From
Chris Hartmann
Title
Z180304/CP180303 - Planned Development Request/Concept Plan - Mariposa Apartment Homes (City Council District 6). Zoning Change and Concept Plan for Mariposa at Westchester, approximately 93 age-restricted multi-family residential units on 4.14 acres. Lot 1R and Lot 3, Block 1, Westchester Town Center, Phase Three A Addition, City of Grand Prairie, Dallas County, Texas, approximately 4.14 acres zoned PD, Planned Development and addressed as 4603 and 4607 S. Carrier Parkway. The applicant is Stuart Shaw, Mariposa Westchester LP and the owner is William Pohl. (On July 2, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change and Concept Plan for approximately 93 age-restricted multi-family units on 4.731 acres described as Lot 1R and Lot 3, Block 1, Westchester Town Center, Phase Three A Addition, City of Grand Prairie, Dallas County, Texas. Zoned PD, Planned Development 136-C and addressed as 4603 and 4607 S. Carrier Parkway.
ADJACENT LAND USES:
North: Planned Development (PD-136) open space/drainage
South: Planned Development (PD-136) developed as Church; Friendship Park
East: Planned Development (PD-136C) and SUP-1037 for group home/independent living and memory care
West: Planned Development (PD-261) developed as single-family residential
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Commercial. A change to the Future Land Use Map has been proposed with this zoning change. Council approved a commercial-retail development on 3.5 acres of undeveloped property immediately west of the zoning area.
Staff finds that locating the multi-family across from planned retail development conforms to Objective 2 of the Comprehensive Plan by reducing sprawl, developing an infill lot, and providing integrated community uses with housing, retail, employment, trails and parks within walking distance. The proposal also conforms to Objective 2 by ensuring that infill land uses are supportive to the neighborhood by allowing existing older residents to remain in the neighborhood when they no longer desire to live in a single-family home, and Objective 3 by locating higher density residential uses along an arterial roadway (Carrier Parkway.)
SUMMARY OF USES:
The Concept Plan depicts three apartment buildings with approximately 100 units along with a leasing office and clubhouse. Key features of the Concept Plan include the following:
• Primary gated access from East Polo Road with secondary emergency only access from South Carrier Parkway.
• 3-story buildings with 55% one bedroom units and 45% two bedroom units (percentages are rounded up).
• 8 detached garage spaces (7% of required parking) and 30 carport spaces (25% of required parking.) Required parking has been requested at a ratio of 1.3 spaces per 1 bedroom and 2 bedroom units, which requires a variance.
• Preservation of trees along creek on the north portion of the site.
• Total development density of 21.14 dwelling units per acre.
DENSITY AND DIMENSIONAL STANDARDS:
|
Table 1: Proposed Residential Development Standards (PD with MF-3 uses) |
|
|
Standard |
Appendix W/MF-3 |
Proposed |
|
Maximum Density |
26 du per acre |
Approximately 21.14 du per acre |
|
Unit Percentage |
1 bedroom (60% max) = 600 sf |
1 bedroom (55%) = 760 sf |
|
|
2 bedroom = 850 sf |
2 bedroom = 1,074 sf |
|
|
3 bedroom = 1,100 sf |
|
|
Front Setback |
30 feet |
25 feet (Polo and Carrier) |
|
Rear Setback |
45 feet + 1 per foot over 35 |
60 feet |
|
Side Setback |
45 feet + 1 per foot over 35 |
10 feet |
|
Building Separation |
15 feet |
20 feet |
|
Maximum Height |
50 feet |
3 story/50 feet |
ACCESS:
One full access point is proposed onto E. Polo Road near the entrance to Friendship Park. A second emergency only point of access will be provided from S. Carrier Pkwy.
EXCEPTIONS:
• 8% enclosed garages rather than the required 30%.
• 2 bedroom units parked at a 1.3 spaces per unit ratio rather than the required 2 per unit (results in an 18% reduction in parking from what is required Article 10 of the Unified Development Code.)
• Front yard setback of 25 feet along E. Polo Road and S. Carrier Pkwy.
• Side yard setback of 10 feet along the east boundary of the property rather than the required 60 feet.
Parking: Staff is supportive of a parking exception generally given the operation of the facility as senior-living, but recommends that the applicant identify additional enclosed garage spaces to increase the ratio closer to what is required.
Yard Variance (Front): Staff is supportive of the 5 foot front yard variance given the irregular shape of the lot. The majority of units will sit approximately 80 feet or more from the street.
Yard Variance (Side): Staff has concerns with the significant side yard variance request, but acknowledges that a relatively small percentage of overall units will approach the 10 foot setback. The concept plan shows these units with no balconies or large windows facing the neighboring property. The majority of units will sit 30 feet or more from the property line. Staff also acknowledges that the property, like many infill lots, is irregularly shaped.
