservation of existing natural resources |
|
Environmentally Friendly Features |
1 |
Electric car charge station |
|
Environmentally Friendly Features |
1 |
High efficiency windows |
|
Environmentally Friendly Features |
2 |
Efficient roofing material |
|
Environmentally Friendly Features |
2 |
Recycled or locally sourced materials |
|
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 |
Single dog park (included in Area C) |
|
High-Quality Features or Designs |
1 |
Granite Countertops in Kitchens and Bathrooms |
|
High-Quality Features or Designs |
1 |
Upgraded Flooring |
|
High-Quality Features or Designs |
1 |
10-foot ceilings |
|
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 |
8-foot doors leading to each room of a unit |
|
Technology |
N/A |
Wi-Fi Internet Access in Common Areas |
|
Table 6: Appendix F Amenities |
|
Menu Item |
Category |
|
Enhanced Usable Open Space |
Usable Open Space & Pedestrian Linkages |
|
Ceremonial Drive |
Site Design & Building Orientation |
|
Park Once Environment |
Site Design & Building Orientation |
|
Color Contrast |
Building Design |
|
Specialty Accent |
Building Design |
|
Articulated Public Entrance |
Building Design |
|
Roof Profile Variation |
Building Design |
|
Articulation Elements |
Building Design |
|
70% Native Plants |
Healthy, Smart & Sustainable Community |
|
Ride Sharing Drop-Off |
Healthy, Smart & Sustainable Community |
|
Pollinator Friendly Flowers |
Healthy, Smart & Sustainable Community |
|
Curbless Pedestrian Focused Streets |
Alternative Compliance |
VARIANCES:
1. Exterior Color - the west building elevation includes a red metal panel that accounts for 17% of the facade, which exceeds the 10% allowed in Appendix F.
2. Required Windows - the proposal does not meet the 30% window requirement for the north facade or the window requirement for the whole building.
3. Setbacks - the articulation bump-outs on the multi-family buildings encroach the setback by five feet along the south and west property lines. Multi-family buildings are setback 40 feet from the internal lot line to the north. The UDC requires a rear yard setback of at least 45 feet.
4. Landscape Buffer - Appendix F requires a 30 ft. landscape buffer along streets. The landscape buffer along the I-20 frontage road is 25 ft.
5. Parking Lot Design - Appendix F requires concrete pedestrian paths between rows of parking spaces and tree islands every 10 parking spaces. The proposal does not include concrete pedestrian paths and the number of parking spaces between tree islands exceeds 10 spaces.
ANALYSIS:
Staff does not object to the variances to the building design of the theater. Although the use of a primary color exceeds what is allowed, it seems proportional to the size and scale building. The proposed use is a movie theater - it isn’t feasible to provide the required windows. The change in materials, building articulation, and mural create visual interest and help reduce the perceived scale of the buildings. Staff believes that the design meets the intent of Appendix F.
The site design and mix of uses create a unique development. The requested variances contribute to the overall development by allowing buildings to be placed so that they frame the internal streets and aggregating open space into a single usable open space.
RECOMMENDATION:
On November 9, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0.
The Development Review Committee (DRC) recommends approval.