From
Chris Hartmann
Title
Z180502 CP180501 - Zoning Change/Concept Plan - Belt Line at Warrior Apartments (City Council District 3). Zoning and Concept plan for 154 age-restricted apartment units on 7.73 acres north of the intersection of S Belt Line Road and E Warrior Trail. Tract 5, J. M. Graves Survey, Abstract No. 512, City of Grand Prairie, Dallas County, Texas 7.73 acres zoned GR, General Retail and addressed as 2902 S Belt Line Road, Grand Prairie, Texas. The applicant is Chase Debaun, AeroFirma Corp. (On May 7, 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 from GR, General Retail to PD, Planned Development for 154 age-restricted multi-family residential units with nine single and multi-story buildings up to four floors in height on approximately 7.73 acres at 2902 S. Belt Line Road.
ADJACENT LAND USES AND ACCESS:
North: Zoned SF-3 and developed as detached single-family residential.
South: Zoned GR, General Retail and developed as funeral home north of Warrior Trl; Zoned PD-42 and developed as cemetery south of Warrior Trl.
East: Zoned SF-3 and developed as detached single-family residential.
West: Zoned GR, General Retail and developed as office east of SE 8th Street; Zoned PD-274A and developed as detached single-family residential west of SE 8th Street.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates the area on either side of Belt Line north of Warrior Trail as Commercial. Contiguous to this is an area of High-Density Residential around the Quail Crossing Apartments and the four-plexes along Warrior Trail. A Comprehensive Plan Amendment would be required if the zoning change is approved.
Staff finds that although the proposed use is incompatible with the Future Land Use map, it does meet multiple objectives found within the Comprehensive Plan, including Objective 2, “Reduce urban sprawl by developing in an established area with existing infrastructure”, and Objective 3, Policy 13, “Locate higher density residential uses along roadways designated as minor arterials, principal arterials or limited-access thoroughfares.”
Furthermore, development of market-rate multi-family housing at this location creates additional residential units to support the existing retail hub north of the site at Belt Line and Pioneer Parkway, and a potential hub south of the site at Belt Line and IH-20.
SUMMARY OF USES:
The Concept Plan depicts multiple three-story apartment buildings arranged around a central amenity area. The units are proposed as age-restricted 55 and up rentals. Key features of the Concept Plan include the following:
• Masonry veneer buildings utilizing hipped and gabled roof style and multi-sided tower elements at the corners visible from Belt Line Rd.
• Single secure access from Belt Line Rd.
• Amenities as listed in Exhibit B, including upgraded interior features such as crown molding, granite countertops, smart thermostat, full size washer and dryer, outdoor recreational amenities such as walking trail, koi pond, and putting green, and personal service amenities such as private doctor visit rooms and hair salon.
• A total of 36 garage spaces are shown on the Concept Plan (15% of required parking) with the balance of the 206 spaces shown as surface parking. Of the 206 spaces not shown as garages, 114 will be covered spaces (49% of required parking).
• Wrought iron fencing along S. Belt Line Road. Masonry fencing along the boundary with existing single-family homes.
• A total of 154 dwelling units proposed for a residential density of 19.92 dwelling units per acre.
DENSITY AND DIMENSIONAL STANDARDS:
|
Proposed Residential Development Standards |
|
|
Standard |
Appendix W/MF-3 |
Proposed |
|
Maximum Density |
26 du per acre |
Approximately 19.2 du per acre |
|
Min Living Area |
1 bedroom (60% max) = 600 sf |
1 bedroom (63%) = 600 sf |
|
(Sq. Ft.) |
2 bedroom = 850 sf |
2 bedroom (37%) = 850 sf |
|
|
3 bedroom = 1,100 sf |
3 bedroom = (0%) |
|
Front Setback |
30 feet |
80 feet |
|
Rear Setback |
45 feet + 1 per foot over 35 |
80 feet |
|
Side Setback |
45 feet + 1 per foot over 35 |
N/A |
|
Building Separation |
15 feet |
25 feet |
|
Maximum Height |
50 feet |
50 feet/3 stories |
|
Max Lot Coverage |
60% |
60% |
ACCESS:
One full access point is proposed onto S. Belt Line Road, a three lane undivided arterial. The final design of the perimeter fence must allow for adequate visibility for cars turning onto Belt Line. Staff believes Belt Line has sufficient existing capacity to support the use.
EXCEPTIONS:
1. The applicant is requesting to provide 15% of Multi-Family parking as integrated garage space rather than the required 30%.
2. The applicant proposes covered parking structures with in the front yard setback.
Staff has concern with exception one due to the significant shortage of garage spaces compared to the number that are required. The applicant has attempted to mitigate this concern by providing covered parking for 49% of required spaces rather than the minimum 20%.
Staff has no objection to exception two given the shape of the lot and the percentage of covered parking provided, with the condition that the spaces be screened from Belt Line by a minimum 36 inch hedge. Shrubs are not a substitute for street trees, per Appendix W.
HOA OUTREACH:
A standard Head’s Up notice was sent to the Mountain Creek HOA on April 9th. To date, no response has been received from the HOA or any individual property owners.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval of the Zoning and Concept Plan provided that the following are addressed:
1. That the applicant maintain as much of the existing tree buffer as possible between the proposed development and the existing single-family residential neighborhood to the east and north;
2. That the carports along Belt Line Road be screened with a 36 inch hedge or berm to shield passing drivers from headlights of parked cars.
3. That the final configuration of the wrought iron fence account for required visibility and sight distance along Belt Line.
At its May 7, 2018 meeting, the Planning and Zoning Commission voted unanimously to approve per staff recommendation.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 7.73 ACRES OUT OF THE J.M. GRAVES SURVEY, ABSTRACT NO. 512, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED NORTH AND EAST OF THE INTERSECTION OF S. BELT LINE ROAD AND WARRIOR TRAIL, AND AS MORE FULLY DESCRIBED BELOW, FROM GENERAL RETAIL (GR) DISTRICT TO A PLANNED DEVELOPMENT 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 said city so as to rezone and reclassify said property from its classification of GR, General Retail 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 said application on May 7, 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 xxx to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of GR, General Retail 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 May 15, 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 GR, General Retail 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 GR, General Retail district to a Planned Development for Multi-Family Residential Uses; as depicted in Exhibit E - Boundary Survey.
SECTION 2.
Purpose and Intent
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
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.
II. Base Zoning
1. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed for the Multi-Family Two (MF-2) district and Appendix W of the Unified Development Code.
2. A minimum of 15 percent of all required parking spaces shall be constructed within an enclosed garage.
3. A minimum of 45 percent of all required parking spaces shall be constructed as covered parking, not to include required garage parking.
4. Personal service uses, including hair salon and retail sales, may be operated as an accessory use to multi-family residential, so long as such use is operated primarily for residents and not for the general public.
5. Amenities provided shall substantially conform with those listed in Exhibit B - Statement of Intent.
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 15th day of May, 2018.
Ordinance No. 10464-2018
Zoning Case No. Z180502/CP180501
Planned Development No. 374