From
Chris Hartmann
Title
S190607 - Site Plan - Lakes at Grand Prairie (City Council District 4). Site Plan for Lakes at Grand Prairie, a 140-unit, multi-family development on 7.15 acres. Tract 6D and 5C, Jerome Lynn Survey, Abstract No. 972, City of Grand Prairie, Tarrant County, Texas, zoned PD-255B, within SH-360 Corridor Overlay District, and generally located east of SH-360 and south of Doryn Dr. The agent is John Bezner, Civil Point Engineers, the applicant is Vino Patel, MPH Partners, and the owner is Robert Barham, KP Development Partners, LP. (On June 3, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Hillside at Grand Prairie, a 140-unit, multi-family development on 7.15 acres. Tract 6D and 5C, Jerome Lynn Survey, Abstract No. 972, City of Grand Prairie, Tarrant County, Texas, zoned PD-255B, within SH-360 Corridor Overlay District, and generally located east of SH-360 and south of Doryn Dr.
PURPOSE OF REQUEST:
The applicant intends to construct a 137-unit multi-family development on 7.15 acres. Any multi-family development or 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 being developed for multi-family use, zoned PD-255B, and within the SH 360 Corridor Overlay District.
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-267 |
Undeveloped |
|
South |
A |
Undeveloped (Floodway and Floodplain) |
|
West |
A |
Single Family Residential |
|
East |
PD-255A |
Single Family Residential |
HISTORY:
• May 1, 2001: City Council approved a Zoning Change (Case Number Z010403) creating PD-255, a planned development district for Single Family, Retail/Commercial, and Multi-Family uses.
• March 15, 2005: City Council approved a Zoning Change (Case Number Z050301) amending the acreages of Commercial and Residential uses (PD-255B).
• February 19, 2019: City Council approved a Zoning Change/Concept Plan (Case Number Z190201/CP190201) creating PD-255B, a planned development district for Multi-Family and Commercial uses.
• The applicant has submitted a Final Plat for the property (Case Number P190701), which is currently under Staff review.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The 137-unit multi-family development will be accessible from Doryn Drive with an emergency access/exit-only drive on Magna Carta Blvd. The Site Plan shows an access easement that extends past the proposed drive to the west property line. This is intended to provide the property to the west with access from Doryn Drive in the event that it is developed for commercial use in the future.
The proposed three-story building surrounds a courtyard which will feature a pool and outdoor space. Other amenities include a fitness center, library, theater-media room, salon, and dog park.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-255B with a base zoning of Multi-Family Three District; development is subject to the standards for Multi-Family Three District in the Unified Development Code (UDC). The following table evaluates the density and dimensional standards of the proposed development. The proposal meets or exceeds the density and dimensional requirements.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Max. Density (Units Per Acre) |
26 |
20 |
Yes |
|
Min. Living Area (Sq. Ft.) |
600 |
653 |
Yes |
|
Max. Single-Bed Units (%) |
65 |
65 |
Yes |
|
Min. Area (Sq. Ft.) |
12,000 |
310,452.12 |
Yes |
|
Min. Width (Ft.) |
100 |
535.25 |
Yes |
|
Min. Depth (Ft.) |
120 |
524.83 |
Yes |
|
Min. Front Setback (Ft.) |
30 |
68 |
Yes |
|
Min. Rear Setback (Ft.) |
51 |
200 |
Yes |
|
Max. Height (Ft.) |
60 |
41 |
Yes |
Parking
The table below evaluates the parking requirements. The proposal meets the required total parking spaces, covered parking spaces, and garage parking spaces.
|
Table 3: Parking Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Total Parking Spaces |
208 |
217 |
Yes |
|
Garage |
52 |
56 |
Yes |
|
Carport |
63 |
64 |
Yes |
The applicant has made adjustments to the site based on the planned development standards approved by Council. The Site Plan now shows an area of 12 parking spaces adjacent to the west property line. This parking area isn’t consistent with the approved Concept Plan. Given this inconsistency and the distance of the parking area from the building, Staff recommended that the applicant designate this area as reserve parking. This area will remain as green space. When the development is fully leased and if additional parking is required, the owner will construct the additional parking spaces.
At the June 3, 2019 meeting, the Planning and Zoning Commission discussed the possibility of visitors parking along Magna Carta Blvd and Doryn Dr and how to prevent this from happening. "No Parking" signs are currently posted along Magna Carta Blvd. This allows the City of Grand Prairie Police Department (GPPD) to issue tickets to people who park their vehicles along Magna Carta Blvd. Currently, there are no signs posted along Doryn Dr. This means that GPPD is not able to issue tickets to people who park their vehicles along Doryn Dr. As a part of their recommendation, the Planning and Zoning Commission added the condition that the City installs "No Parking" signs along Doryn Dr.
Landscape and Screening
The property is subject to landscape and screening requirements in Appendix W of the UDC. The table below summarizes these requirements. The proposal meets the landscape and screening requirements.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
46,568 |
150,000 |
Yes |
|
Trees |
93 |
94 |
Yes |
|
Shrubs |
932 |
1,000 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Exterior Building Materials
The exterior finish materials include stone, brick, stucco, and fiber cement siding. Appendix W requires that a single material, texture, or color not exceed 60% of a façade. The proposed elevations meet this requirement.
Appendix W Amenities
The applicant is providing amenities from the High-Quality Features or Designs, and Technology categories. Table 5 lists the amenities in each category. The proposal meets Appendix W requirements for amenities.
|
Table 5: Appendix W Amenities |
|
Category |
Tier |
Amenity |
|
High-Quality Features or Designs |
1 |
Granite countertops |
|
High-Quality Features or Designs |
1 |
Upgraded woodwork |
|
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 |
|
Technology |
N/A |
App-enabled functionality for door locks and electronics |
|
Technology |
N/A |
Wi-fi internet access in common areas |
EXCEPTIONS OR APPEALS:
The applicant is not requesting any exceptions or appeals.
RECOMMENDATION:
On June 3, 2019, the Planning and Zoning Commission recommended approval with the conditions below by a vote of 7-0.
1. The parking area shown on the Site Plan as reserve parking shall remain open space and that the parking spaces shall only be constructed if demand arises.
2. The applicant shall coordinate with North Texas Tollway Authority (NTTA) on appropriate noise abatement and acknowledge that NTTA will not provide additional noise mitigation.
3. The City shall install “No Parking” signs along Doryn Dr.
The Development Review Committee (DRC) recommends approval with the following conditions:
1. The parking area shown on the Site Plan as reserve parking shall remain open space and that the parking spaces shall only be constructed if demand arises.
2. The applicant shall coordinate with North Texas Tollway Authority (NTTA) on appropriate noise abatement and acknowledge that NTTA will not provide additional noise mitigation.