From
Chris Hartmann
Title
S141201 - Site Plan - Timberview Ranch Apartments (City Council District 4). Approve a site plan to construct and operate a multi-family residential development. The 17.84-acre property is generally located south of S.H. 360 and west of Mirabella Boulevard (S.L. Ferrell Survey, Abstract 516 Tracts 2C02, 2A05, and 2A04A), is zoned Planned Development 346 (PD-346) and is within the S.H. 360 Overlay District. The agent is Brian Rumsey, Cross Architects and the owner is Spencer Byington, SWBC Timberview Ranch Apartments. (On December 1, 2014, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a site plan to construct and operate a multi-family residential development. The 17.84-acre property is generally located south of S.H. 360 and west of Mirabella Boulevard (S.L. Ferrell Survey, Abstract 516 Tracts 2C02, 2A05, and 2A04A), is zoned Planned Development 346 (PD-346) and is within the S.H. 360 Overlay District.
ADJACENT LAND USES AND ACCESS:
Direction |
Zoning |
Existing Use |
North |
Agriculture (A) with S.H. 360 Overlay District |
Undeveloped |
South |
Agriculture (A) with S.H. 360 Overlay District |
Religious Institution |
East |
Agriculture (A) with S.H. 360 Overlay District |
Undeveloped |
West |
S.H. 360 and City of Arlington |
Highway and City of Arlington |
PURPOSE OF REQUEST:
The applicant is requesting site plan approval for the 17.64 acres from Agriculture District (A) to a Planned Development (PD) District for Multi Family-Three District (MF-3) uses. The proposed Planned Development District is based on MF-3 District provisions adopted in the Unified Development Code (UDC) with some modifications. The proposed PD also includes conceptual site plan, conceptual elevations, and conceptual landscape plan.
BACKGROUND:
On July 15, 2014, the City Council approved Ordinance Number 9738-2014, which established PD-346 for multi-family residential development.
On October 14, 2014, an application was submitted to develop the subject property with a 304-unit multi-family development.
On November 14, 2014, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On November 13, 2014, a Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The majority of the undeveloped property is designated as Mixed Use (MU) on the Future Land Use Map (FLUM). The FLUM identifies development in this category should include residential, personal service and some limited office uses in a pedestrian oriented development. The proposed PD would allow 17 dwelling units per acre; which would be High Density Residential designation. The proposal is inconsistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
PD DIMENSION REQUIREMENTS AND UDC ANALYSIS:
The base zoning for the PD-346 is MF-3 with the exception of the following:
Ø Primary building materials will be 80% simulated stone with 20% stucco for façades facing S. H. 360. These façades are considered primary façades. The UDC requires 100% masonry.
Ø Primary building materials will be 50% simulated stone with 50% stucco for façades facing internal driveways. These façades are considered primary façades. The UDC requires 100% masonry.
Ø Primary building materials will be 30% simulated stone with 70% stucco for façades facing courtyards. These façades are considered secondary façades. The UDC requires 90% masonry with a maximum of 25% accent masonry or stone.
Ø Unit composition is comprised of approximately 69.4% one-bedroom units within the development. The UDC limits one-bedroom units to 50% of the complex.
Ø Covered parking will be enclosed on two sides with simulated stone and stucco. The UDC requires covered parking to be architecturally enclosed on three sides with brick or stone masonry material and be equipped with internal lighting.
Ø Roof pitch throughout the development is 5:12. The UDC requires minimum roof pitch mixture of 6:12 and 10:12 slope.
Ø Use of nine-foot-wide garage doors. The UDC requires minimum of 10-foot-wide garage doors.
Ø Seventy-five foot side yard setbacks have been provided. The UDC requires 85 feet.
Ø Seventy-Five foot rear yard setbacks have been provided. The UDC requires 85 feet.
Dimensional Requirements
The base zoning proposed for this location is Multi Family-Three (MF-3) District. The proposal meets all applicable minimum dimension requirements for the MF-3 zoning district. The following table provides detailed dimensional requirements information.
Standard |
Required |
Provided |
Meets |
Minimum Lot Area |
12,000 sf |
768,398sf |
Yes |
Minimum Lot Width |
100 ft |
1,970 ft |
Yes |
Minimum Lot Depth |
120 ft |
585ft |
Yes |
Front Yard |
100 ft |
100 ft |
Yes |
Rear yard |
85 ft |
75 ft |
No |
Side Yard |
85 ft |
75 ft |
No |
State Highway 360 Corridor Overlay District
The subject site is part Area 3 of the S.H. 360 Overlay District. The Corridor Plan provides the vision for the manner land adjacent to S.H. 161 are planned and developed. The intended purpose is to provide support for the development of a unified area within S.H. 36 Corridor as a retail and commercial destination. It is also intended to foster opportunities for the establishment of mixed-use residential, retail, and office uses that are planned and designed in a unified manner.
The recommended architectural style for the S.H. 360 Overlay District is termed Prairie Modern. The architectural style and features proposed differ from the Overlay District recommendation. The proposed elevations provides graphic detail regarding the building design and materials proposed.
Landscape
The landscape plan that was submitted with this site plan application does not meet the minimum requirements of the UDC and Appendix F. Staff provided detailed comments to the applicant to no avail. Staff is recommending a condition that the landscape plan meet all of the minimum City requirements prior to submission of the mylars for approval by the Planning Director or his designee.
Elevations
The elevations depict six three-story building types and one two-story building type with stucco and simulated stone. The elevations are consistent with the masonry composition, form, and roof pitch approved by City Council as part of PD-346.
Covered Parking and Garages
A total of 450 parking spaces are required for this development; 611 have been provided. Of the required spaces 135 are required to be direct access; 135 have been provided. In addition to direct access parking the project is required to include 90 covered parking spaces, 45 guest parking spaces, and 180 surface parking spaces. The proposal includes 90 covered parking spaces, 45 guest parking spaces, and 218 surface spaces, respectively. The quantity of parking required is met by this proposal.
The PD ordinance allowed the project to be developed with 9-foot-wide garage doors instead of 10-foot-wide doors. The proposal meets the requirements of the PD.
Multi-family Unit Composition
The PD ordinance allows the property to develop with 69.4% of the complex as one-bedroom units. The proposal is consistent with the PD ordinance.
RECOMMENDATION:
The site plan and the building elevations are consistent with the PD ordinance, the UDC, and Appendix F. The landscape plan as submitted is not. Staff is recommending approval of the proposal subject to the following conditions:
1. All DRC conditions shall be met.
2. Prior to approval of the mylars by the Planning Director or their designee, the applicant shall submit a site plan that addresses the outstanding issues provided in the DRC comments letter forwarded to them on October 31, 2014.
3. Prior to approval of the mylars by the Planning Director or their designee, the applicant shall submit a landscape plan that addresses the outstanding issues provided in the DRC comments letter forwarded to them on October 31, 2014.
4. Prior to approval of the mylars by the Planning Director or their designee, the applicant shall submit a landscape plan that complies with all of the applicable regulations contained in the PD-346 ordinance, the Unified Development Code, and Appendix F of the Unified Development Code.