From
Chris Hartmann
Title
Z191003/CP191003 - Zoning Change/Concept Plan - Bardin Road Mixed Use (City Council District 4). Zoning Change and Concept Plan for Multi-Family, Retail, Restaurants, and a Theater on 21.80 acres. Sheffield Village Phase IV, Block 3, City of Grand Prairie, Tarrant County, Texas, zoned PD-140, within the IH-20 Corridor Overlay District and the SH-360 Corridor Overlay District, and addressed as 3025 W IH-20. The agent is Brian Moore, applicant is Hamilton Peck, Hamilton Commercial LLC, and the owner is Jeremy Welman, Harkins Grand Prairie.(On October 7, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change and Concept Plan for Multi-Family, Retail, Restaurants, and a Theater on 21.80 acres. Sheffield Village Phase IV, Block 3, City of Grand Prairie, Tarrant County, Texas, zoned PD-140, within the IH-20 Corridor Overlay District and the SH-360 Corridor Overlay District, and addressed as 3025 W IH-20.
PURPOSE OF REQUEST:
The purpose of the request is to create a Planned Development District for multi-family, retail, restaurant, and cinema uses on 21.80 acres.
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-327; PD-37A |
Light Industrial, Commercial, Retail Uses |
|
South |
PD-140; PD-140B |
Medical Offices, Multi-Family, Undeveloped |
|
West |
City of Arlington |
SH 360; Industrial uses |
|
East |
PD-140 |
Concorde Career College |
HISTORY:
• September 13, 1983: City Council approved a request to create a Planned Development District (PD-140) for commercial, office, and single family detached uses. The subject property is part of a tract designated for Commercial use. Allowed uses for commercial tracts include: Community Unit Development, Hotel or Motel, and Condo - High Rise.
• February 15, 2005: City Council approved a Site Plan for Harkins Theatres (Case Number S050103).
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Concept Plan depicts the following:
• 9.698 acres of multi-family use at a density of 42 dwelling units per acre;
• 401 multi-family units in five buildings, one of which wraps around three sides of a five-level structured parking garage;
• 11.936 acres of commercial uses including a 40,700 sq. ft. cinema and almost 50,000 sq. ft. of retail and restaurants.
The focal point of the development is the Grand Lawn, a centrally located open space amenity. The three use components-multi-family, retail/restaurant, and cinema-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. Restaurants with outdoor dining areas face the Grand Lawn. Wide textured crosswalks will make it easy for people living in the apartments to walk to and use the Grand Lawn. The cinema includes an outdoor screen for outdoor viewing of movies on the Grand Lawn.
The entrance to the five-level wrapped parking garage is shown off of Bardin Road. There is a possibility that a vehicle that is denied entry to the garage could cause the queuing of vehicles onto Bardin Road. This potential issue will need to be addressed with the Site Plan.
Traffic Impact Analysis
The applicant submitted a Traffic Impact Analysis (TIA) to estimate the impact of the proposed development on traffic operations. The TIA includes the findings listed below.
• The intersection of I-20 Eastbound Frontage Road and Endicott Drive will continue to operate efficiently and at good Levels of Service.
• The driveways are anticipated to operate at good Levels of Service.
• Traffic operations at Bardin Road and Magna Carta Boulevard are anticipated to reach poor Levels of Service during peak hours and cannot be mitigated without the addition of a traffic signal; however, the projected traffic volumes are not sufficient to meet traffic signal warrants for the intersection.
• Future improvements to upgrade Bardin Road from a two-lane roadway to a four-lane roadway and installation of traffic signals will allow the intersections of Bardin Road at the frontage roads to operate at good Levels of Service.
• The intersection of Bardin Road at SH-360 Northbound Frontage Road currently operates at unacceptable Levels of Service. The addition of projected growth and site-related traffic will further degrade operations.
The TIA recommends installation of traffic signals at the Bardin Road and SH-360 interchange in order to provide acceptable traffic operations. While the proposed development will not cause the degraded operations, it will contribute. The Transportation Department recommends that the developer participate in the cost of signalizing the intersection of Bardin Road and SH-360.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Commercial/Retail/Office. A request to change the FLUM to Mixed Use is under concurrent review (CPA190601).
