From
Chris Hartmann
Title
Z140401/CP140401 - Zoning Change/Concept Plan - Lakeside Lodge (City Council District 6). Rezone property from Agriculture (A) district to Planned Development District for multi-family uses. The 17.64-acre property is generally located south of S.H. 360 and west of Mirabella Blvd. (S.L. Ferrell Survey, Abstract 516 Tracts 2C02, 2A05, and 2A04A ), is zoned Agricultural (A) District and is within the S.H. 360 Overlay District. The applicant is Brian Rumsey, Cross Architects and the owner is Johnny Campbell, Sunbelt Land Development LTD. (On July 7, 2014, the Planning and Zoning Commission recommended approval of this request by a vote of 6-1.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
PLANNING AND ZONING COMMISSION ACTION:
On July 7, 2014, the Planning and Zoning Commission voted 6 to 1 to recommend approval of Z140401/CP140401 (Lakeside Lodge) to the City Council subject to the conditions contained in the body of this report.
SUMMARY:
Consider a request to rezone property from Agriculture (A) district to Planned Development District for multi-family uses. The 17.64-acre property is generally located south of S.H. 360 and west of Mirabella Boulevard (S.L. Ferrell Survey, Abstract 516 Tracts 2C02, 2A05, and 2A04A ), is zoned Agriculture (A) District and is within the S.H. 360 Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Agriculture (A) with S.H. 360 Overlay District |
Undeveloped |
|
South |
Agriculture (A) with S.H. 360 Overlay District |
Religious Institution |
|
East |
Agriculture (A) with S.H. 360 Overlay District |
Undeveloped |
|
West |
S.H. 360 and City of Arlington |
Highway and City of Arlington |
PURPOSE OF REQUEST:
The applicant is requesting approval to change the zoning on 17.64 acres from Agriculture District (A) to a Planned Development (PD) District for Multi Family-Three District (MF-3) uses. The proposed Planned Development District is based on MF-3 District provisions adopted in the Unified Development Code (UDC) with some modifications. The proposed PD also includes conceptual site plan, conceptual elevations, and conceptual landscape plan.
BACKGROUND:
On May 20, 2014, an application for zone change to change the zoning from A District to PD with MF-3 District uses.
On June 26, 2014, a Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
On June 27, 2014, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On July 15, 2014, this proposal is scheduled a public hearing before the City Council.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The majority of the undeveloped property is designated as Mixed Use (MU) on the Future Land Use Map (FLUM). The FLUM identifies development in this category should include residential, personal service and some limited office uses in a pedestrian oriented development. The proposed PD would allow 17 dwelling units per acre; which would be High Density Residential designation. The proposal is inconsistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
PD DEVIATIONS FROM BASE ZONING REQUIREMENTS:
The base zoning for the PD will be MF-3 with the exception of the following:
Ø Primary building materials will be 80% simulated stone with 20% stucco for façades facing S. H. 360. These façades are considered primary façades. The UDC requires 100% masonry.
Ø Primary building materials will be 50% simulated stone with 50% stucco for façades facing internal driveways. These façades are considered primary façades. The UDC requires 100% masonry.
Ø Primary building materials will be 30% simulated stone with 70% stucco for façades facing courtyards. These façades are considered secondary façades. The UDC requires 90% masonry with a maximum of 25% accent masonry or stone.
Ø Unit composition is comprised of approximately 69.4% one-bedroom units within the development. The UDC limits one-bedroom units to 50% of the complex.
Ø Covered parking will be enclosed on two sides with simulated stone and stucco. The UDC requires covered parking to be architecturally enclosed on three sides with brick or stone masonry material and be equipped with internal lighting.
Ø Roof pitch throughout the development is 5:12. The UDC requires minimum roof pitch mixture of 6:12 and 10:12 slope.
Ø Use of nine-foot-wide garage doors. The UDC requires minimum of 10-foot-wide garage doors.
Ø Seventy-five foot side yard setbacks have been provided. The UDC requires 85 feet.
Ø Seventy-Five foot rear yard setbacks have been provided. The UDC requires 85 feet.
PD DIMENSION REQUIREMENTS AND UDC ANALYSIS
The PD proposal would rezone the subject site from A District to a PD with MF-3 uses. The PD ordinance includes exhibits for conceptual site plan, and conceptual elevations. The conceptual plans meet most of the UDC provisions; however, the applicant is asking for the modifications mentioned above. If the City Council approves the request, the site plan for the development will have to be in substantial conformance with the conceptual
exhibits. Conformance with the conceptual plan exhibits furthers the goals of the Comprehensive Plan, the District-wide Overlay, and the S.H. 360 Corridor Overlay.
