From
Chris Hartmann
Title
S190801 - Site Plan - Lynn Creek Apartments (City Council District 4). Site Plan for Lynn Creek Apartments, a 278-unit multi-family development on 15.6 acres. Tract 4, 5B, and 6C of Jerome C. Lynn Survey, Abstract No. 972, City of Grand Prairie, Tarrant County, Texas, zoned PD-255A, within the SH 360 Corridor Overlay District, addressed as 2500 Webb Lynn Rd, and generally located east of SH 360 and south of Lynn Creek/Mildred Walker Pkwy. The agent is Reece Flanagan, Harris Kocher Smith, the applicant is Josh Basler, AD Spanos, and the owner is Robert Barham, KP Development Partners, LP. (On August 5, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 4-3).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Lynn Creek Apartments, a 278-unit multi-family development on 15.6 acres. Tract 4, 5B, and 6C of Jerome C. Lynn Survey, Abstract No. 972, City of Grand Prairie, Tarrant County, Texas, zoned PD-255A, within the SH 360 Corridor Overlay District, addressed as 2500 Webb Lynn Rd, and generally located east of SH 360 and south of Lynn Creek/Mildred Walker Pkwy.
PURPOSE OF REQUEST:
The applicant intends to construct a 278-unit multi-family development on 15.6 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-255A, 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: Zoning and Land Use |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-255A |
Gas Well Padsite, Floodplain and Floodway |
|
South |
PD-255A |
Single Family Residential |
|
West |
PD-255A |
Undeveloped |
|
East |
PD-255A; A |
Single Family Residential; Floodplain and Floodway |
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).
• A Preliminary Plat for the proposed development is under concurrent review (Case Number P190801).
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The 270-unit multi-family development will be accessible from Lynn Creek/Mildred Walker Parkway with an emergency access only drive about 170 feet west of the main entry. The Site Plan depicts a four-story residential building, three courtyard areas, a one-story clubhouse, and dog park. Other amenities include a pool, outdoor kitchen areas with grills, and patio/game area.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-255A for multi-family use; development is subject to the standards for in PD-255A. The following table evaluates the density and dimensional standards of the proposed development.
|
Table 2: Site Data Summary |
|
Standard |
PD-255A |
Provided |
Appendix W** |
|
Max. Density (Units Per Acre) |
21 |
17.8 |
26 |
|
Max. Units Per Building |
12 |
278* |
- |
|
Min. Living Area Studio (Sq. Ft.) |
- |
540* |
- |
|
Min. Living Area 1 Bedroom (Sq. Ft.) |
690 |
690 |
600 |
|
Min. Living Area 2 Bedrooms (Sq. Ft.) |
980 |
997 |
- |
|
Min. Living Area 3 Bedrooms (Sq. Ft.) |
1,100 |
- |
- |
|
Max. Single-Bed Units (%) |
50 |
51.1* |
60 |
|
Min. Area (Sq. Ft.) |
16,000 |
681,104 |
12,000 |
|
Min. Width (Ft.) |
100 |
830 |
100 |
|
Min. Depth (Ft.) |
120 |
819.5 |
120 |
|
Min. Front Setback (Ft.) |
100 |
63* |
30 |
|
Min. Rear Setback (Ft.) |
116 |
192.2 |
45+ |
|
Min. Side Setback (Ft.) |
116 |
52* |
45+ |
|
Max. Height (Ft.) |
35 |
41* |
60 |
*Denotes that a variance is required.
**PD-255 was written in 2001 and amended in 2005; multi-family standards have been revised since then. A column summarizing current multi-family standards found in Appendix W is included as a point of reference.
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 |
|
1.25 Parking Spaces/One-Bedroom |
178 |
- |
- |
|
2 Parking Spaces/Two-Bedroom |
272 |
- |
- |
|
Total Parking Spaces |
450 |
450 |
Yes |
|
Garage Spaces (% of Total) |
30 |
24.8 |
No |
|
Carport (% of Total) |
20 |
26.4 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 of the UDC. The table below summarizes these requirements.
The applicant is proposing to create an artificial lot to exclude a portion of the lot from landscape calculations. The area being excluded is a strip of undevelopable land about 190 ft. wide. The UDC defines an artificial lot as a portion of a one acre or larger tract that contains the area to be developed as an individual project and that encompasses all improvements, including parking related to the project. The applicant is including this strip to calculate the density and excluding it from the landscape calculations.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Required w/ Artificial Lot |
Provided |
|
Landscape Area (Sq. Ft.) |
102,166 |
64,979 |
64,979 |
|
Trees |
205 |
130 |
130 |
|
Shrubs |
2,044 |
1,300 |
1,300 |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Multi-family developments are required to erect a masonry wall on property lines adjacent to any property which is zoned for single family residential uses. The eastern property line of the subject property is adjacent to property which is zoned (and developed) for single family residential uses. Easements run along this property line, creating a strip of undevelopable land approximately 190 ft. wide between the property line and proposed improvements.
The applicant has proposed three options for providing the required masonry wall:
1. Provide an eight ft. masonry wall along the property line;
2. Provide an eight ft. masonry wall on the other side of the easements adjacent to proposed improvements; or
3. Escrow funds for the HOA to construct the wall.
Staff would consider the third option as a variance to the requirement for a wall because there is nothing the City can do to ensure the wall is constructed prior to issuing a certificate of occupancy.
Exterior Building Materials
The exterior building materials include fiber cement siding, fiber cement lap siding, stone veneer, stucco, and two types of brick.
EXCEPTIONS OR APPEALS:
The applicant is requesting the following variances:
1. Maximum Number of Units Per Building: PD-255A limits the number of units per building to 12. The applicant is proposing a single building with 278 units.
2. Minimum Living Area for Studio Units: PD-255A requires a minimum unit size of 690 sq. ft. for one bedroom units. The proposal includes studio units that are 540 sq. ft.
3. Maximum Number of Single-Bed Units: PD-255A allows one-bedroom units for up to 50% of total units. The proposal includes 51.1% one-bedroom units.
4. Minimum Front Setback: The proposal provides a 63 ft. front setback when 100 ft. is required.
5. Minimum Side Setback: The proposal provides a 52 ft. side setback when 116 ft. is required.
6. Maximum Allowable Height: The proposed building has a height of 41 ft. from the finished floor elevation, or a height of 51.5 ft. from the average front yard grade. There is a distance of about 350 ft. between the residential building and property line of adjacent single family development. The applicant has submitted a graphic illustrating this distance and line of site (page one of Exhibit C - Building Elevations).
7. Required Garage Parking Spaces: Garage parking spaces account for 24.8% of the total required parking spaces when garages are required to account for 30%.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 4-3 with the condition that the developer is responsible for ensuring that the wall is constructed prior to issuance of the certificate of occupancy.
The Development Review Committee recommends approval with the condition that the developer construct the wall before the City issues the certificate of occupancy (option one or two).