From
Chris Hartmann
Title
Z181101 CP181101 - Zoning Change/Concept Plan - Lake Ridge Commons, 7200 Lake Ridge Parkway (City Council District 4). Zoning Change and Concept Plan for Lake Ridge Commons, a mixed use development on 91.113 acres, including single family detached, single family townhouse, multi-family, and commercial uses. Tract 1, William Linn Survey, Abstract No. 926, City of Grand Prairie, Tarrant County, Texas; Tract 1, William Linn Survey, Abstract No. 1725, Tract 2, A.B.F. Kerr Survey, Abstract No. 717, City of Grand Prairie, Dallas County, Texas. Zoned A, within the Lakeridge Overlay District, generally located on the west side of Lake Ridge Pkwy, south of Hanger Lowe Rd. The applicant is Jonathan Jobe, Alluvium Development and the owner is Bobby Waddle, Waddle Partners, LTD. (On November 5, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change and Concept Plan for Lake Ridge Commons, a mixed use development on 91.113 acres, including single family detached, single family townhouse, multi-family, and commercial uses. Tract 1, William Linn Survey, Abstract No. 926, City of Grand Prairie, Tarrant County, Texas; Tract 1, William Linn Survey, Abstract No. 1725, Tract 2, A.B.F. Kerr Survey, Abstract No. 717, City of Grand Prairie, Dallas County, Texas. Zoned A, within the Lakeridge Overlay District, generally located on the west side of Lake Ridge Pkwy, south of Hanger Lowe Rd.
PURPOSE OF REQUEST:
The purpose of the request is to create a planned development for single family detached, single family townhouse, and mixed use.
ADJACENT LAND USES AND ACCESS:
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-249, A, PD-249A, PD-202A |
Single Family Use, Retention Ponds, Gas Well, Undeveloped |
|
South |
PD-298A, A |
Single Family Use, Undeveloped |
|
West |
PD-249, PD-298A |
Single Family Use |
|
East |
PD-231A, A |
Undeveloped |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed planned development includes single family detached, single family townhouse, multi-family, and commercial uses.
The accompanying concept plan includes the following elements:
• Internal streets with those in the townhome development designated as private;
• The extension of Grandway Drive east to intersect Lake Ridge Pkwy; and
• Reconfiguration of access to gas well pad sites with a new access drive off of Grandway Drive.
Phasing
The single family detached, extension of Grandway Drive, and reconfiguration of access to the second gas well pad site will be built with the first phase. The single family townhouse will be developed in the second phase and the mixed use will be developed in the final phase. Residential phases will require Final Plat. Commercial phases will require Site Plan and Final Plat.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Mixed Use (MU). Development in the mixed use category should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development. The proposal is consistent with the FLUM and following goals, policies, and objectives in the 2010 Comprehensive Plan:
• Goal 8: Provide recreational options and protect open space;
• Objective 2: Encourage development that will reduce urban sprawl;
• Objective 2, Policy 4: Encourage land use patterns that reflect a mix of integrated community uses; and
• Objective 3, Policy 13: Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
DEVELOPMENT STANDARDS:
Single Family Detached
Tracts 1A and 1B are designated for single family detached use. The concept plan depicts 98 individual lots on 31.64 acres for a density of 3.10 units per acre. Single family detached development will meet the Appendix W development standards for single family detached developments.
The developer is proposing a walking trail connection between Lots 12 and 14, Block 3. This trail connection will provide residents with access to the walking trails on the townhouse and open space tracts. The developer has decreased the width of Lot 10, Block 3 from 80 ft. to 70 ft. in order to create this connection. Appendix W requires a minimum width of 80 ft. for lots situated at a “T” intersection.
Open spaces, screening, and mail kiosks will be maintained by a mandatory homeowners association (HOA), which will be created at the time of final platting. The property is within the Peninsula Public Improvement District (PID). The HOA and/or PID shall maintain perimeter screening walls and landscaping.
Single Family Townhouse
Tracts 2A and 2B are designated for single family townhouse use. The concept plan depicts 100 townhouse lots on 15.94 acres, for a density of 6.27 units per acre. Single family townhouse development will meet the Appendix W development standards for single family townhouse developments.
