From
Chris Hartmann
Title
Z170802/CP170801 - Planned Development Request/Concept Plan - Lake Ridge Townhouse Mixed Use (City Council District 4). A request to rezone 29.7 acres to a Planned Development District for residential and commercial uses. The proposed planned development includes 8.97 acres of townhomes, 16.18 acres of townhomes for active adults, and 4.55 acres for commercial uses. The subject property is generally located west of Lake Ridge Parkway on the north and south side of S. Grand Peninsula Drive, zoned Planned Development-298A (PD-298A) District, and within the Lakeridge Overlay District. The agent is Robert Baldwin, Baldwin Associates and the owner is Ben Luedtke, Peninsula Investment Limited Partnership. (On August 7, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner David Jones, AICP
Recommended Action
Approve
Analysis
ADJACENT LAND USES AND ACCESS:
North: England Parkway. An undeveloped tract of land, zoned PD-298A District for commercial uses, is north of England Parkway.
South: S. Grand Peninsula Drive is south of the tract of land proposed for townhomes for active adults. Grand Prairie Fire Station Number 10 and The Enclave at Mira Lagos, a multi-family residential development, are south of South Grand Peninsula Drive. Undeveloped land, owned by the US Army Corp of Engineers, and Lakeshore Village, a residential townhome development, are south of the tract of land proposed for townhomes.
East: Lake Ridge Parkway. Undeveloped land, zoned PD-2097B and PD-297A for multi-family, commercial, and mixed use, is east of Lake Ridge Parkway.
West: Single family residences of Mira Lagos East are west of the tract of land proposed for townhomes for active adults. Grand Prairie Fire Station Number 10 and The Enclave are west of the tract proposed for townhomes.
PURPOSE OF REQUEST:
The purpose of the request is to create a Planned Development District for market townhomes, townhomes for active adults (55+), and commercial uses on 29.7 acres. The subject property is currently zoned PD-298A District for General Retail uses. The proposed Planned Development District contains 4.55 acres for General Retail, 16.18 acres of townhomes for active adults (55+), and 8.97 acres of market townhomes.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Both townhome developments include amenities, walking trails, and outdoor spaces. A rear-entry, two-car garage wil be provided for each townhome. The townhome development for active adults is a gated townhome community with a private street. It serves as a transition from the single-family residences on the west to future commercial development on the east.
Townhomes along South Grand Peninsula and England Parkway face the street to create an urban-style housing design. An ornamental wrought iron fence and landscape buffer will be provided along South Grand Peninsula, England Parkway, and Lake Ridge Parkway so that units relate to the streetscape rather than facing a solid masonry wall.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates the area proposed for age-restricted townhomes and commercial as Commercial/Retail. Commercial/Retail development includes office, service, and retail. Commercial is consistent with the FLUM; townhomes are not.
The FLUM designates the area for townhomes as Low Density Residential. Low Density Residential includes residential development with a density of 0-6 dwelling units per net acre. The proposed density for the townhomes is 9.7 dwelling units per acre. The FLUM equates this density with Medium Density Residential. The proposal is not consistent with the FLUM.
DENSITY AND DIMENSIONAL IMPACTS:
Commercial development will conform to the provisions for General Retail (GR) District in the Unified Development Code (UDC) and Lakeridge Parkway Overlay District. Residential townhome development will conform to the proposed development standards and the provisions for Single Family-Townhouse (SF-T) District in the Unified Development Code (UDC).
|
Table 1: Proposed Development Standards |
|
Standard |
Proposed |
|
Maximum Density |
12.5 |
|
Minimum Living Area (Sq. Ft.) |
1,150 to 1,299 = 25% |
|
|
1,300 = 75% |
|
Lot Size |
1,680 |
|
Lot Width |
21 |
|
Lot Depth |
75 |
|
Front Setback |
0 |
|
Rear Setback |
5 From property line, 7 from alley pavement |
|
Rear Arterial Setback |
15 (ROW >80) |
|
Side on Street Setback |
15 (ROW >80) |
|
Maximum Height |
35 |
|
Maximum Lot Coverage |
80% (Porches & Patios Not Included) |
|
Minimum Masonry |
80% |
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 9-0.
Staff cannot recommend full support of the request because it is inconsistent with the FLUM. Staff has concerns that a portion of land designated for commercial use is being developed for residential use. However, a later phase of this development would include some commercial development. Staff recommends that the front yard setback of the townhomes be 5 feet to accommodate landscaping of the individual lots along Grand Peninsula and England Pkwy.
