From
Chris Hartmann
Title
S200302 - Site Plan - Prairie Gate Phase 2 and Aerofirma Office at I-20 and Westcliff Rd. (Commissioner Hedin/City Council District 2). Site Plan for Prairie Gate Phase 2, a three-story multi-family development and a 7,935 square foot office building. 10.45 acres out of the Thomas J Tone Survey, Abstract No. 1460, City of Grand Prairie, Dallas County, Texas, zoned PD-19, in the IH-20 Corridor Overlay, west of Westcliff Rd., north the IH-20 Service Road and south of Fish Creek Rd. The applicant is Chase Debaun, Aerofirma Corporation and the owner is Isibelle DeBaun, David Nicklas Foundation. (On March 9, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
Savannah Ware, AICP, Senior Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Prairie Gate Phase 2, a three-story multi-family development and a 7,935 square foot office building. 10.45 acres out of the Thomas J Tone Survey, Abstract No. 1460, City of Grand Prairie, Dallas County, Texas, zoned PD-19, in the IH-20 Corridor Overlay, west of Westcliff Rd., north the IH-20 Service Road and south of Fish Creek Rd.
PURPOSE OF REQUEST:
The applicant intends to construct a three-story, 205-unit multi-family complex on approximately 8.5 acres and an 8,000 square foot office building with two metal storage buildings on approximately 2 acres. Any multi-family development as well as any development in a planned development district or overlay district requires City Council approval of a Site Plan. Development at this location requires site plan approval by City Council because the property is zoned PD-19 and is within the ID-20 Overlay District.
ADJACENT LAND USES AND ACCESS:
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-305 |
Single-Family Residential |
|
South |
PD-23 |
IH-20; Church |
|
West |
PD-20 |
Fish Creek Forest Preserve |
|
East |
PD-18 |
Former Fun City; Single-Family Residential; Undeveloped |
HISTORY:
• S170606, 2017: City Council approved Prairie Gate Apartments, Phase 1 consisting of 264 units.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
There are two proposed uses on the property, multi-family residential and general office with accessory indoor storage. The multi-family will have access from Fish Creek Road and also from Phase 1. The offices will have access from Westcliff Road. No access is allowed from the IH-20 Frontage Road. While the primary uses are allowed within PD-19, the applicant is requesting several variances from the requirements of the Unified Development Code.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The property is subject to density and dimensional requirements in Article 6 of the Unified Development Code (UDC). The following table summarizes these requirements. The proposal meets the density and dimensional requirements.
|
Table 2a: Site Data Summary (Multi-Family) |
|
Standard |
Required MF-3 |
Provided |
Meets |
|
Min. Lot Area (Sq. Ft.) |
12,000 |
387,390 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
833 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
400 |
Yes |
|
Front Setback (Ft.) |
30 |
80 |
Yes |
|
Rear Setback (Ft.) |
45+1 over 30 in ht. |
70 |
Yes |
|
Max. Height (Ft.) |
60 |
40 |
Yes |
|
Parking (1.25 per 1 bed + 2 per 2 bed) |
310 (150 + 160) |
350 |
Yes |
|
Garage Parking/Covered Parking |
93 (30%) / 62 (20%) |
85 (27%) /131 (42%) |
No/Yes |
|
Table 2b: Site Data Summary (Office) |
|
Standard |
Required GR |
Provided |
Meets |
|
Min. Lot Area (Sq. Ft.) |
5,000 |
52,000 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
358 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
223 |
Yes |
|
Front Setback (Ft.) |
25 |
100 |
Yes |
|
Rear Setback (Ft.) |
20 |
20 |
Yes |
|
Max. Height (Ft.) |
25 |
20 |
Yes |
|
Parking (Office 1 per 325 SF min/max) |
25 |
30 |
No |
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 and Appendix F of the UDC. The table below summarizes these requirements. The proposal meets or exceeds the landscape and screening requirements with the exception of parking lot trees.