Walking trails are located throughout the townhouse development with connections to walking trails located on the open space tracts. The developer is proposing pedestrian connections between the townhouse development and the mixed use development to allow people that live in the townhouses to walk to the retail development.
The internal streets will be private and are to be maintained by a mandatory HOA. The HOA will be created at the time of final platting and will also be responsible for maintaining open spaces, guest parking, and mail kiosks. The property is within the Peninsula PID. The HOA and/or PID shall maintain perimeter masonry screening walls and landscaping.
Appendix W requires two points of access for neighborhoods with more than 30 units. The townhomes on Tract 2B have a single point of access off of Grandway Drive. The developer is proposing an emergency only access point off of Lake Ridge through the mixed use development to satisfy the Appendix W requirement.
Mixed Use
The applicant intends to develop a vertical mixed use development with commercial uses on the bottom floor and multi-family units above. Land use and development standards shall conform to the requirements prescribed for Neighborhood Services (NS), General Retail One (GR-1), Office (O), and/or Multi-Family Three (MF-3) districts.
Areas designated for non-residential uses are reserved for those uses allowed under Article 4 of the UDC in the NS, GR-1, and O districts. Up to 100% of Tracts 3A and 3B may be developed with non-residential uses. A minimum of 50% of the first floor space shall be designated as non-residential uses when residential use is included.
The applicant is proposing covered parking only for multi-family use. Appendix W requires garage parking spaces for 30% of the require spaces in addition to covered parking spaces.
Open Space/Floodplain
Tracts 4A and 4B are designated as Open Space and will be used for floodplain management and passive recreation. A gas well pad site exists on each open space tract. The access drive for the gas well on Tract 4A will remain as is. The access drive for the gas well on Tract 4B will be reconfigured so that the site is accessible from the extended Grandway Drive. Masonry walls will buffer residents from concrete drives.
RECOMMENDATION:
The Planning and Zoning Commission voted 7-0 to recommend approval.
The Development Review Committee (DRC) recommends approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 91.113 ACRES OUT OF THE WILLIAM LINN SURVEY, ABSTRACT NO. 926 AND NO. 1725 AND THE A.B.F. KERR SURVEY, ABSTRACT NO. 717, CITY OF GRAND PRAIRIE, DALLAS COUNTY AND TARRANT COUNTY, TEXAS, GENERALLY LOCATED ON THE WEST SIDE OF LAKE RIDGE PKWY, SOUTH OF HANGER LOWE RD, AND AS MORE FULLY DESCRIBED BELOW, FROM AGRICULTURE (A) DISTRICT TO A PLANNED DEVELOPMENT FOR SINGLE FAMILY DETACHED, SINGLE FAMILY TOWNHOUSE, AND MIXED 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 Agriculture (A) District to a Planned Development for Single Family Detached, Single Family Townhouse, and Mixed Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on November 5, 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 7 to 0 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 Agriculture (A) District to a Planned Development for Single Family Detached, Single Family Townhouse, and Mixed 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 November 20, 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 Agriculture (A) District to a Planned Development for Single Family Detached, Single Family Townhouse, and Mixed 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 Agriculture (A) District to a Planned Development for Single Family Detached, Single Family Townhouse, and Mixed Uses; as depicted in Exhibit A - Location Map and described in Exhibit B - Legal 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 any development on the property described herein shall substantially comply with the following development standards:
I. Applicability
All development that occurs 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, other common areas, and pedestrian connections made between the single-family detached, single-family townhouse tracts, the commercial or mixed use tracts, and the open space shall substantially conform to the locations shown in Exhibit D - Concept Plan.
II. Phasing
Phasing of the development shall be consistent with Exhibit E - Phasing Plan. The extension of Grandway Drive, reconfiguration of access to gas well sites, and installation of the masonry wall intended to screen the gas well drives from adjacent single family detached development shall be included in Phase 1.
III. Zoning Regulations
Base zoning districts for tracts within the Planned Development District shall be consistent with Exhibit C - Land Use and Exhibit B - Legal Description. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed in the Unified Development Code.
