From
Monica Espinoza, Executive Assistant
Title
S201202 - Site Plan - Prairie Modern Apartments (City Council District 1). Site Plan for Prairie Modern Apartments, which includes 272 multi-family units in one building with a five-story parking garage on 5.355 acres. Legally described as Tract 6, Elizabeth Gray Survey, Abstract No. 517, Page 215, City of Grand Prairie, Dallas County, Texas, and zoned PD-388. Generally located east of State Highway 161 and north of Dickey Road and within the SH-161 Corridor Overlay District. (On December 14, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Savannah Ware, AICP, Chief City Planner.
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Prairie Modern Apartments, which includes 272 multi-family units in one building with a five-story parking garage on 5.355 acres. Legally described as Tract 6, Elizabeth Gray Survey, Abstract No. 517, Page 215, City of Grand Prairie, Dallas County, Texas, and zoned PD-388. Generally located east of State Highway 161 and north of Dickey Road and within the SH-161 Corridor Overlay District.
PURPOSE OF REQUEST:
The applicant intends to construct a multi-family development of 272 units in one building with a five-story parking garage on 5.355 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 for multi-family use, zoned PD-388, and within the SH-161 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-12, PD-175 |
Undeveloped, Senior Living Apartments |
|
South |
Commercial |
Undeveloped |
|
West |
PD-13 |
SH-161 |
|
East |
PD-12 |
Undeveloped |
HISTORY:
• Final Plat application for Prairie Modern Apartments Addition to create one multi-family and one commercial lot totaling 6.209 acres is under concurrent review (Case Number P201203).
• Preliminary Plat application for Prairie Modern Apartments Addition to create one multi-family and one commercial lot totaling 6.209 acres is under concurrent review (Case Number P201202).
• April 21, 2020: City Council approved a zoning change and concept plan creating Planned Development-388 District for multi-family and commercial uses (Case Number Z190202/CP190202).
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The 272-unit multi-family development will be accessible from the service road of north bound SH-161 and additional access points along Dickey Road. A requirement of PD-388 is the installation of an access drive around the north and east boundaries on the property to allow for proper circulation for the planned development. The Site Plan depicts one four-story residential building, five-story parking garage, internal Zen courtyard spaces, amenity center, and a dog park. Other amenities include a cabana pool, outdoor kitchen, and entertainment areas.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-388, with a base zoning of Central Area, for multi-family uses; development is subject to the standards in PD-388 and Appendix W. The applicant has submitted a Preliminary and Final Plat that is under concurrent review. The following table evaluates the density and dimensional standards of the proposed development.
Table 2: Density and Dimensional Requirements
|
Standard |
PD-388 |
Appendix W / UDC |
Provided |
Meets? |
|
Max. Density (Units Per Acre) |
65 |
------ |
50.8 |
Yes |
|
Min. Living Area (SF) |
------ |
450 |
650 |
Yes |
|
One-Bedroom Units (%) |
------ |
------ |
67.7 |
N/A |
|
Two & Three Bedroom Units (%) |
------ |
------ |
32.3 |
N/A |
|
Min. Area (SF) |
------ |
12,000 |
233,250 |
Yes |
|
Min. Width (Ft.) |
------ |
100 |
481.19 |
Yes |
|
Min. Depth (Ft.) |
------ |
120 |
344 |
Yes |
|
Maximum Height (Ft.) |
------ |
70 |
47.75 |
Yes |
|
Min. All Setbacks (Ft.) |
15 |
------ |
15 |
Yes |
Parking
The table below evaluates the parking requirements. The proposal meets the required total, garage, and guest parking spaces requirements. The site plan depicts a five-story wrap-style parking garage, with resident and visitor parking. The site plan does not include any carport parking spaces but does provide garage parking spaces for 93% of the parking spaces. This amount exceeds what is required for garage and carport spaces combined.
|
Table 3: Parking Requirements |
|
Standard |
Required |
Provided |
Meets |
|
1.25 Parking Spaces/One-Bedroom |
230 |
------ |
------ |
|
2 Parking Spaces/Two & Three Bedroom |
176 |
------ |
------ |
|
Total Parking Spaces |
406 |
440 |
Yes |
|
Parking Garage Spaces (% of Total) |
30 |
93 |
Yes |
|
Carport (% of Total) |
20 |
0 |
No |
|
Guest (% of Total) |
10 |
10 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in PD-388, Appendix W, and Article 8 of the UDC. The property provides open space along the southern portion of the property, along with a dog park. The proposal does not meet all the requirements of Appendix W. The applicant is proposing no perimeter fence with gated entry, and has a dumpster enclosure that is located within 20 feet of residentially zoned property. The table below summarizes these requirements.
Table 4: Landscape Requirements
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (SF) |
34,985 |
129,864 |
Yes |
|
Groundcover (SF) |
13,994 |
86,073 |
Yes |
|
Trees |
70 |
70 |
Yes |
|
Shrubs |
700 |
711 |
Yes |
|
Dumpster Enclosure |
Masonry enclosure |
Masonry enclosure |
Yes |
|
Perimeter Fence |
Type II & III |
None |
No |
Exterior Building Materials
The exterior building materials include stone, fiber cement boards and panels, stucco, concrete, and architectural metal panel. The building elevations meet the recommendations of Appendix W.
