From
Chris Hartmann
Title
Z180303/CP180302 - Planned Development Request/Concept Plan - Luxe Grand Prairie (City Council District 4). Zoning Change and Concept Plan for approximately 318 multi-family units on 22.50 net acres. A portion of Tract 1, Memucan Hunt Survey, Abstract No. 757, City of Grand Prairie, Tarrant County, Texas, 23.39 acres zoned PD-30 and PD-44 in the IH-20 Corridor Overlay, addressed as 4115 S. Great Southwest Parkway and generally located south of the intersection of Bardin Road and Sgt. Greg L. Hunter Lane, approximately 750 feet east of Great Southwest Parkway. The applicant is Aaron Graves, Kimley-Horn and the owner is Steve Cope, MBC Land Partners, LLC. (On June 4, 2018, the Planning and Zoning Commission denied this request by a vote of 6-2). This case is being appealed per Article 1 Section 1.11.5.9 of the Unified Development Code.
Presenter
David Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change and Concept Plan for approximately 318 multi-family units on 22.50 net acres. A portion of Tract 1, Memucan Hunt Survey, Abstract No. 757, City of Grand Prairie, Tarrant County, Texas, 23.39 acres zoned PD-30 and PD-44 in the IH-20 Corridor Overlay, addressed as 4115 S. Great Southwest Parkway and generally located south of the intersection of Bardin Road and Sgt. Greg L. Hunter Lane, approximately 750 feet east of Great Southwest Parkway.
ADJACENT LAND USES AND ACCESS:
North: Planned Development (PD-250) developed as Retail Commercial.
South: Planned Development (PD-50) developed as Single-Family Residential.
East: Planned Development (PD-372) developed as production and shipping facility (Flex-N-Gate)
West: Planned Development (PD-44) partially developed as Retail Commercial.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Commercial. A change to the Future Land Use Map has been proposed with this zoning change. The applicant plans to develop commercial on 10.83 acres of undeveloped property immediately west of the zoning area. Staff finds that locating the multi-family adjacent to existing and planned commercial and industrial uses such as Kroger, Aldi, Wal-Mart, and Flex-N-Gate conforms to Objective 2 of the Comprehensive Plan by reducing sprawl, developing an infill lot, and providing integrated community uses with housing, retail, employment, trails and parklike spaces within walking distance. The proposal also conforms to Objective 3 by locating higher density residential uses along an arterial roadway (Bardin Road).
SUMMARY OF USES:
The Concept Plan depicts six apartment buildings with approximately 318 units along with a leasing office and clubhouse. Key features of the Concept Plan include the following:
• 3-story buildings with 59% one bedroom units, 36% two bedroom units, and 6% three bedroom units (percentages are rounded up).
• 150 garages spaces including attached and detached (30% of required parking).
• Use of the Willis Branch of Fish Creek as a natural amenity with walking trail as well as a buffer between the multi-family development and the existing Oak Hollow subdivision to the south.
• An outdoor game pavilion near the club house and pool, two dog parks, and a walking trail along the creek.
• Total development density of 14.13 dwelling units per acre.
DENSITY AND DIMENSIONAL STANDARDS:
|
Table 1: Proposed Residential Development Standards (PD with MF-2 uses) |
|
|
Standard |
Appendix W/MF-2 |
Proposed |
|
Maximum Density |
18 du per acre |
Approximately 14.13 du per acre |
|
Unit Percentage |
1 bedroom (60% max) = 600 sf |
1 bedroom (59%) = 635 sf |
|
|
2 bedroom = 850 sf |
2 bedroom = 960 sf |
|
|
3 bedroom = 1,100 sf |
3 bedroom = 1,235 sf |
|
Front Setback |
30 feet |
45 feet |
|
Rear Setback |
45 feet + 1 per foot over 35 (60) |
60 feet |
|
Side Setback |
45 feet + 1 per foot over 35 (60) |
25 feet |
|
Building Separation |
15 feet |
20 feet |
|
Maximum Height |
50 feet |
3 story/50 feet |
ACCESS:
One full access point is proposed onto Bardin Road. The full access will align with existing Sgt. Greg L. Hunter Lane. A second emergency only point of access will also be provided from Bardin.