Body
ORDINANCE NO. 10323-2017
PLANNED DEVELOPMENT NO. 365
ZONING CASE NO. Z170802/CP170801
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 30.04 ACRES OF LAND SITUATED IN THE BBB&C CO SURVEY, ABSTRACT NO. 1700, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND AS MORE FULLY DESCRIBED BELOW, FROM PLANNED DEVELOPMENT 298A (PD-298A) DISTRICT FOR GENERAL RETAIL USES TO A PLANNED DEVELOPMENT DISTRICT FOR TOWNHOMES AND GENERAL RETAIL USES; 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 change the zoning designation of said property from Planned Development-298A (PD-298A) District to a Planned Development District for Townhomes and General Retail Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 7, 2017, 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 9 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Planned Development-298A (PD-298A) District to a Planned Development District for Townhomes and General Retail Uses; 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 August 15, 2017, 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 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, changing the zoning from its classification of Planned Development-298A (PD-298A) District to a Planned Development District for Townhomes and General Retail Uses 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:
I.
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 the following described area from its classification of Planned Development-298A (PD-298A) District to a Planned Development District for Townhomes and General Retail Uses;
Description of Land:
30.04 ACRES OF LAND SITUATED IN THE BBB&C CO SURVEY, ABSTRACT NO. 1700, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND, AS DESCRIBED IN THE ATTACHED EXHIBIT A - LEGAL DESCRIPTION AND DEPICTED IN THE ATTACHED EXHIBIT B - LOCATION MAP INCORPORATED HEREIN BY REFERENCE.
II.
PURPOSE AND INTENT
A. The purpose and intent of this zoning ordinance is to create a development framework that encourages and supports higher standards usually found in a master planned community. Standards on infrastructure, landscaping, and construction are intended to provide for high quality residential development.
B. The homeowners association (HOA) is intended to provide for the review, maintenance, and enforcement of HOA design and other internal development standards and to ensure resources are available for the care of the common elements and amenities of the community.
C. The public improvement district (PID) is intended to ensure resources are available for the care of the public elements of the community, which are typically limited to the perimeter wall and landscaping between the perimeter wall and public street right-of-ways.
III.
RESIDENTIAL DESIGN GUIDELINES
A. The development shall be in substantial conformance, as determined by the Planning Director or designee, with the attached Exhibit C - Concept Plan incorporated herein by reference. The Concept Plan is intended to be a graphic depiction of the likely lot and block configuration, street layout and amenity plan of the development. It is not intended to constitute a final design or approval, implied or otherwise, of the development. The ultimate development design will be based on the development standards herein contained and/or site limitations at the time of final platting.
B. The development shall include landscaping and open spaces that are planned and coordinated throughout the development. The development shall be in substantial conformance, as determined by the Planning Director or designee, with the attached Exhibit C - Concept Plan.
C. All utilities shall be placed below ground, except for major high voltage transmission lines.
D. All streets, driveways, and vehicular circulation areas shall be constructed of concrete. Temporary parking and drive areas for model homes may be asphalt.
IV.
DEVELOPMENT STANDARDS FOR RESIDENTIAL TOWNHOMES
A. Any zoning, land use requirements and restrictions not contained within this Planned Development Ordinance shall conform to those requirements for Single Family Townhouse (SF-T) District in the Unified Development Code (UDC), as amended.
B. A planned development Site Plan shall be approved by the City of Grand Prairie City Council prior to the issuance of any building permits.
C. A Preliminary Plat and Final Plat shall be reviewed and approved by the City of Grand Prairie Planning and Zoning Commission prior to the issuance of any building permits.
D. Density and Dimensional Requirements
The Residential Active Adult (55+) Townhomes and Residential Townhomes shall be in conformance with density and dimensional standards as shown on the attached Exhibit D - Density and Dimensional Table, incorporated herein by reference, with said standards being more particularly described below.
1. The number of dwelling units shall not exceed a density of 12.5 units per acre.
2. Lot size shall be a minimum of 1,680 square feet.
3. Lot width shall be a minimum of 21-feet.
4. Lot depth shall be a minimum of 75-feet.
5. Lot coverage shall not exceed 80%. Covered and uncovered porches and patios shall not be included in the calculation of lot coverage.
6. No minimum front or side setback shall be required, except as provided below.
7. The rear yard setback shall be a minimum of 5-feet from the rear property line or 7-feet from alley pavement.
8. The side or rear yard setback of lots along S. Grand Peninsula Drive, England Parkway, or Lake Ridge Parkway shall be a minimum of 15-feet.
9. The side yard setback of lots that side onto S. Grand Peninsula Drive or England Parkway and contain a townhome with a front door facing S. Grand Peninsula or England Parkway may be treated as a front yard setback.
