From
Monica Espinoza
Title
S200703 - Site Plan - Jefferson at Grand Prairie (City Council District 6). Site Plan for a multi-family development with 23.03 dwelling units per acre on 16.5 acres. Tract 17, Stephen B McCommas Survey, Abstract No. 888, City of Grand Prairie, Dallas County, Texas, zoned PD-400, within the I-20 Corridor Overlay District, generally located south of I-20 on the west side of Vineyard Rd, and addressed as 1225 W Interstate 20. (On July 27, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for a multi-family development with 23.03 dwelling units per acre on 16.5 acres. Tract 17, Stephen B McCommas Survey, Abstract No. 888, City of Grand Prairie, Dallas County, Texas, zoned PD-400, within the I-20 Corridor Overlay District, generally located south of I-20 on the west side of Vineyard Rd, and addressed as 1225 W Interstate 20.
PURPOSE OF REQUEST:
The applicant intends to construct a multi-family development on 16.5 acres. Site Plan approval by City Council is required for any project involving multi-family use. Development at this location requires City Council approval of a Site Plan because the property is intended for multi-family use.
The purpose of site plan approval is to ensure that development meets requirements in the Unified Development Code (UDC), provides adequate circulation, and uses quality site planning techniques. The UDC identifies criteria for evaluating proposed developments. Criteria include density and dimensional standards, landscaping and screening requirements, and architectural design for special districts.
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-294B; PD-28 |
Undeveloped |
|
South |
SF-1 |
Church |
|
West |
PD-342; SF-1 |
QT, Hotel; Undeveloped |
|
East |
SF-1 |
Undeveloped, Single Family |
ZONING HISTORY:
• May 19, 2020: City Council approved a Zoning Change/Concept Plan (Case Number Z200303/CP200302) creating a PD-400, a Planned Development District for multi-family and commercial uses.
• The Preliminary Plat for Lots 1 and 2, Block 1 of Jefferson at Grand Prairie Addition is under concurrent review (Case Number P200705).
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant intends to develop 16.5 acres for multi-family use. The Site Plan includes 380 multi-family units in 14 residential buildings and one leasing/clubhouse building. The property includes a linear open space amenity that will connect to a trail system that will be designed around an existing pond. Trail amenities include seating, pet stations, and plaza gathering spaces. Other amenities include an outdoor kitchen with seating, a grill, and shade structure, a rectangular pool with a sun shelf feature, private yards for ground floor residents, and a fitness center in the leasing building.
A drive off of the I-20 frontage road will provide access to both the future commercial and proposed multi-family developments. The applicant is proposing to use an existing drive off of Lake Ridge Pkwy to provide access to the multi-family. This drive is located between the Quick Trip convenience store and Staybridge Hotel (currently under construction). The drive is located on hotel property. The applicant has obtained written permission from the property owner to make improvements and extend the existing access easement to the property line.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-400 with a base zoning of Multi-Family Three District; development is subject to the standards for PD-400 and 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 the density and dimensional requirements with one exception.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
12,000 |
715,740 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
1,267 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
618.42 |
Yes |
|
Front Setback (Ft.) |
30 |
30 |
Yes |
|
Rear Setback (Ft.) |
20 |
20 |
Yes |
|
Max. Height (Ft.) |
50 |
42.83 |
Yes |
|
Max. Density (DUA) |
26 |
24 |
Yes |
|
Max. One Bedroom (%) |
60 |
63 |
No |
Parking
The table below evaluates the parking requirements. The proposal does not meet the required amount of covered parking spaces, and garage parking spaces.
|
Table 3: Parking Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Total Parking Spaces |
580 |
580 |
Yes |
|
Garage |
30% |
19.8% |
No |
|
Carport |
20% |
10% |
No |
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 or exceeds the landscape and screening requirements.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
107,361 |
140,441 |
Yes |
|
Trees |
215 |
215 |
Yes |
|
Shrubs |
2,147 |
4,245 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Exterior Building Materials
The exterior finish materials include brick, stucco, and fiber cement siding. The proposed elevations meet the recommended design and building materials in Appendix W.
Appendix W Amenities
The applicant is providing amenities from the Environmentally Friendly Features, 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 |
|
Environmentally Friendly Features |
1 |
High Efficiency Windows |
|
Environmentally Friendly Features |
2 |
Recycling Program |
|
Environmentally Friendly Features |
2 |
Walking/Jogging Trails |
|
Environmentally Friendly Features |
3 |
LED or Low-Wattage Lighting |
|
Environmentally Friendly Features |
3 |
Bicycle Parking |
|
Environmentally Friendly Features |
3 |
Outdoor Recreation Spaces with Communal Features |
|
High-Quality Features or Designs |
1 |
Granite Countertops in Kitchens and Bathrooms |
|
High-Quality Features or Designs |
1 |
Upgraded Woodwork |
|
High-Quality Features or Designs |
2 |
Upgraded Light Fixtures |
|
High-Quality Features or Designs |
2 |
Walk-in Closets |
|
High-Quality Features or Designs |
2 |
Full-Size Stainless Steel Major Appliances |
|
Technology |
N/A |
App-Enabled Communication |
|
Technology |
N/A |
Wi-Fi Internet Access in Common Areas |
VARIANCES:
1. Maximum Percentage of One-Bedroom Units - the proposal includes 63% one-bedroom units when a maximum of 60% is allowed.
2. Garage Parking Spaces - the proposal includes 19.8% garages when 30% garages are required.
3. Covered Parking Spaces - the proposal includes 10% covered parking spaces when 20% is required.
ANALYSIS:
Appendix W states that multi-family developments meeting the recommended design standards may request two of the following:
1. Reduce required garage parking by 5%.
2. Increase maximum density or FAR by 20%.
3. Reduce required landscaped area by 5%.
4. Increase percentage of one bedroom units by 10%.
Since the proposed building elevations meet the recommended design and materials, the development qualifies for two of the items listed above. While the requested variances exceed what is allowed for developments that meet the recommended design, staff does not object to the requested variances. One unique aspect of the project is the linear open space amenity with connections to future trails around an existing pond. The site is designed and buildings configured to maximize this amenity. Staff believes that requiring additional garages would detract from the feature either by decreasing the area or by blocking views of the amenity.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval of the proposal as requested with the condition that the buildings are constructed with the materials and design shown on the building elevations.