The development shares its eastern property line with Mayberry Gardens, which was approved in 2017 to operate an independent living/memory care facility. The westernmost buildings in the Mayberry Gardens complex will sit approximately 23 feet from the common property line at the closest point for a minimum total separation distance of approximately 33 feet. This minimum distance will occur within a relatively minimal area, with the majority of the building areas separated by a distance of 40 feet or more.
HOA OUTREACH:
Mariposa has held multiple meetings with the Westchester neighborhood association over the past six months.
SURROUNDING PROPERTY OWNERS:
As of the date of this report, no neighboring property owners have reached out to the City regarding this request.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval of the Zoning and Concept Plan with the following conditions:
1. Submit comprehensive amenities and features list at Site Plan phase.
2. Preserve existing trees at the Site Plan phase as shown on the Concept Plan.
3. Reconfigure parking to provide more enclosed garage space.
At its July 2, 2018 meeting, the Planning and Zoning Commission voted 9-0 to recommend approval of the zoning change with the following conditions:
1. Provide the proposed adjustments from the June 28, 2018 Conference Call with the Westchester Homeowner's Association.
2. Submit comprehensive amenities and features list at Site Plan phase.
3. Preserve existing trees at the Site Plan phase as shown on the Concept Plan.
4. Reconfigure parking to provide more enclosed garage space.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE LOT 1R AND LOT 3, BLOCK 1, WESTCHESTER TOWN CENTER, PHASE THREE A, 4.131 ACRES OUT OF THE THOMAS J. TONE SURVEY, ABSTRACT NO. 1480, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, LOCATED EAST OF THE INTERSECTION OF S. CARRIER PARKWAY AND E. POLO ROAD, AND AS MORE FULLY DESCRIBED BELOW, FROM A PLANNED DEVELOPMENT (PD-136C) DISTRICT FOR SINGLE-FAMILY USES TO A PLANNED DEVELOPMENT DISTRICT FOR MULTI-FAMILY RESIDENTIAL USE; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 3123 AND PASSED ON MARCH 4, 1980; 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 the City so as to rezone and reclassify the property from its classification of PD, Planned Development district to a Planned Development for Multi-Family Residential Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on the application on July 2, 2018, after written notice of the 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, the Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their property for City taxes as the ownership appears on the last approved City Tax Roll, and the Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of the application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 9 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 PD, Planned Development district to a Planned Development for Multi-Family Residential 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 17, 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 PD, Planned Development district to a Planned Development for Multi-Family Residential 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 3123, 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 PD, Planned Development district to a Planned Development for Multi-Family Residential Uses; as depicted in Exhibit A - Location Map.
SECTION 2. Purpose and Intent
That, the purpose of this planned development to create a multi-family residential 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
That,
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, amenity areas, trails, fencing, and other common areas shall substantially conform to the locations shown on the approved Concept and Operational Plan (Exhibit C.)
II. Zoning Regulations
Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed in the Statement of Intent and the Operational Plan attached herein as Exhibits B and C, respectively. Where regulations are not specified in Exhibits B or C or in this ordinance, the regulations of the Multi-Family Three (MF-3) district and Appendix W of the Unified Development Code shall apply to this development.
A. Dimensional Standards:
1. A minimum setback of 25 feet shall be provided along S. Carrier Parkway and E. Polo Road.
2. A minimum setback of 10 feet shall be provided along all property boundaries not bordering a public street.
3. The far north portion of the property indicated on Page 3, Exhibit C as “Green Area, Existing Trees to Remain” shall be left in a natural and undisturbed state.
B. Architecture and Screening:
1. Final building elevations shall conform to the character of the schematic elevation attached as Exhibit C and to Appendix W. Where there is a conflict between the requirements of this ordinance and Appendix W, this ordinance shall prevail.
2. A masonry dumpster enclosure may be located forward of the front building face as shown on the Concept Plan.
3. A minimum 6-foot wrought iron fence may be constructed in lieu of a type 1 masonry fence.
C. Site Amenities:
1. Operations and Amenities shall be constructed and maintained as described in the Statement of Intent (Exhibit B) and as shown on the approved Concept and Operational Plan (Exhibit C) including, but not limited to:
a. Multi-purpose activity center;
b. Community Kitchen;
c. Fitness Center;
d. Library;
e. Game Room;
f. Movie Theater;
g. Barber/Beauty Salon;
h. Pool;
i. BBQ Grills;
j. Bocce Court or similar facility;
k. Gardens
l. Dog Park.
2. A Barber/Beauty Salon shall be operated only for the use of residents and not for the use of the general public.
D. Parking:
1. A minimum of 1.3 parking spaces shall be provided for each unit.
2. A minimum of 8% of required parking shall be provided within an enclosed garage.
SECTION 4.
That, a Site Plan which substantially conforms to the approved Concept Plan and all regulations found in this ordinance must 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 June, 2018.
Ordinance No. 10499-2018
Zoning Case No. Z180304/CP180303
Planned Development No. 379