From
Chris Hartmann
Title
Z190603/CP190603 - Zoning Change/Concept Plan - 3514-3560 Hardrock Road & 4701 Rock Island Road (City Council District 1). Planned Development request and Concept Plan for Multi-Family uses on 31.33 acres. The Concept Plan depicts 1,072 multi-family units on the east and west sides of Hardrock Road west of SH 161 on 31.33 acres out of the J.C. Read Survey Abstract No. 1183, J. Hardin Abstract Survey No. 540, and John R. Baugh Survey Abstract No. 137, City of Grand Prairie, Dallas County, Texas, zoned “SF-1” Single-Family One Residential District and “PD-260” Planned Development 260 District within the Highway 161 Corridor, generally located southwest of the intersection of Highway 161 and West Rock Island Road addressed as 3514-3560 Hardrock Road and 4701 Rock Island Road. The applicant is Hamilton Peck, Hamilton Commercial LLC and the owner is Ruth Nevil, Paul Trang, Larry Causey, Raymond Montreuil, HighPlains Children's Home and Family Services Foundation Inc., Patricia Yantch Perkins and Edward Yantch. (On June 3, 2019, 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:
Planned Development request and Concept Plan for Multi-Family uses on 31.33 acres. The Concept Plan depicts 1,072 multi-family units on the east and west sides of Hardrock Road west of SH-161. 31.33 acres out of the J.C. Read Survey Abstract No. 1183, J. Hardin Abstract Survey No. 540, and John R. Baugh Survey Abstract No. 137, City of Grand Prairie, Dallas County, Texas, zoned “SF-1” Single-Family One Residential District and “PD-260” Planned Development 260 District within the Highway 161 Corridor, generally located southwest of the intersection of Highway 161 and West Rock Island Road addressed as 3514-3560 Hardrock Road and 4701 Rock Island Road.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
None |
West Rock Island |
|
South |
PD-4, SF-1, LI |
Single-Family Residences, Mobile Home Park, Vacant Lots, Industrial |
|
West |
PD-140 |
Oncor Material Center |
|
East |
None |
State Highway 161 |
PURPOSE OF REQUEST:
The purpose of this request is to change the zoning on 31.33 acres from “SF-1” and “PD-260” to “PD” to allow for a Multi-Family development. The 1,072 unit development is accessible from West Rock Island Road and North Highway 161 access road. The development also includes two partially underground parking garages accessible from Hwy 161, two clubhouses and a rooftop pool. The lot reasonably accommodates multi-family uses, and staff has found no indication of adverse impacts on neighboring lands in relation to the zone change, or adverse effects on the public health, safety, or welfare. Approving the change to a Planned Development will allow the owner to develop the underutilized parcels. In addition, high density residential uses are ideal along major arterials, and act as a buffer between commercial and residential uses.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) designates the subject property as Commercial/Retail/Office, and Light Industrial. Multi-family is not consistent with the current land use. The applicant is also requesting a plan amendment to change the FLUM to High Density Residential. The proposed density is 34 units per acre, the Comprehensive Plan currently allows up to 20 units per acre.
DEVELOPMENT REVIEW:
Section 17.5.1 of the Unified Development Code (UDC) provides criteria by which Concept Plans should be evaluated, along with requirements of the Drainage Design Manual
A Site Plan is required for any multi-family use on the property. Planned Developments require a Site Plan for any construction, and UDC Articles VII and Appendix W require Site Plan approval. Approval of the Concept Plan does not confer any variances to the property or to future development.
ZONING REQUIREMENTS
The existing base zoning is “SF-1” and “PD-260”. The proposed base zoning for the 31.33 acres is “MF-3” Multi-Family Three Residential District. All zoning will defer to the Unified Development Code (UDC) as amended.
Dimensional Requirements
The following outlines the minimum dimensional requirements of the “MF-3” district and provides an analysis of the proposed compliance with the district.
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Table 2: Dimensional Requirements |
|
|
Standard |
Required |
Meets |
|
Minimum Lot Area |
12,000. |
Yes |
|
Minimum Lot Width |
100 ft. |
Yes |
|
Minimum Lot Depth |
120 ft. |
Yes |
|
Minimum Front Yard Setback |
30 ft. |
Yes |
PROPOSED DEVELOPMENT OVERVIEW:
The following tables provide a summary of the proposed development.
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Table 3: Development Overview |
|
Standard |
Proposed Building |
|
Lot Area Acres |
31.11 |
|
Lot Area Sq. Ft. |
1,364,735 sq.ft. |
|
Land Use |
Multi-Family |
|
Building Footprint |
312,232 sq.ft |
|
Table 5: Building Height |
|
Building ID |
Proposed Height |
|
1 |
60’ |
|
2 (Clubhouse) |
35’ |
|
3 |
60’ |
|
4 |
96’ |
|
5 |
60’ |
|
6 |
60’ |
|
7 |
60’ |
|
8 |
60’ |
|
9 (Clubhouse) |
35’ |
|
10 |
60’ |
Parking
The following shows the proposed parking being provided. At the Site Plan phase, the minimum parking requirements of 1.25 spaces for 1 bedroom units and 2 spaces for 2 or more bedroom units must be met.
|
Table 6: Parking |
|
Standard |
Provided |
|
Parking |
1,881 |
|
Handicap |
29 |
|
Total Spaces |
1881 |
SITE LAYOUT:
The site has frontage along the SH 161 Frontage Road and West Rock Island Road. The Concept Plan depicts three access points on SH 161 Frontage Road, one access point from Rock Island, and six internal access points on Hardrock Road. Approval of this Concept Plan will be considered part of TXDOT’s process to approve the access from the SH 161 Frontage Road. Because W. Rock Island Road and Hardrock Road are currently built to rural standards, the applicant will also be responsible for improving them to fully developed standards with curb and gutter as the development is constructed.
