From
Chris Hartmann
Title
Z170202/CP170201 - Zoning Change/Concept Plan - General Retail and add approximately 19 acres of Urban Residential and Multi Family (City Council District 2). A request for approval of a Concept Plan to establish access and circulation for general retail and multi- family residential uses on 39.22 acres. The subject property is addressed as 3600 Robinson Road, generally located at the northeast corner of S. Highway 161 and S. Forum Drive, zoned Planned Development 294 (PD-294) District, and within the SH 161 Corridor Overlay District. The agent is Rob Parsons, Gateway Planning, the applicant is Charlie Anderson, TA Land Fund LP, and the owner is Rick O'Brien, Campbell-Mayfield Road LP. (On March 6, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
Assistant City Manager Bill Crolley
Recommended Action
Approve
Analysis
PURPOSE OF REQUEST:
The applicant intends to develop a horizontally mixed-use development with retail and multi-family residential uses. The purpose of the request is to rezone 39.22 acres from PD-294 for General Retail uses to PD-294D for General Retail and Multi-Family uses. The proposed regulations are intended to ensure predictable land development, safe and efficient vehicular and pedestrian circulation, compatible uses of land and compliance with appropriate design standards.
In addition to amending the general retail development standards created by the original planned development, the proposal establishes the following:
• Multi-family use and development standards for a portion of the property,
• Mandatory access and circulation, and
• Design principles to achieve intended characteristics and quality design.
ADJACENT LAND USES:
The following table summarizes the zoning designation and land use of surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-294 for General Retail Uses |
Undeveloped |
|
South |
PD-294; PD-294B |
Undeveloped |
|
West |
PD-331 for Commercial Uses |
Undeveloped |
|
East |
Single Family-Two |
Single Family Residential (Cross Timbers Addition) |
|
|
Office-One |
Undeveloped |
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Mixed Use (MU). Mixed Use development should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development. The proposed use is consistent with the FLUM.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant intends to develop a horizontally mixed-use development. Horizontal mixed-use development combines single-use buildings on distinct parcels in a range of land uses. The proposal features two elements: a hybrid of conventional and walkable retail development and an urban residential housing type.
Retail Development
The Concept Plan depicts 125,000 square feet of retail, two hotels, and 18,000 square feet of restaurants clustered around an open space feature on the general retail tract.
Urban Residential
The Concept Plan depicts approximately 500 urban-style, multi-family units. The physical characteristics of urban style multi-family developments differ from the physical characteristics of conventional multi-family apartments. Buildings are situated closer to the street, front doors face the street, and surface parking and garages are located behind buildings to minimize visibility from the street. This type of design is intended to encourage pedestrian use and create an interesting streetscape.
Mandatory Circulation
The Concept Plan establishes mandatory circulation routes to ensure adequate access and circulation. The mandatory circulation routes are allowed to shift up to 100’ in any direction as long as general connectivity is maintained. Complete street circulation will be finalized with the preliminary plat.
EXISTING AND PROPOSED ZONING DISTRICTS:
The property is zoned PD-294 District for General Retail uses. The proposal amends the General Retail development standards for the entire 39.22 acres and adds multi-family use to a portion of the site. The multi-family tract may extend to the north-south mandatory circulation shown on the Concept Plan but no more than 550 feet from the property line on Robinson Road for a maximum of 17 acres.
DEVELOPMENT STANDARDS:
General Retail Tract
Development in the General Retail tract is subject to the development standards of Tract A-1 in PD-294 and General Retail in the UDC with the amendments summarized in Table 2. Items formatted with the strikethrough effect were not included in the Planning and Zoning Commission’s recommendation to approve.