Dimensional Requirements
The base zoning proposed for this location is Multi Family-Three (MF-3) District. The proposal meets all applicable minimum dimension requirements for the MF-3 zoning district. The following table provides detailed dimensional requirements information.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Lot Area |
12,000 sf |
768,398sf |
Yes |
|
Minimum Lot Width |
100 ft |
1,970 ft |
Yes |
|
Minimum Lot Depth |
120 ft |
585ft |
Yes |
|
Front Yard |
100 ft |
100 ft |
Yes |
|
Rear yard |
85 ft |
75 ft |
No |
|
Side Yard |
85 ft |
75 ft |
No |
State Highway 360 Corridor Overlay District
The subject site is part Area 3 of the S.H. 360 Overlay District. The Corridor Plan provides the vision for the manner land adjacent to S.H. 161 are planned and developed. The intended purpose is to provide support for the development of a unified area within S.H. 36 Corridor as a retail and commercial destination. It is also intended to foster opportunities for the establishment of mixed-use residential, retail, and office uses that are planned and designed in a unified manner.
The recommended architectural style for the S.H. 360 Overlay District is termed Prairie Modern. The architectural style and features proposed differ from the Overlay District recommendation. Conceptual elevations are included with the proposal which provides graphic detail regarding the building design and materials proposed.
Landscape
A conceptual landscape plan was not submitted with this proposal; no deviations to the landscape provisions contained in the UDC have been requested as part of this proposal. The PD ordinance will require development within the PD to comply with the landscape requirements contained in the UDC, as amended.
Elevations
The elevations depict six three-story building types and one two-story building type with stucco and simulated stone. The UDC requires multi-family buildings to be 100% masonry. The applicant is requesting relief to this provision as part of this PD.
The roof pitch is inconsistent with the minimum requirements of the UDC. The applicant is requesting relief to this requirement as part of the PD.
Covered Parking and Garages
The UDC requires the parking garages to have minimum 10-foot-wide garage doors. The applicant is requesting relief to this provision with approval of the PD. Additionally, the UDC requires covered parking to be enclosed on three sides with a masonry material and the covered parking should have internal illumination. The applicant is requesting relief to these provisions as part of the PD.
Multi-family Unit Composition
The UDC limits the percentage of one-bedroom units in multi-family complexes to 50%. This proposal does not meet that requirement. The applicant is requesting relief to this provision and is proposing 69.4% of the complex be one-bedroom units.
RECOMMENDATION:
Modifications have been requested as part of this proposal. Staff cannot recommend full support; however, if it is the desire of the P & Z Commission to recommend approval of this proposal the Development Review Committee recommends the following:
1. Development will occur in substantial conformance with the UDC provisions, except where specifically mentioned in the PD ordinance.
2. That, unless explicitly indicated in the PD ordinance, all development will be subject to the UDC requirements.
3. That, unless explicitly indicated in the PD ordinance, in the event that conflicts occur between the PD and the UDC, the more restrictive shall apply.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING MAP AND ORDINANCE BY SHOWING THE LOCATION, BOUNDARY, AND USE OF A CERTAIN PROPERTY TO GRANT A ZONING CHANGE FROM AGRICULTURE ZONING (A) DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR MULTI FAMILY THREE DISTRICT (MF-3) USES ON 17.64 ACRES OF LAND SITUATED IN THE S.L. FERRELL SURVEY, ABSTRACT NO. 516, CITY OF GRAND PRAIRIE TARRANT COUNTY, AND BEING A PORTION OF A CALLED 214.28 ACRE TRACT CONVEYED TO VISTA PARTNERS AS RECORDED IN VOLUME 11245, PAGE 2188, OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS AND BEING THE SAME PROPERTY CALLED TRACT 2- 17.7768 ACRES AS DESCRIBED IN DEED TO SUNBELT LAND INVESTMENT/360, LTD, RECORDED IN VOLUME 14138 AT PAGE 99 OF THE DEED RECORDS OF TARRANT COUNTY, TEXAS; GENERALLY LOCATED SOUTHEAST OF STATE HIGHWAY 360, NORTH OF RAGLAND ROAD, AND SOUTH OF NEW YORK AVENUE; SAID ZONING MAP AND ORDINANCE BEING NUMBERED 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 change the zoning designation of said property from Agriculture (A) District to a Planned Development for Multi Family Three (MF-3) District uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on July 7, 2014, after written notice of such public hearing before the Planning and Zoning Commission on the proposed zoning change had been sent to owners of real property lying within 300 feet of the property on which the zoning change from Agriculture (A) District to a Planned Development for Multi Family Three (MF-3) District uses, 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 to 1 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a zoning change from Agriculture (A) District to a Planned Development for Multi Family Three (MF-3) District 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 July 15, 2014, 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, Fort Worth, 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 zoning change 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 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:
I.
