From
Chris Hartmann
Title
S140502 - Site Plan - Villas Grand Prairie - 2255 Arkansas Lane (City Council District 4). Approve a site plan for a multi-family residential development. The 12.28-acre property, located at 2255 Arkansas Lane, is zoned Planned Development 341 (PD-341) District and is within the S.H. 161 Overlay District. The agent is Daniel Dewey, JBI Partners, Inc. and the owner is Kim McCaslin Schlieker, Multi Family Land, LLC. (On September 8, 2014, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a site plan for a multi-family residential development. The 12.28-acre property, located at 2255 Arkansas Lane, is zoned Planned Development 341 (PD-341) District and is within the S.H. 161 Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD - 82 w/ S.H. 161 Overlay District |
Single Family Detached Residential Development |
|
South |
SF-1 w/IH-20 Corridor Overlay District |
Undeveloped/Single Family |
|
East |
MF-1 w/ S.H. 161 Overlay District |
Multi-Family Development |
|
West |
Commercial (C) District |
Elementary School |
PURPOSE OF REQUEST:
The applicant is requesting approval of a site plan approval to construct a 249-unit multi-family development on the 12.28-acre parcel at 2255 Arkansas Lane.
BACKGROUND:
On October 15, 2013, the City Council voted to approve Ordinance Number 926-2013, which created PD 341 (Z131001).
On February 18, 2014, the City Council voted to amend the Comprehensive Plan to change the subject site from Medium Density Residential uses to High Density Residential Uses.
On March 18, 2014, an application was submitted for a site plan to develop 12.28 acres with a 249-unit multi-family residential development.
On August 29, 2014, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On August 28, 2014, a Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The undeveloped property is designated for High Density Residential (HDR) uses on the Future Land Use Map (FLUM). High Density Residential is characterized by having net density in excess of 12 dwelling units per net acre. The site plan proposes 20 dwelling units per acre. The proposal is consistent with the FLUM.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
PD 341 Provisions
The base zoning for the PD is MF-3. The following exceptions were granted by City Council as part of PD 341:
Ø Primary building materials will be 80% masonry with 20% simulated stone and stucco. The UDC requires 100% masonry.
Ø Unit composition is comprised of approximately 67% one-bedroom units within the complex. The UDC limits one-bedroom units to 50% of the complex.
Ø Covered parking will be enclosed on two sides with simulated stone rowlock and base to match the buildings. The UDC requires covered parking to be architecturally enclosed on three sides with brick or stone masonry material and be equipped with internal lighting.
Ø Roof pitch mixture of 3:12 and 5:12 slope. The UDC requires minimum roof pitch mixture of 6:12 and 10:12 slope.
Ø Use of nine-foot-wide garage doors. The UDC requires minimum of 10-foot-wide garage doors.
Ø Perimeter walls are not required. The UDC requires a cement fiberboard or wood fence along the eastern, southern, and western property lines.
PROPOSED PLANNED DEVELOPMENT REQUIREMENTS
Dimensional Requirements
The base zoning proposed for this location is Multi Family-Three (MF-3) District. The proposal meets all applicable minimum dimension requirements for the MF-3 zoning district. The following table provides detailed dimensional requirements information.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Lot Area |
12,000 sf |
535,070 sf |
Yes |
|
Minimum Lot Width |
100 ft |
312 ft |
Yes |
|
Minimum Lot Depth |
120 ft |
1,056 ft |
Yes |
|
Front Yard |
100 ft |
100 ft |
Yes |
|
Rear yard |
85 ft |
85 ft |
Yes |
|
Side Yard |
85 ft |
85 ft |
Yes |
State Highway 161 Corridor Overlay District
The subject site is part of District 1 of the S.H. 161 Overlay District. The Corridor Plan provides the vision for the manner in which land in the S.H. 161 corridor is planned and developed. The intended purpose is to create a more visually appealing highway corridor. Architectural design standards are applied to the District to encourage and promote articulated building designs to create a distinctive image for the Corridor. The Plan provides flexibility by allowing for diversity in architectural and design styles. The site plan proposal offers design and materials consistent with many of the provisions of the District.
Covered Parking and Garages
The UDC requires a variety of parking in association with multi-family developments. Article 10 requires multi-family developments to provide garage parking, covered parking, surface parking, and visitor parking. The following table provides an analysis of the parking requirements.
|
Standard |
Units |
Required |
Provided |
Meets |
|
1.25 spaces/1 bedroom unit |
166 |
208 |
|
|
|
2.0 spaces/2 bedroom unit |
83 |
166 |
|
|
|
Totals |
|
374 |
399 |
Yes |
In addition to providing the required amount of parking spaces, Article 10 requires a certain percentage of required parking be garage units and further requires that a percentage of those garages have direct accessibility to the units. The following provides information regarding the garage parking requirements.
|
Standard |
Total Parking |
Required |
Provided |
Meets |
|
Garages - 30% of total required parking |
374 |
113 |
113 |
Yes |
|
Direct Access Garages - 20% of required garages |
113 |
23 |
23 |
Yes |
Covered parking is also required. The quantity of covered parking spaces is discussed in the table below.
|
Standard |
Total Parking |
Required |
Provided |
Meets |
|
Covered Parking - 20% of total required parking |
374 |
75 |
78 |
Yes |
Article 10 requires dedicated guest parking be provided with the multi-family development. The table below provides information regarding the guest parking requirement. The site plan does not provide adequate guest parking per the UDC requirements. The applicant has employed Tandem Parking where garages exit to maximize the per unit number of spaces, which in turn offsets the reduced guest parking requirement. Tandem parking was included with the zoning change and was approved by the City Council as part of the exhibits associated with PD 341.
|
Standard |
Total Parking |
Required |
Provided |
Meets |
|
Guest Parking - 10% of total required parking |
374 |
38 |
33 |
No |
Landscape
The landscape plan is consistent with the conceptual landscape plan approved by with PD 341.
Elevations
The elevations proposed depict 90% masonry buildings with stucco and barrel tile roofs reminiscent of “Spanish Style” architecture. The proposed elevations are consistent with the conceptual elevations approved as part of PD 341.
Multi-family Unit Composition
The UDC limits one-bedroom units in multi-family developments to no more than 50% of the total units. Planned Development 341 allows the composition of one-bedroom units to exceed the 50% limit. The site plan indicates 67% of the units will be one-bedroom units; which is consistent with PD 341.
RECOMMENDATION:
Staff recommends approval of the site plan subject to the recommendation of the Development Review Committee.