From
Chris Hartmann
Title
Z200303/CP200302 - Zoning Change/Concept Plan - Jefferson Grand Prairie (City Council District 6). Zoning Change/Concept Plan for a multi-family and retail development with 24 dwelling units per acre and 19,000 sq. ft. of retail on 19.73 acres. Tract 17, Stephen B McCommas Survey, Abstract No. 888, City of Grand Prairie, Dallas County, Texas, zoned SF-1, within the I-20 Corridor Overlay District, generally located south of I-20 on the west side of Vineyard Rd, and addressed as 1225 E Interstate 20. The applicant is T. Miller Sylvan, JPI Real Estate Acquisition, LLC, the consultant is David Martin, Winstead PC, and the owner is Eric Clayton, JLH Inc. Loop 9 Joint Venture. (On May 11, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 5-3).
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change/Concept Plan for a multi-family and retail development with 24 dwelling units per acre and 19,000 sq. ft. of retail on 19.73 acres. Tract 17, Stephen B McCommas Survey, Abstract No. 888, City of Grand Prairie, Dallas County, Texas, zoned SF-1, within the I-20 Corridor Overlay District, generally located south of I-20 on the west side of Vineyard Rd, and addressed as 1225 W Interstate 20.
PURPOSE OF REQUEST:
The purpose of the request is to rezone the subject property to a Planned Development District for Multi-Family and Commercial Uses.
Project Update
• April 13, 2020: The Planning and Zoning Commission tabled the case to give the developer time to meet with residents.
• April 23, 2020: The developer conducted a meeting with neighboring residents.
• May 5, 2020: Staff received a copy of a letter the developer intended to send to neighboring residents. This is included in the packet as Attachment iii - Letter to Neighbors.
• Staff has received citizen comments since the case was tabled. These comments are included in the packet as Attachment v - Citizen Comments 2.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-294B; PD-28 |
Undeveloped |
|
South |
SF-1 |
Church |
|
West |
PD-342; SF-1 |
QT, Hotel; Undeveloped |
|
East |
SF-1 |
Undeveloped, Single Family |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant is proposing a Planned Development District for Multi-Family and Commercial uses. The Concept Plan depicts two tracts totaling 19.73 acres. The applicant intends to develop 3.23 acres with I-20 frontage for commercial uses. The Concept Plan shows thee restaurant/retail buildings and a central plaza.
The applicant intends to develop 16.5 acres for multi-family use. The Concept Plan shows 14 residential buildings and one leasing/clubhouse building. A linear open space amenity runs through the multi-family tract and includes a trail that connects to another open space amenity designed around an existing pond.
The applicant is proposing to develop the two tracts without a fence separating the commercial and multi-family uses. Gates will prevent vehicular access to the multi-family tract for non-residents but the open space amenity is designed to be used by both residents and non-residents.
A drive off of the I-20 frontage road will provide access to both the commercial and multi-family developments. The applicant is proposing to use an existing drive off of Lake Ridge Pkwy to provide access to the multi-family. This drive is located between the Quick Trip convenience store and Staybridge Hotel (currently under construction). The drive is located on hotel property. The applicant has obtained written permission from the property owner to make improvements and extend the existing access easement to the property line.
In conjunction with this development request, the applicant submitted a Traffic Impact Analysis (TIA) to the Transportation Department. The purpose of a TIA is to analyze the impact of a proposed development on the existing road network and identify improvements necessary to mitigate impacts.
The TIA indicates that the Lake Ridge Pkwy and I-20 intersections are currently operating beyond capacity. The proposed development would add additional volumes to this intersection. Staff worked with the applicant to develop on-site improvements, as well as identify long-term strategies to improve the overall efficiency of the network.
The TIA recommends that the applicant do the following to mitigate development impact:
1. Install an eastbound right-turn deceleration lane at the intersection if I-20 Eastbound Frontage Road and Drive 1;
2. Restripe the QT access drive along Lake Ridge Pkwy to provide two outbound lanes and one inbound lane; and
3. Improve about 300 linear ft. of Vineyard Rd from the I-20 frontage road to the retail drive.
The TIA also identified two mitigations that would alleviate some existing and anticipated traffic issues:
1. Install a northbound free right-turn at the intersection of I-20 Eastbound Frontage Road and Lake Ridge Pkwy; and
2. Expand Lake Ridge Pkwy through the I-20 interchange from a six-lane arterial to an eight-lane arterial to improve operations at the two signalized intersections to an acceptable level of service.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designates this location as Commercial/Retail/Office. Commercial uses are more intense than retail establishments, yet also provide goods and services for the public. Examples include hotels, automotive services, and big box retailers. Retail land use is intended to provide for a variety of restaurants, shops, grocery stores, and personal service establishments. Approval of this request will require an amendment to the FLUM.
ZONING REQUIREMENTS:
Commercial
The applicant is proposing Commercial (C) as the base zoning district with some modifications:
• No interior side yard setback shall be required.
• A Coffee Shop with a drive-through shall be allowed by right.
• No screening shall be required between Tract 1 and Tract 2.
Multi-Family
The applicant is proposing Multi-Family Three as the base zoning district with some modifications:
• Minimum rear yard setback shall be 20 ft.
• The number of one-bedroom units shall not exceed 65%.
• Garages shall account for 20% of required parking.
• Carports shall account for 10% of required parking.
ANALYSIS:
Planned development districts provide for design flexibility in combining and mixing uses into integral land use units. In the past, successful projects have been able to show how variances or deviations from the zoning standards contribute to a higher quality of development. The applicant is requesting variances to the setbacks in order to position buildings around an internal open space amenity. This open space is unique in that it is intended as an amenity for residents and non-residents.