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:
"THE UNIFIED DEVELOPMENT CODE 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…”
being passed and approved November 20, 1990, as amended, is hereby further amended so as to change the zoning district from its classification from Agriculture (A) District to a Planned Development for Multi Family Three (MF-3) District uses, and legally described in Exhibit ‘A' - Legal Description and graphically shown in Exhibit 'E' - Location Map, which are both incorporated herein by reference.
II.
Purpose and Intent
The purpose of this Planned Development District is to provide the appropriate restrictions and development controls to permit the development of commercial uses in a manner compatible with the surrounding development and zoning and in compliance with the City’s Comprehensive Plan and the Unified Development Code.
Standards on infrastructure, landscaping, and construction are intended to provide for the development of high quality residential and recreational development.
III.
Base Zoning
Any zoning, land use requirements and restrictions not contained in this Planned Development Ordinance shall conform to those requirements for the Multi Family Three (MF-3) Districts, as established and amended in the Unified Development Code (UDC). Where there is a conflict between the UDC and this ordinance, unless explicitly contained in this ordinance, the more restrictive will prevail.
A site plan shall be reviewed and approved by the City Council prior to the issuance of any building permits.
IV.
Development Standards
As development shall be in substantial conformance with the conceptual plans attached here to as Exhibits Exhibit ‘B’ Conceptual Plan and Exhibit ‘C’ Conceptual Elevations:
A. Use of stone and stucco shall be as follows:
i. Building elevations facing Highway 360 will be designed of 80% simulated stone and 20% stucco.
ii. Building elevations facing the internal drives will be designed 50% simulated stone and 50% stucco.
iii.Building elevations facing the courtyards will be designed with 50% simulated stone and 50% stucco.
iv. All stucco shall meet or exceed the requirements of ASTM C926 and the city's adopted building code standard Section 2512 of the 2009 International Building Code, as detailed in Exhibit 'D' Stucco Standard and Detail.
B. Percentages per building, per façade shall be in substantial conformance with the following:
a. Club/Leasing Office Front- 80% Simulated Stone, 20% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
b. Building #1 Front- 50% Simulated Stone, 50% Stucco
Hwy. 360 Side- 80% Simulated Stone, 20% Stucco
Courtyard Side- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
c. Building #2 Front- 50% Simulated Stone, 50% Stucco
Hwy. 360 Side- 80% Simulated Stone, 20% Stucco
Courtyard Side- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
d. Building #3 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
e. Building #4 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
f. Building #5 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
g. Building #6 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
h. Building #7 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 30% Simulated Stone, 70% Stucco
i. Building #8 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
j. Building #9 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
k. Building #10 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
l. Building #11 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
m. Building #12 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
n. Building #13 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 30% Simulated Stone, 70% Stucco
o. Building #14 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
p. Building #15 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
q. Building #16 Front- 80% Simulated Stone, 20% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
r. Building #17 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
s. Building #18 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
t. Building #19 Front- 80% Simulated Stone, 20% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
u. Building #20 Front- 50% Simulated Stone, 50% Stucco
Sides- 50% Simulated Stone, 50% Stucco
Rear- 50% Simulated Stone, 50% Stucco
C. Not more than 69.4% of total residential units within the PD shall be one-bedroom units.
D. “Spanish” style roof tiles shall be required on the club/ leasing office. Roof pitch on all buildings shall not be less than 5:12 slope shall be required
E. Minimum of nine-foot-wide garage doors shall be required.
V.
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.
VI.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
VII.
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, AND THIS 15TH DAY OF JULY, 2014.
ORDINANCE NO. 9738-2014
PLANNED DEVELOPMENT NO. 346
CASE NO. Z140401/CP140401