|
Table 3a: Landscape & Screening Requirements (Multi-Family) |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
58,190 |
99,086 |
Yes |
|
Site Trees |
117 |
117 |
Yes |
|
Street Trees |
41 |
41 |
Yes |
|
Parking Lot Trees |
14 |
14 |
Yes |
|
Shrubs |
1,164 |
1,164 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
|
Table 3b: Landscape & Screening Requirements (Office) |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
10,872 |
26,459 |
Yes |
|
Site Trees |
21 |
39 |
Yes |
|
Street Trees |
16 |
16 |
Yes |
|
Parking Lot Trees |
3 |
3 |
Yes |
|
Shrubs |
218 |
218 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Building Design
The building is primarily clad in cement fiber and stucco siding with stone and metal panel accents. The following tables address Appendix F building requirements:
|
Table 4a: Material Percentages (Multi-Family) |
|
Facade |
Percentage |
|
North |
|
|
South |
|
|
West |
|
|
East |
|
|
Table 4b: Amenities (Multi-Family) |
|
Environmentally-Friendly (Tier 1) |
|
High-Efficiency Windows |
|
Native Drought-Resistant Plants |
|
Smart Technology |
|
Environmentally-Friendly (Tier 2) |
|
Walking Trail |
|
Environmentally-Friendly (Tier 3) |
|
LED Lighting |
|
Outdoor Recreation Features |
|
Dog Park |
|
High-Quality Features (Tier 1) |
|
Granite Countertops |
|
Upgraded Flooring |
|
Upgraded Cabinetry |
|
High-Quality Features (Tier 2) |
|
Upgraded Light Fixtures |
|
Full-Size Appliances |
|
Walk-in Closets |
|
Technology |
|
USB ports in all units |
|
App-Enabled Functionality |
|
App-Enabled Communication |
|
WiFi in Common Areas |
|
Table 5a: Windows Percentages (min. 50% length) |
|
Facade |
Windows |
|
North |
162/686 (24%) |
|
South |
90/686 (13%) |
|
West |
114/690 (17%) |
|
East (Primary) |
121/838 (14%) |
|
Total |
487/2,900 (17%) |
|
Table 5b: Covered Walkways (min. 25%) |
|
Facade |
Covered Walkways |
|
North |
0 |
|
South |
0 |
|
West |
0 |
|
East |
0 |
|
Table 6a: Site Design Menu Items (min. 2 required) |
|
None provided |
|
|
|
Table 6b: Building Menu Items (min. 6 required) |
|
Stone Accent (17%) |
|
Color Contrast |
|
Articulated Public Entrance |
|
Articulation Elements |
|
Enhanced Windows |
|
Table 6c: Sustainability Menu Items (min. 2 required) |
|
Native and Drought-Tolerant Species |
|
Wi-Fi (.5) |
|
Pollinator Friendly Flowers (.5) |
VARIANCES:
1. Metal Buildings: The applicant proposes to construct two 16 foot tall metal storage buildings measuring approximately 2,400 square feet and 900 square feet.
2. Gravel Surface: All surfaces on which vehicles are to be driven are required to have concrete paving. The applicant requests a gravel surface for the yard in front of the storage buildings.
3. Windows Percentages: Appendix F requires windows along 50% of the total building length. Windows are shown along 17% of the length of the building. Windows are required equaling 30% of street facing façades. Only the east facade is street facing and shows windows on 14% of the overall square footage.
4. Covered Walkways: The applicant is not providing covered walkways along the sides of the office building.
5. Excess Parking Spaces: The applicant requests to exceed the required parking by 5 spaces for the office building.
RECOMMENDATION:
On March 9, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0.
The Development Review Committee (DRC) recommends approval with the following conditions:
• Pave all access drives per city specifications;
• Provide masonry on all building facades that are visible from IH-20 mainlanes or frontage road or screen with vegetation that metal facades are not visible.