Mixed-use areas are intended to provide flexibility in order to encourage innovative, unique, and sustainable developments. Areas designated for Mixed Use include a mixture of non-residential and residential uses and require a well thought-out, master planned approach. Additionally, these developments should be designed around the pedestrian, with walkable connections to shopping and dining as key components.
The proposal is consistent with goals, policies, and objectives in the 2010 and 2018 Comprehensive Plans, including:
• Encourage development that will reduce urban sprawl;
• Encourage land use patterns that reflect a mix of integrated community uses;
• Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
DEVELOPMENT STANDARDS:
The applicant is proposing General Retail (GR) and Multi-Family Three (MF-3) as the base zoning districts.
Commercial development will be subject to uses and development requirements for GR with the following changes:
• Prohibit the following uses which are currently allowed with a Specific Use Permit: boat dealer, motorcycle dealer, laundry (self-serve), mini storage, auto parts sales (new), and variety store.
• Allow a Restaurant with Alcohol Sales Including Entertainment and Brewpub by right.
• Allow a Brewpub with one of the characteristics described in Article 11 of the UDC with approval of a Specific Use Permit.
• Increase the maximum allowable height to 60 ft. for the cinema.
• Allow a 120 ft. multi-tenant monument sign.
Multi-Family development will be subject to development standards for MF-3 with the following changes:
• Increase the allowable density to 42 dwelling units per acre.
• Increase the maximum allowable height to allow building three to be constructed at a height of 66 ft.
• Allow construction without a perimeter fence and gated entry.
• Provide at least 50% of required parking spaces in a structured parking garage and tuck-under garages instead of a combination of garages (30%) and carports (20%).
ANALYSIS:
The subject property is currently zoned PD-140 for commercial uses. The applicant is proposing a more restrictive base zoning district and to allow a Restaurant with Alcohol Sales Including Entertainment and Brewpub by right. These uses are consistent with developer’s vision for a mixed-use destination. The applicant is also proposing to increase the maximum allowable height to 60 ft. to for the cinema. This exceeds the maximum height for GR but is less than the 10 stories allowed by PD-140.
The developer has requested that the 120 ft. sign be considered as a part of the zoning request. Variances to sign requirements are typically processed separately from the zoning request as a Unified Signage Plan.
The subject property is currently zoned PD-140 and residential uses-Community Unit Development and Condo High-Rise-are allowed at this location. The definition of Community Unit Development does specify a particular housing type and states that the density should not vary from that of the district in which it is located. Condo High-Rise is defined as multi-family units with a condominium regime/association and higher than 75 feet. PD-140 does not establish a specific density. Staff’s interpretation written in 1994 states that while residential uses are allowed, the location, type and density must be approved as part of a Planned Development approval.
Establishing MF-3 as the base zoning district for this property will bring the zoning closer to conformance with current standards. The applicant is requesting four variances from MF-3:
1. Density: The proposed density of 42 dwelling units per acre exceeds the density of 26 dwelling units per acre allowed in MF-3.
2. Height: The proposed height for building three is 66 ft. It exceeds the maximum height of 60 ft. allowed in MF-3 but is less than the minimum height for Condo High-Rise allowed in PD-140.
3. Perimeter Fence and Gated Entry: A variance to this requirement will allow the multi-family to function as an integrated component of a walkable, mixed-use development.
4. Carports: The proposal does not include carports. Appendix W requires that carports account for 20% of required parking spaces and garages account for 30% of required parking spaces. The Concept Plan depicts a five-level parking garage and tuck-under garages that account for more than 50% of the required parking spaces.
The proposed development is the type and quality of place that Appendix F is intended to produce. The mix and integration of uses and presence and design of usable open space will create a unique destination.
RECOMMENDATION:
At its October 7, 2019 meeting the Planning and Zoning Commission recommended approval with staff conditions by a vote of 8-0.
The Development Review Committee (DRC) recommends approval of the Zoning Change/Concept Plan with the following conditions:
1. That the applicant participates in the cost of a traffic signal at the intersection of Bardin Rd and 360.
2. That variances to sign requirements be requested through a Unified Signage Plan following approval of the zoning change.
