From
Chris Hartmann
Title
CPA190801 - Comprehensive Plan Amendment to change the Future Land Use Map from Open Space/Drainage and Mixed Use to Mixed Use on 14.27 acres. 14.27 acres out of the Hein Bilsmirer Tract 3 & 11 Abstract No. 111, and Pablo Mansola Tract 1 Abstract No. 993, Dallas County, City of Grand Prairie, Texas, zoned “SF-4” Single-Family Four Residential District and “CO” Commercial Office District within the Highway 161 Corridor, generally located northeast of the intersection of Highway 161 and Hill Street addressed as 1614 Hill Street, 1610 Hill Street, and 906 Hwy 161.
City Council Action: September 17, 2019
Presenter
Nyliah Acosta, Planner
Recommended Action
Approve
Analysis
SUMMARY:
Request to amend the Future Land Use Map from Open Space/Drainage and Mixed Use to Mixed Use for a multi-family and commercial development on 14.27 acres out of the Hein Bilsmirer Abstract Tract 3 & 11 No. 111, and Pablo Mansola Tract 1 Abstract No. 993, City of Grand Prairie, Dallas County, Texas, zoned “SF-4” Single-Family Four Residential District and “CO” Commercial Office District within the Highway 161 Corridor, generally located northeast of the intersection of Highway 161 and Hill Street addressed as 1614 Hill Street, 1610 Hill Street, and 906 Hwy 161.
PURPOSE OF REQUEST:
The applicant is requesting to construct a high density multi-family and retail/restaurant development. The request is for a change from Open Space/Drainage and Mixed Use designation to Mixed Use on the Future Land Use Map (FLUM). The 2018 update to the Comprehensive Plan defines these categories as follows:
Mixed Use (pg. 58 of the Comprehensive Plan):
Areas with this land use designation are intended for an appropriately planned mixture of non-residential and residential uses. They are referred to as mixed-use because it is envisioned that these areas would be integrated developments of retail, public, office, and entertainment, with a residential component appropriately blended into larger scale buildings that would otherwise be used to support those uses independently. Mixed-use areas are intended to provide flexibility for the City and the development community in order to encourage innovative, unique, and sustainable developments. Residential uses in mixed-use developments have begun to appeal to seniors or younger generations. Walkable connections to shopping and dining should be key components of the mixed-use areas. There are two types of mixed-use - vertical and horizontal. Vertical mixed-use (sometimes referred to as New Urbanism) incorporates multiple uses in one building on different floors. For example, a building could have shops and dining on the first floor and residential and office on the remaining floors. Horizontal mixed-use is defined generally as different land uses on different lots in one area, and is not intended to be included with this description. The following are policies to guide mixed-use areas:
• A well thought-out, master planned approached is needed to make certain these development types are coordinated with surrounding developments.
• Mixed-use design should be oriented around the pedestrian.
• Buildings should be placed near the front property line and should be oriented towards the street.
• Mixed-use development should be located at high points of visibility, such as along arterials and collectors
Open Space/Drainage (pg. 61 of the Comprehensive Plan):
The Open Space/Drainage category primarily comprises of floodplains located along the many waterways running through Grand Prairie. These areas should be preserved as public and neighborhood‐oriented open spaces, and incorporate trails and drainage corridors which are left in a naturalistic state. Impacts on these areas should be closely considered when intense uses are proposed within close proximity.
ANALYSIS:
The development would introduce density into an area that is currently a mix of single-family and multi-family. With the close proximity to SH 161, the development would provide the necessary component to attract retail amenities and restaurant uses to service the area and transition to a mixed use area. Staff believes that high-density residential development would benefit and enhance the underutilized parcels.
The proposal is also in alignment with several goals within the Comprehensive Plan to include: promoting and enhancing economic development, and providing a mix of housing options by allowing a mix of densities to create housing variety that strengthens the housing market to help ensure there is housing for different income levels, ages and lifestyles.
RECOMMENDATION:
Development Review Committee (DRC) recommends approval of the requested amendment to the FLUM.
At its Spetember 9, 2019 meeting, Planning and Zoning Comission recommended approval by a vote of 6-1
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE 2018 FUTURE LAND USE MAP, A COMPONENT OF THE 2018 COMPREHENSIVE PLAN, TO CHANGE THE CLASSIFICATION FOR 14.27 ACRES OUT OF THE HEIN BILSMIRER TRACT 3 & 11 ABSTRACT NO. 111, AND PABLO MANSOLA TRACT 1 ABSTRACT NO. 993, DALLAS COUNTY, CITY OF GRAND PRAIRIE, TEXAS, 1614 HILL STREET, 1610 HILL STREET, AND 906 HWY 161, CHANGING THE DESIGNATION FROM OPEN SPACE/DRAINAGE AND MIXED USE TO MIXED USE; AND MAKING THIS ORDINANCE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, Section 1.11.5.1 of the Unified Development Code of the City of Grand Prairie, Texas stipulates that the Planning and Zoning Commission shall conduct a public hearing and make recommendations to the City Council on amendments to the Comprehensive Plan; and
WHEREAS, Notice was given of a public hearing on proposed amendments to the Comprehensive Plan to be held by the Planning and Zoning Commission of Grand Prairie, Texas, in the City Hall Plaza Building, at 6:30 P.M. on September 9, 2019, such Notice of the time and place of such hearing having been given at least ten (10) days prior to such hearing by publication in the Fort Worth Star Telegram, Fort Worth, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, after consideration of said amendment, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 6 to 1 to recommend approval to the City Council of Grand Prairie, Texas, that said Comprehensive Plan should be approved since its provisions are in the public interest and will promote the health, safety and welfare of the community; 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 P.M. on September 17, 2019, to consider the advisability of amending the Comprehensive Plan as recommended by the Planning and Zoning Commission, 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, Fort Worth, Texas, a newspaper of general circulation in such municipality.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1.
THAT the Future Land Use Map for 2018 Comprehensive Plan for the City of Grand Prairie be amended and revised and described as follows:
A. Change the current classification of Open Space/Drainage and Mixed Use to Mixed Use on property delineated in Exhibit A - Location Map, BEING 14.27 ACRES OUT OF THE HEIN BILSMIRER TRACT 3 & 11 ABSTRACT NO. 111, AND PABLO MANSOLA TRACT 1 ABSTRACT NO. 993, DALLAS COUNTY, CITY OF GRAND PRAIRIE, TEXAS, GENERALLY LOCATED NORTHEAST OF THE INTERSECTION OF HIGHWAY 161 AND HILL STREET ADDRESSED AS 1614 HILL STREET, 1610 HILL STREET, AND 906 HWY 161.
SECTION 2.
THAT if any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provisions and such holding shall not affect the validity of the remaining portions thereof.
SECTION 3.
THAT this ordinance shall be in full force and effect from and after its passage, approval and publication.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, THIS the 17TH DAY OF SEPTEMBER, 2019.
ORDINANCE NO. 10709-2019
CASE NO. CPA190801