Project Amenities
Appendix W requires multi-family developments to provide amenities from three categories. If developers meet the exterior requirements of Appendix W, projects only need to meet two of three categories. The applicant is meeting the amenity requirements of Appendix W.
• Environmentally friendly features.
• High-quality features or designs.
• Technology.
The table below summarize the amenities included in the project.
|
Table 5: Appendix W Amenities |
|
Category |
Tier |
Amenity |
|
Environmentally Friendly Features |
1 |
Drought resistant plantings |
|
Environmentally Friendly Features |
1 |
Electric car charge station |
|
Environmentally Friendly Features |
1 |
High efficiency windows |
|
Environmentally Friendly Features |
2 |
Permeable pavement |
|
Environmentally Friendly Features |
2 |
Eco - friendly roofing material |
|
Environmentally Friendly Features |
2 |
Recycling Program |
|
Environmentally Friendly Features |
2 |
Walking/jogging trails |
|
Environmentally Friendly Features |
3 |
Additional insulation |
|
Environmentally Friendly Features |
3 |
Bicycle Parking |
|
Environmentally Friendly Features |
3 |
Native plantings |
|
Environmentally Friendly Features |
3 |
Outdoor Recreation Spaces with Communal Features |
|
Environmentally Friendly Features |
3 |
Dog Park |
|
High-Quality Features or Designs |
1 |
Granite Countertops |
|
High-Quality Features or Designs |
1 |
Upgraded Woodwork |
|
High-Quality Features or Designs |
2 |
Upgraded Light Fixtures |
|
High-Quality Features or Designs |
2 |
Walk-in Closets |
|
High-Quality Features or Designs |
2 |
Upgraded Bathroom and Kitchen Hardware |
|
High-Quality Features or Designs |
2 |
Full-Size Stainless-Steel Major Appliances |
|
Technology |
N/A |
Wi-Fi Internet Access in Common Areas |
|
Technology |
N/A |
USB ports |
|
Technology |
N/A |
App - Communication |
|
Technology |
N/A |
App- Enabled Electronics |
Trash Compactor/Dumpster
The site plan depicts a mini trash compactor located in the parking garage and an exterior dumpster to house dumpster containers for daily pickup. The applicant and Environmental Services Department are working to mitigate any issues with compactor design and trash capacity. Environmental Services is concerned if the 2-cubic yard mini compactor, dumpster, and containers will be enough to handle the anticipated trash volume. By staff calculations, a 30-cubic yard compactor is needed to handle trash volume properly. The use of a compactor by multi-family projects is not uncommon, but the design of an internal compactor with rollout dumpsters is new to Grand Prairie. Staff recommends continued cooperation between both parties to mitigate and resolve any outstanding issues before construction.
EXCEPTIONS OR APPEALS:
The applicant is requesting the following variances:
1. Less than 20% carports: Appendix W requires that applicants provide covered parking for 20% of required parking spaces.
2. No perimeter fence and gated entry: Appendix W requires that multi-family developments contain perimeter fences with secure entry gates at all entrances to the site. The proposal does not include a perimeter fence with gated entry. Alternatively, the applicant is proposing to secure all entrances into the building with all courtyards secured internally.
3. Dumpster located within 20 feet of residentially zoned property. Article 8 requires that dumpster enclosures not be located within 20 feet of residentially zoned property.
ANALYSIS OF EXCEPTION REQUESTS:
1. Less than 20% carports: Staff is supportive of this request. Due to the apartment’s unique wrap style, the applicant is incorporating a five-story parking garage to house over 93% of the parking for the site. Appendix W requires that if the parking garage option is used, it must contain over 50% of the total required parking. The applicant is exceeding this requirement.
2. No perimeter fence and gated entry: Staff is supportive of the request. The project aims to have a distinctive urban feel with the building closer to the street. The applicant collaborated with the Police Department and has proposed key code access to entry points on the exterior of the building. The GPPD does not object to this request.
3. Dumpster located within 20 feet of residentially zoned property: Staff does not object to the request. The applicant is using a mini compactor that will be located in the parking garage and will roll out the dumpsters on pick-up day. Due to the limited space on site (multiple easements), the applicant will need relief from the dumpster spacing requirement.
RECOMMENDATION:
The Planning and Zoning Commission recommends approval, by a vote of 8-0.
The Development Review Committee (DRC) recommends approval with conditions:
• Prior to submitting plat for City signatures, the applicant must execute, file with the County, and provide instrument numbers for all easements and agreements that are established with the adjacent landowner.
• Prior to issuance of building permits, the applicant must obtain permits from TxDOT for access to, and construction within the TXDOT right-of-way.
• Continued coordination with the Police Department to finalize security for the site.
• Continued coordination with Environmental Services Department to resolve any issues with compactor and dumpster capacity issues.