3. That the final design of the parking garage entry be configured so that garage traffic does not back up onto Bardin Rd.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 21.083 ACRES OF LAND OUT OF THE JOHN MOODY SURVEY, ABSTRACT NO. 1007, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING A PORTION OF BLOCK 3 OF PHASE IV SHEFFIELD VILLAGE, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, FROM PLANNED DEVELOPMENT-140 DISTRICT TO A PLANNED DEVELOPMENT FOR MULTI-FAMILY AND GENERAL RETAIL USE; 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 rezone and reclassify said property from its classification of Planned Development-140 District to a Planned Development for Multi-Family and General Retail Use; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 7, 2019, 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 8 to 0 to recommend approval to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of Planned Development-140 District to a Planned Development for Multi-Family and General Retail Use; 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 October 15, 2019, 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 all 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 from its classification of Planned Development-140 District to a Planned Development for Multi-Family and General Retail Use; 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:
SECTION 1.
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 from its classification of Planned Development-140 District to a Planned Development for Multi-Family and General Retail Uses; as described and depicted in Exhibit A - Boundary Description.
SECTION 2.
THAT the purpose of this planned development is to establish appropriate restrictions and development controls necessary to ensure predictable land development, safe and efficient vehicular and pedestrian circulation, compatible uses of land and compliance with appropriate design standards.
SECTION 3.
A. Development shall generally comply with Exhibit B - Concept Plan and Exhibit C - Conceptual Images.
B. Commercial development shall comply with the development standards for General Retail District with the exceptions and additions listed below.
1. The following uses are prohibited: boat dealer, motorcycle dealer, laundry (self-serve), mini storage, auto parts sales (new), and variety store.
2. The following uses are allowed by right: Restaurant with Alcohol Sales Including Entertainment and Brewpub (as defined in Article 30 of the Unified Development Code).
3. A Specific Use Permit is required for the operation of a brewpub or distillery having at least one of the following characteristics:
i. The physical size of all operations within a single building exceeds 20,000 square feet or the cumulative physical size of operations within multiple buildings exceeds 20,000 square feet, including brewery rooms, tasting rooms, commercial kitchens, and dining areas;
ii. The property or properties on which operations are proposed exceeds one total acre;
iii. Any uses, other than food service meeting the definition of a restaurant, are requested concurrently with the brewpub which share a demised space with the brewpub or whose business operates as an integral part of the brewpub, including live entertainment, event space, hotel, or retail space when the retail area exceeds 1,000 square feet;
iv. 30% or more of alcohol sales come from alcoholic beverages, liquor, beer, wine, or spirits produced outside the planned development district;
v. The operator is required by TABC to obtain a mixed-beverage license and/or late hours permit, or for any operation associated with a brewpub with business hours which extend beyond midnight;
vi. More than 10,000 barrels of liquor, beer, or distilled spirits in any combination are produced annually at the location;
vii. Sales or consumption of liquor, beer, or distilled spirits occur within 300 feet of uses listed in Section 4.8.6 of the UDC.
4. The maximum allowable height for the cinema shall be 60 feet.
C. Multi-Family development shall comply with the development standards for Multi-Family Three District with the exceptions and additions listed below:
1. The maximum allowable density shall be 42 dwelling units per acre.
2. The maximum allowable height for building three and structured parking shall be 66 feet.
3. The requirement for a perimeter fence with gated entry shall not apply.
4. Garages and parking spaces in the structured parking garage shall account for at least 50% of the required parking.
5. The final design of the structured parking garage entry shall be configured so that garage traffic does not back up onto Bardin Road.
D. The developer shall participate in the cost of a traffic signal at the intersection of Bardin Road and SH-360.
E. Variances to sign requirements shall be requested through a Unified Signage Plan following approval of the zoning change.
SECTION 4. THAT a Site Plan shall be reviewed and approved by the City Council prior to the issuance of any building permits.
SECTION 5. THAT it is further provided, that in case a section, clause, sentence, or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair, or invalidate the remainder of this Ordinance.
SECTION 6. THAT all ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 7. 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 October, 2019.
Ordinance No. 10756-2019
Zoning Case No. Z191003/CP191003
Planned Development No. 395