|
Table 2: Proposed Amendments to General Retail Requirements |
|
Standard |
Existing |
Proposed |
|
Max. Height (Ft.) |
50 |
50 |
|
|
|
65 - for Hotel use |
|
Maximum FAR |
.35 |
.5 |
|
Hotel/Motel |
SUP when w/in 300’ of SF |
No SUP if conforms to Concept Plan |
|
|
SUP when w/in Overlay |
|
|
|
SUP when w/in 900’of a similar use |
|
|
Drive Through/In Retail |
SUP required |
No SUP if > 300’ from existing SF |
|
Bank Drive Thru |
SUP when w/in 300’ of SF |
No SUP if > 300’ from existing SF |
|
|
SUP when w/in Overlay |
|
|
Drive Through/ In Rstrnt |
SUP when w/in 300’ of SF |
No SUP if > 300’ from existing SF |
|
|
SUP when w/in Overlay |
|
Multi-Family Tract
Multi-Family development is subject to the UDC requirements for Multi-Family Three District as amended, with the exceptions summarized in Table 3. The applicant has requested the exceptions in order to develop urban-style, multi-family housing. Items formatted with the strikethrough effect were not included in the Planning and Zoning Commission’s recommendation to approve.
|
Table 3: Proposed Amendments to MF-3 Requirements |
|
Standard |
Existing |
Proposed |
|
Max. Density |
24 DU/AC |
35 DU/AC |
|
Max. Height |
35’ |
50’ or 4 stories |
|
|
|
40’ or 3 stories for bldgs. w/in 50’ east property line |
|
Min. Front Setback |
100’ |
10’ |
|
Min. Rear Setback |
75’ or 2x Height |
10’ |
|
Min. Side Interior Setback |
75’ or 2x Height |
20’ |
|
Min. Side Street Setback |
100’ |
10’ |
|
Building Materials |
90% Masonry |
80% Masonry, 20% Other |
|
Attached Parking Garage |
30% |
15% |
Multi-Family and Non-Residential Screening
Fencing will be finalized during Site Plan review. Design will take into consideration integration of a walk-up building frontage, architectural context, screening, and security.
MULTI-FAMILY DESIGN STANDARDS:
• Walk-up entrances shall be provided along multi-family building facades fronting a street.
• Building facades fronting a street shall include design elements to create streetscapes that are visually interesting and human scale.
• Building façades fronting Robinson Road shall include some design consideration such as articulation, porches or patios to provide residential compatibility with existing single family homes.
• Buildings with Robinson Road frontage shall be limited to 40’ or 3 stories along Robinson Road frontage to allow for a more graduated transition in building height.
• Site Plan review shall ensure that buildings are designed to create active and interesting streetscapes.
• The City may require additional renderings that depict building facades fronting Robinson Road in relation to the streetscape and existing single family homes.
RECOMMENDATION:
Planning and Zoning Commission recommended approval by a vote of 7-0. The following requests were excluded from the motion to approve.
• Motel allowed without a Specific Use Permit if in conformance to locations shown on Concept Plan and greater than 300 feet from existing single family homes.
• Drive-through uses allowed without a Specific Use Permit if greater than 300 feet from existing single family homes.
• Minimum 80% masonry content. 20% may be permissible materials listed in Appendix F. Stucco is limited to 10%.
• 15% of required parking must be attached garages.
DRC recommended approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 39.22 ACRES OUT OF THE FREDERICK DOHME SURVEY, ABSTRACT NO. 395, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED ON THE NORTHEAST CORNER OF STATE HIGHWAY 161 AND SOUTH FORUM DRIVE, AND AS MORE FULLY DESCRIBED BELOW, FROM PLANNED DEVELOPMENT 294 (PD-294) FOR GENERAL RETAIL USES TO A PLANNED DEVELOPMENT FOR GENERAL RETAIL AND MULTI-FAMILY USES; 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 294 (PD-294) for General Retail Uses to a Planned Development for General Retail and Multi-Family Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on March 6, 2017, 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 7 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Planned Development 294 (PD-294) for General Retail Uses to a Planned Development for General Retail and Multi-Family Uses; 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 March 21, 2017, 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 294 (PD-294) for General Retail Uses to a Planned Development for General Retail and Multi-Family Uses; 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 294 (PD-294) for General Retail Uses to a Planned Development for General Retail and Multi-Family Uses; as depicted in Exhibit A - Location Map.