9. The side or rear building separation shall be a minimum of 10-feet, excluding covered patios and porches.
10. Minimum living area shall be 1,150 square feet.
11. At least seventy-five percent (75%) of all platted residential lots shall contain a minimum living area of 1,300 square feet or greater.
12. The building height shall not exceed 35-feet at the top plate of wall framing.
E. All townhouse units shall have two garage parking spaces directly accessible to the main housing unit.
F. Exterior construction shall be predominately composed of masonry materials.
1. Residential Active Adult (55+) Townhomes: A minimum of eighty percent (80%) of all exterior wall surfaces shall be structurally designed for and constructed of masonry and/or stone.
a. This percentage shall be determined as the net square footage of wall excluding doors, windows, dormers, areas under porches one-story in height, and areas under other architectural projections. The wall is considered to be the area below the fascia board at the roof line.
b. Masonry shall be defined as stone or standard size, full-width brick.
c. A minimum of twenty percent (20%) of each residential cluster building shall be clad in stone. The stone material shall be of a size, shape, and proportion that is different from standard size, full-width brick.
2. Residential Townhomes: A minimum of eighty percent (80%) of all exterior wall surfaces shall be structurally designed for and constructed of cementitious siding (as defined in the most recently adopted building code), masonry, and/or stone.
a. This percentage shall be determined as the net square footage of the wall excluding doors, windows, dormers, areas under porches one-story in height, and areas under other architectural projections. The wall is considered to be the area below the fascia board at the roof line.
F. Repeat brick or cementitious siding color shall not be used on adjacent residential cluster buildings. Adjacent means directly next to and sharing an interior property line.
G. Roof shingles shall be a 30-year warranty type.
H. A unifying design theme shall be provided for amenities and streetscape elements with provision for centralized property management to be in place.
1. The developer shall provide a centralized mail delivery kiosk located on a common lot. The mail kiosk shall be maintained by the HOA.
2. A mandatory property-owners association and/or a public improvement district (“PID”) shall be created to enforce the restrictions contained in this ordinance at the expense of the property owners association and/or PID, and said association and/or PID shall also maintain required masonry screening walls, street landscaping, monument signage, common irrigation, and other common areas within the development. Documentation establishing such district and/or association shall be required at the time of final plat review.
V.
LANDSCAPING AND SCREENING STANDARDS FOR RESIDENTIAL TOWNHOMES
A. The developer shall provide an ornamental wrought iron fence with decorative masonry or stone columns along England Parkway, Lake Ridge Parkway, and S. Grand Peninsula Drive.
1. Decorative masonry or stone columns shall be spaced at a maximum of 50-feet.
2. The ornamental wrought iron fence shall be a minimum of six-feet in height along England Parkway, Lake Ridge Parkway, and the north side of S. Grand Peninsula Drive.
3. The ornamental wrought iron fence shall be four-feet in height along the south side of S. Grand Peninsula Drive.pa
B. The developer shall provide a five-foot landscape buffer along the western boundary of each townhouse development. The landscape buffer shall contain a minimum of one evergreen ornamental tree every 35 feet.
C. The developer shall provide a six-foot board on board wood fence and a five-foot landscape buffer along the eastern boundary of the Residential Active Adult (55+) Townhomes development. The landscape buffer shall contain a minimum of one evergreen ornamental tree every 35 feet.
D. The developer shall provide a 15-foot landscape buffer along Lake Ridge Parkway, England Parkway, and Grand Peninsula Drive. The landscape buffer shall contain a minimum of one evergreen tree or one ornamental tree every 35 feet.
E. Each residence at the time of occupancy shall have the following minimum landscaping:
1. One minimum 15-gallon ornamental tree. Tree species shall be in accordance with the City of Grand Prairie approved tree list contained in Article 8 of the UDC.
2. Front yard shrubs shall be provided for each residence in any size increment totaling a minimum of 30-gallons.
3. Residential lots shall be fully sodded in accordance with the requirements of the UDC.
VI.
DEVELOPMENT STANDARDS FOR GENERAL RETAIL USES
A. Development standards for all general retail uses shall conform to those requirements for the General Retail (GR) District and the Lakeridge Parkway Overlay District in the UDC. A planned development Site Plan shall be reviewed and approved by the City prior to issuance of any building permits.
VII.
All appeals to the density, dimensional, architectural, and land use requirements of this Ordinance, as well as appeals to other applicable requirements of the Unified Development Code relating to this Ordinance, shall require an amendment to this Ordinance. Such amendment shall be considered by the Planning and Zoning Commission and the City Council at a public hearing.
VIII.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
IX.
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 15th day of August, 2017.
ORDINANCE NO. 10323-2017
PLANNED DEVELOPMENT NO. 365
ZONING CASE NO. Z170802/CP170801