BUILDING DESIGN:
Multi-Family development is required to meet the standards contained in Appendix W of the UDC. These standards include building articulation, materials, architectural features, and other design elements and will be evaluated for at the Site Plan phase.
EXCEPTIONS AND APPEALS:
Article 6 of the Unified Development Code currently allows density up to 26 units per acre in the MF-3 district, approval of the PD would allow the applicant to develop the property at 35 units per acre. In addition, the maximum height curently allows for a 60 foot tall building; building 4 has a proposed height of 96 feet tall. Staff has no objection to the density or height.
RECOMMENDATION:
Development Review Committee (DRC) recommends approval of the proposed zone change from SF-1” Single-Family One Residential District and “PD-260” Planned Development 260 District to Planned Development District.
Jennifer Nachtigall submitted a card to speak in opposition.
At its June 3, 2019 meeting, Planning and Zoning Comission recommended approval by a vote of 7-0 with the following exceptions:
• Allow a density of up to 34 units per acre
• Allow the maximum height of a structure to be 96 feet tall
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 31.33 ACRES OUT OF THE J.C. READ SURVEY ABSTRACT NO. 1183, J. HARDIN ABSTRACT SURVEY NO. 540, AND JOHN R. BAUGH SURVEY ABSTRACT NO. 137, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, LOCATED SOUTHWEST OF THE INTERSECTION OF HIGHWAY 161 AND WEST ROCK ISLAND ROAD, FROM SF-1 SINGLE-FAMILY ONE RESIDENTIAL DISTRICT AND PD-260 PLANNED DEVELOPMENT 260 DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR MULTI-FAMILY USE NOT TO EXCEED 1,072 UNITS; 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 SF-1, Single-Family One Residential District and PD-260, Planned Development 260 District, to a Planned Development for Multi-Family Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on June 3, 2019, 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 7-0 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 SF-1, Single-Family One Residential District and PD-260, Planned Development 260 District to a Planned Development for 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 June 18, 2019, 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 SF-1, Single-Family One Residential District and PD-260, Planned Development 260 District to a Planned Development for 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 SF-1, Single-Family One Residential District and PD-260, Planned Development 260 District to a Planned Development for Multi-Family Uses; as depicted in Exhibit A - Location Map.
SECTION 2.
Purpose and Intent
The purpose of this planned development to create a multi-family 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
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, and amenity areas shall substantially conform to the locations shown on the approved Concept Plan (Exhibit B.)
II. Base Zoning
1. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to the regulations of the MF-3, Multi-Family Three Residential District and Appendix W of the Unified Development Code applicable to multi-family development, with the following exceptions:
a. Multi-family development shall be constructed as depicted in Exhibit B, Concept Plan and Exhibit C, Conceptual Elevations, with a maximum density of 35 units to the acre and;
b. The development shall have a maximum height of 100 feet.
2. Multi-family uses shall be constructed as shown on the Concept Plan. The Concept Plan shall be amended only with the approval of City Council upon recommendation by the Planning and Zoning Commission.
3. With the above exceptions, dimensional requirements found in Article 6 of the Unified Development Code for the MF-3, Multi-Family Three Residential District shall apply to the development. In the event of a conflict between the requirements of Article 6 or Appendix W of the Unified Development Code, the Code shall take precedence.
4. Prior to occupancy of each phase, Hardrock Road and W. Rock Island Road must be improved to fully developed standards, as specified by the adopted Thoroughfare Plan and according to plans approved by the Directors of Transportation and Public Works. Ultimate buildout of improvements on Hardrock Road and W. Rock Island Road shall be completed to the furthest extent of the property line based on Exhibit A of this ordinance.
5. Conceptual Elevations (Exhibit C) are not intended to represent final elevations or confer any development variances not otherwise granted herein. Final building elevations shall conform to the requirements of Sections 3 and 4, Appendix W of the Unified Development Code.
6. The following amenities will be provided:
a. Luxury In-Unit Features - Laundry Room, Walk-In Closet, Quartz Countertops,
Hardwood Floors, Stainless Steel Appliances, Open Floorplans, Energy Efficient Lighting
and Appliances, Smart Home Automation, LED Lights, Circulating Instant Hot Water,
b. Jacuzzi Style Bathtub, Front Door Security Camera
c. Private Dog Park
d. Lap/Lounge Pool
e. Rooftop Outdoor Kitchen/Dining/Lounge Areas
f. Multi-Purpose Room - Yoga, Meditation, Pilates
g. Comprehensive Fitness Center Overlooking Pools
h. Game Room & Rooftop Lounge Area
i. Property Wide Wi-Fi - Common Areas and Hallways
j. Valet Trash
k. Coworking Spaces - Expresso Bar, Snacks, Conference Rooms, Computer Lab
l. Smart Home Features - Smart Thermostats, Front Door Cameras, Smart Locks
m. Storage Room on Every Floor
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 18th day of June, 2019.
ORDINANCE NO. 10653-2019
PLANNED DEVELOPMENT NO. 389