SECTION 2.
Purpose and Intent
The purpose of this planned development to create a horizontal mixed-use development and 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.
Development Standards
Applicability
All development on land located within the boundaries of this Planned Development District shall adhere to the rules and regulations set forth in this ordinance.
Base Zoning
Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed for Tract A-1 within Planned Development 294 (PD-294), and/or the Multi-Family Three District, as applicable, and as adopted and amended in the Unified Development Code (UDC). Where there is a conflict between the UDC and this ordinance, unless explicitly contained within this ordinance, the more restrictive will prevail.
Conceptual Plan
1. Development of the subject property shall be in substantial conformance with Exhibit “B” Concept Plan of this ordinance.
2. Mandatory circulation routes are allowed to shift up to 100 feet in any direction as long as general connectivity as depicted is maintained.
3. Mandatory circulation routes configuration shall generally conform to the cross section shown in Exhibit C - Typical Cross Section.
General Retail District Amendments to PD-294
The provisions prescribed for Tract A-1 in PD-294 (Ordinance 6932) shall apply with the exception of the following:
1. Maximum permissible height for Hotel use shall be 65 feet.
2. Maximum Floor Area Ratio (FAR) shall be .5:1.
3. Hotels are permissible by right if greater than 300 feet from existing single family uses and if the location is consistent with the locations shown on the Concept Plan.
Multi-Family Residential District
1. Multi-Family District Boundary
a. The boundary of multi-family development shall generally conform to the area shown on the Concept Plan.
b. The multi-family district may extend to the north-south mandatory circulation shown on the Concept Plan but shall not extend more than 550 feet from the property line along Robinson Road.
c. The multi-family district shall not exceed 17 acres.
2. Multi-Family development shall comply with the Multi-Family Three (MF-3) District provisions contained in the UDC, as amended with the exception of the following:
a. Maximum Density:
i. Thirty-Five (35) dwelling units per acres.
ii. The density calculation shall be based on net acreage, in accordance with the UDC, as amended.
b. Maximum Height:
i. 40 feet or 3 stories for buildings within 50 feet of the property line along Robinson Road.
ii. 50 feet or 4 stories for buildings that are not within 50 feet of the property line along Robinson Road.
b. Minimum Setback:
i. The minimum front yard setback shall be 10 feet.
ii. The minimum rear yard setback shall be 10 feet.
iii. The minimum interior side yard setback shall be 20 feet.
iv. The minimum street side yard setback shall be 10 feet.
c. Building Materials:
i. All building facades shall be a minimum of 80% masonry as defined by the UDC, as amended.
ii. All building facades shall be a maximum of 20% other materials with the following provisions:
1. The material is listed in Appendix F of the UDC as a permissible material.
2. Stucco shall not exceed 10%.
d. Garages:
i. A minimum of 15% of the required parking shall be attached garages.
ii. Direct access from an attached garage into the building’s hall corridor may be provided in lieu of direct access to individual dwelling units.
iii. All other provisions relating to attached garages shall be provided in accordance with the UDC, as amended.
3. The following multi-family design standards shall apply:
a. Walk-up entrances shall be provided along multi-family building facades fronting a street.
b. Building facades fronting a street shall include design elements to create streetscapes that are visually interesting and human scale.
c. Building façades fronting Robinson Road shall include some design consideration such as articulation, porches or patios to provide residential compatibility with existing single family homes.
d. Buildings with Robinson Road frontage shall be limited to 40’ or 3 stories along Robinson Road frontage to allow for a more graduated transition in building height.
e. Site Plan review shall ensure that buildings are designed to create active and interesting streetscapes.
f. The City may require additional renderings that depict building facades fronting Robinson Road in relation to the streetscape and existing single family homes.
g. Street trees and other landscape plantings shall be provided along Robinson Road to block noises and create a safe pedestrian environment.
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 21ST day of March, 2017.
Ordinance No. 10244-2017
Zoning Case No. Z170202/CP170201
Planned Development No. 294D