The subject property is included in the 161 Focus Area in the 2018 Comprehensive Plan. The vision for this area is to create a rich commercial district and recreation destination through high quality entertainment and commercial venues and retail services. The Comprehensive Plan includes photos to illustrate the type and quality of development envisioned for this area. Staff is concerned that the depth of the commercial tract is not sufficient to create the type of development envisioned for this area.
The property is within the I-20 Corridor Overlay District and is subject to Appendix F: Corridor Overlay District Standards. Appendix F is intended to produce high quality places by emphasizing elements like urban form and usable open space in addition to building design. One of the goals is to promote alternatives to strip development. Staff is concerned that the depth of the commercial tract is not sufficient to create an alternative to strip development.
In 2019, City Council adopted a development and economic development policy. According to this policy, multi-family projects should be built on properties already zoned for multi-family development. The goal is to prevent properties intended for commercial development from being developed for multi-family.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval with staff conditions by a vote of 5-3.
The Development Review Committee (DRC) recommends approval of the variances to the internal side setback, rear yard setback, and required screening between tracts and the following conditions:
1. Any drive-through, including a coffee shop with a drive-through, shall require approval of a Specific Use Permit;
2. Multi-family development shall meet Appendix W. During Site Plan review, the applicant may request an increase to the number of one-bedroom units and a decrease in required garage parking if the building design meets Appendix W recommendations;
3. The location, character, and amount of open space shall be consistent with what is shown on the Concept Plan;
4. The guidelines and requirements for Usable Open Space found in Appendix F shall apply to the open space amenity on the multi-family tract.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 19.771 ACRES OF LAND OUT OF THE STEPHEN B MCCOMMAS SURVEY, ABSTRACT NO. 888, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS FROM SINGLE FAMILY-ONE DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR COMMERCIAL 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 Single Family-One District to a Planned Development District for Commercial and Multi-Family Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on May 11, 2020, 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 5 to 3 to recommend approval to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of Single Family-One District to a Planned Development District for Commercial 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 P.M. on May 19, 2020, 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 Single Family-One District to a Planned Development District for Commercial 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 as a Single Family-One District, to a Planned Development District for Commercial and Multi-Family Uses, the property described and depicted in Exhibit A - Boundary Description.
SECTION 2. THAT the purpose of this planned development is 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. THAT the following shall apply to development in the Planned Development District:
A. Development shall generally comply with Exhibit B - Concept Plan and Exhibit C - Conceptual Renderings.
B. Common amenities and open space shall be provided in the locations and of comparable character and size as generally depicted on the Concept Plan. The final location of the proposed amenity and trail extension indicated on the Concept Plan shall be determined on the final site plan.
C. The Property may be developed in phases.
D. Tract 1 - Commercial
a. Permissible uses shall be restaurant and retail only.
b. Development shall comply with standards in the Unified Development Code (UDC) for Commercial (C) District, including Appendix F: Corridor Overlay District Standards, as may be amended with the exception below.
i. No interior side yard setback shall be required.
E. Tract 2 - Multi-Family
a. Permissible uses shall be those allowed for in the Multi-Family Three (MF-3) District in the UDC.
b. Development shall comply with standards in the UDC for Multi-Family Three (MF-3) District, including Appendix W: Residential Development Standards, as may be amended, with the exception below.
i. Minimum rear yard setback shall be 20 ft.
F. Miscellaneous
a. Screening.
i. For Tract 2, a masonry screening wall is required along Vineyard Road in the location shown on Exhibit D - Wall Type. The masonry wall may be located above a retaining wall, and the combined height shall be a minimum 8 feet. A minimum one (1) street tree shall be planted no further apart than every 25 linear feet along the length of the area behind the masonry wall. Such street trees shall be a minimum 3-inch caliper measured at a height 6 inches above the ground.
ii. For Tract 2, a wrought-iron screening fence with masonry pillars is required along the portion of the Property including but not limited to the areas adjacent to the detention pond and church, as shown on the Multifamily Property Line Wall Exhibit. Maximum height is 6 feet.
b. Drainage. The developer shall design and implement additional detention to ensure that the velocity of drainage flows from the Property toward existing drainage infrastructure across and within Vineyard will not be increased. Additional detention shall be achieved by the following options or a combination thereof: (i) utilization of existing pond for detention; (ii) construction of additional on-site detention; and/or (iii) improvements to the downstream storm drain infrastructure from the Property to Fish Creek. These options shall be fully studied by the developer's engineers and independently verified and approved by the City's engineering staff through the permitting process.
c. No-Right Turn onto Vineyard. A "No-Right Turn" sign shall be located at the exit from the Property onto Vineyard to prohibit vehicles from turning southbound onto Vineyard from the Property.
d. Lighting.
i. Spillover light is prohibited in accordance with the Corridor Overlay Standards and the Residential Development Standards.
ii. In order to preserve the night sky and to reduce glare on roadways, pedestrian areas, and adjacent development, light sources (e.g. light bulbs) shall be oriented toward the center of the Property or shielded so that the light source is not visible from the nearest property line. This applies to the refractory lenses that extend beyond the lighting fixture and are designed to redirect the lighting source horizontally. This does not apply to neon or internally lit signs or to decorative lighting with 15 watts or less per bulb.
e. Police Officer Dwelling Unit. In order to promote safety and honor the service of the City's first responders, a rent-free dwelling unit shall be provided to a Grand Prairie police officer.
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 May, 2020.
Ordinance No. 10848-2020
Zoning Case No. Z200501
Planned Development No. 340