A. Tract 1A and Tract 1B: Single Family Detached
i. Development shall meet Appendix W development standards for single family detached developments and the SF-5 zoning district. Where requirements of Appendix W and the SF-5 zoning district are in coflict, the strictest requirement shall prevail.
ii. The developer shall provide a walking trail connection on Tract 1A as shown in Exhibit D - Concept Plan. This trail connection shall provide access to the walking trails on the townhouse and open space tracts.
iii. In order to accommodate the walking trail connection, the width of Lot 10, Block 3 may be reduced from 80 ft. to 70 ft.
iv. The developer shall provide perimeter screening along Hanger Lowe Rd and Coastal Blvd. Perimeter screening shall consist of a living screen, a masonry screening wall, or a combination of each in accordance with the following:
1. Living screen shall be installed in conjunction with a minimum eight foot fence on the homeowner's property meeting the single-family fencing requirements found in Article 8 and Appendix V of the Unified Development Code, including the requirement for galvanized metal posts, and the living screen shall consist of an evergreen species capable of reaching a minimum of eight feet in height at maturity.
2. Masonry screening wall shall be a minimum of six feet in height with columns or pilasters spaced at a minimum 50 feet on center. A wooden fence on the homeowner's property is not required where a masonry wall is constructed.
B. Tract 2A and Tract 2B: Single Family Townhouse
i. Development shall meet Appendix W standards for single family townhouse development.
ii. Internal streets shall be private and shall be maintained by the homeowners association.
iii. The location and extent of walking trails shall be consistent with Exhibit D - Concept Plan.
iv. The developer shall provide a minimum of two pedestrian connections with each phase. These pedestrian connections shall allow townhouse residents to walk to the adjacent commercial uses.
v. Final building design shall conform to the character, materials, and massing shown in Exhibit F - Conceptual Elevations. Where there is a conflict between any architectural regulation, statement, or exhibit within this ordinance regarding townhomes and the architectural requirements for townhomes found in Appendix W of the Unified Development Code, Appendix W shall prevail.
vi. Screening along the shared boundary of Townhouse phase and Mixed Use phase may consist of wrought iron fencing a minimum of six feet in height with masonry columns spaced a minimum of 30 feet on center and a living screen consisting of an evergreen species capable of reaching a minimum of eight feet in height at maturity
C. Tract 3A and 3B: Mixed Use
i. Land use and development standards for commercial development shall conform to the requirements prescribed for Neighborhood Services (NS), General Retail One (GR-1), Office (O) districts. Density and dimensional requirements of residential development shall comply with Multi-Family Three (MF-3) district.
ii. Areas designated for non-residential uses are reserved for those uses allowed under Article 4 of the UDC in the NS, GR-1, and O districts. Up to 100% of Tracts 3A and 3B may be developed with non-residential uses.
iii. For residential uses, a minimum of 50% of the gross square footage of the first floor shall be designed for and reserved as non-residential uses. Conversion of space reserved for commercial use to a residential dwelling use, including short-term residential rentals, or to a non-residential use that is solely related to the operation of the residential building, such as a leasing office, or to a non-residential use that is restricted only to the residents who live in the building is not allowed by this ordinance.
iv. Garage parking spaces shall not be required for residential uses in the Mixed Use phase.
v. Final building design shall conform to the character shown in Exhibit F - Conceptual Elevations.
D. Tract 4A and 4B: Open Space/Floodplain
i. Land in Tract 4A and 4B shall be reserved for floodplain management and passive recreation.
ii. The developer shall provide walking trails and the location and extent of the trails shall be consistent with Exhibit D - Concept Plan. The developer shall provide the trail shown on Tract 4A with the development of Phase 2A. The developer shall provide the trail on Tract 4B with the development of phase 2B.
SECTION 4. THAT prior to the issuance of any building permits, a Site Plan shall first be reviewed and approved by the City Council for each commercial or multi-family phase and a Final Plat shall first be approved by the Planning and Zoning Commission for each single-family detached or single-family townhouse phase upon demonstration that such is in conformance to the requirements of this ordinance and the Unified Development Code. Any variance from the requirements of this ordinance or the Unified Development Code or modification of the requirements contained herein may only be approved by City Council.
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 20th day of November, 2018.
Ordinance No. 10564-2018
Zoning Case No. Z181101/CP181101
Planned Development No. 384