EXCEPTIONS:
• The applicant is proposing a side yard setback of 25 feet rather than the required 60 feet.
Staff is supportive of the exception given that the property to the east and west of the proposed apartments is zoned Industrial and Commercial, respectively.
HOA OUTREACH:
On February 13, 2018, the City sent a standard Head’s Up notice to the members of the Oak Hollow-Sheffield Village HOA. The applicant also met with members of the HOA.
SURROUNDING PROPERTY OWNERS:
As of the date of this report, no neighboring property owners have reached out to the City regarding this request.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval of the Zoning and Concept Plan with the following conditions:
1. Submit comprehensive amenities and features list at Site Plan phase.
2. A deceleration lane may be required from Bardin Road.
At its June 4, 2018 meeting, the Planning and Zoning Commission voted 6-2 to recommend denial of the request.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 23.393 ACRES OUT OF THE MEMUCAN HUNT SURVEY, ABSTRACT NO. 757, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, LOCATED APPROXIMATELY 655 FEET TO THE EAST OF THE INTERSECTION OF BARDIN ROAD AND S. GREAT SOUTHWEST PARKWAY, AND AS MORE FULLY DESCRIBED BELOW, FROM A PLANNED DEVELOPMENT (PD-30 AND PD-44) DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR MULTI-FAMILY RESIDENTIAL USE NOT TO EXCEED 15 DWELLING UNITS PER ACRE; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 3123 AND PASSED ON MARCH 4, 1980; 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 PD, Planned Development district to a Planned Development for Multi-Family Residential Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on June 4, 2018, 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 6-2 to recommend denial to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of PD, Planned Development district to a Planned Development for Multi-Family Residential 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 June 19, 2018, 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 PD, Planned Development district to a Planned Development for Multi-Family Residential 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 3123, 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 PD, Planned Development district to a Planned Development for Multi-Family Residential Uses; as depicted in Exhibit A - Location Map.
SECTION 2.
Purpose and Intent
That, the purpose of this planned development to create a multi-family residential 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
I. Applicability
That, 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. The locations of buildings, driveways, parking areas, amenity areas, trails, fencing, and other common areas shall substantially conform to the locations shown on the approved Concept Plan (Exhibit C.)
II. Base Zoning
1. That, any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed in the Development Regulations attached herein as Exhibit B and, where regulations are not specified in Exhibit B or in this ordinance, the regulations of the Multi-Family Two (MF-2) district and Appendix W of the Unified Development Code shall apply to this development.
2. That, a minimum setback of 15 feet shall be provided along all property boundaries not facing Bardin Road.
3. That, a minimum 6 foot wrought iron fence may be constructed in lieu of a Type 1 masonry fence, provided that the stream corridor is maintained as a permanent easement and buffer as shown on the Concept Plan and the Final Plat.
4. That, final building elevations shall conform to the character of the schematic elevation attached as Exhibit D.
5. That, amenities shall be constructed as described in the Development Regulations (Exhibit B) and the schedule of amenities (Exhibit E) and as shown on the approved Concept Plan (Exhibit C) including, but not limited to:
a. Concrete walking trails and benches along the creek and detention area;
b. Private enclosed back yards for no fewer than 40% of ground floor units;
c. Minimum of two dog parks;
d. Outdoor game area in a location central to the residents of the complex;
e. A final comprehensive amenities list shall be submitted at the site plan phase. The final schedule of amenities shall include the items listed under "Community Amenities" and "Unit Finishes" shown in Exhibit E, and any additional amenities required in Appendix W, Section 3.II.F of the Unified Development Code.
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 19th day of June, 2018.
Ordinance No. 10487-2018
Zoning Case No. Z180303/CP180302
Planned Development No. 378