From
Chris Hartmann
Title
S190501 - Site Plan - Royalton @ Grand Prairie (City Council District 2). A request to approve a site plan on a vacant lot for multi-family uses. Being 11.997 acres out of the Frederick Dohme Survey, Abstract NO. 395, City of Grand Prairie, Dallas County, Texas zoned PD-382 within the IH 20 and Hwy 161 Corridors, located at the southwest corner of South Forum Drive and Hwy 161. The agent is Scott Minnis, G&A McAdams and the owner is David Dunson, SWBC Real Estate. (On May 6, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
A request to approve a site plan authorizing the construction of a three-story, 300 unit Multi-Family development on Lot 1, Block A, of Royalton at Grand Prairie Addition. The 11.997 acre lot is generally located on the southwest corner at the intersection of State Highway 161 and South Forum Drive, zoned Planned Development-382 (PD-382) District, and within the SH 161 Overlay and IH 20 Overly District.
PURPOSE OF REQUEST:
The applicant is seeking approval of a site plan to allow for a 300-unit Multi-Family development. The complex will compose of 180 one-bedroom units and 120 two-and three-bedroom units. City Council approval of a site plan is required for properties within a planned development district or an overlay district. Development at this location requires site plan approval by City Council because the property is zoned PD-382.
ADJACENT LAND USES AND ACCESS:
The following table summarizes the zoning designation and existing land use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-311 |
Vacant Lot |
|
South |
PD-29 |
Vacant Lot |
|
West |
PD-288 |
Vacant Lot |
|
East |
PD-294 |
Vacant Lot |
HISTORY:
• The property was zoned PD-28 for a Special Complex.
• October 7, 2003 City Council approved PD-294, rezoning the property from PD-28 for a Special Complex to Mixed Use for Multi-Family and General Retail uses (Case Number Z030701).
• October 16, 2018 City Council approved PD-382, a Planned Development District for Multi-Family uses (Case Number Z180701/CP180701).
• April 1, 2019 the Planning and Zoning Commission approved a Final Plat of Royalton at Grand Prairie Addition, Lot 1, Block A.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as High Density Residential “HDR”. High Density Residential is reflective of multi-family apartments. High Density Residential is appropriate along major arterial roads, and acts as a transition from commercial to single-family uses. The request is consistent with the Comprehensive Plan.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The 300-unit development is accessible from Forum Drive and has an access easement running east to west, parallel to Forum Drive. In addition, there is an emergency access gate to the east and west of the property. The development includes a clubhouse, spa, pergolas with seating and BBQ areas, two courtyards, green space, and a jogging/walking trail.
Access and Parking
The property is accessible by three ingress/egress drives on Forum Drive; an access easement provides access along the width of the front of the property that will connect to future commercial development to the east. The required number of parking spaces is determined by use. Table 2 provides the parking calculations for the proposed development. The number of parking spaces provided meets the number of spaces required.
|
Table 2: Parking Calculations |
|
Standard |
Calculation |
Required |
Provided |
Meets |
|
Min. Spaces for 1 Bd Units |
180 (60%) x 1.25 SP/Unit |
225 |
225 |
Yes |
|
Min. Spaces for 2 & 3 Bd Units |
120 (40%) x 2 SP/Unit |
240 |
240 |
Yes |
|
Total |
|
465 |
465 |
Yes |
|
Garages |
30% of Required Parking |
140 |
153 |
Yes |
|
Tandem |
|
|
151 |
|
|
Carports |
20% of Required Parking |
93 |
96 |
Yes |
|
Open Spaces |
|
|
150 |
|
|
Guest Parking |
10% of Required Parking |
47 |
47 |
Yes |
|
Total Spaces |
|
465 |
597 |
Yes |
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-382 with a base zoning of “MF-3” Multi-Family Three Residential District; development is subject to the “MF-3” standards in the Unified Development Code (UDC). The following table evaluates the density and dimensional standards of the proposed development. The proposal meets or exceeds the density and dimensional requirements.
|
Table 3: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
12,000 |
522,589 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
542 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
951 |
Yes |
|
Front Setback (Ft.) |
30 |
30 |
Yes |
|
Rear Setback (Ft.) |
45 |
45 |
Yes |
|
Max. Height (Ft.) |
60 |
60 |
Yes |
Landscape and Screening
The property is subject to the landscaping and screening requirements found in PD-382 and Appendix W of the UDC. Table 4 summarizes what is required and what is proposed. The proposal meets the landscape and screening requirements.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
78,394.5 |
78,394.5 |
Yes |
|
Trees |
199 |
334 |
Yes |
|
Shrubs |
1,567 |
3,340 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Exterior Building Materials
The exterior finish includes stone and stucco material. Table 5 summarizes the building materials by building type. The proposed building elevations meet the materials requirement.
|
|
Table 5:ExteriorBuilding Materials |
|
|
|
Façade |
Stone |
Stucco |
Total Masonry |
|
Type A |
|
Front |
56.8% |
43.2% |
100% |
|
Rear |
55% |
45% |
100% |
|
Right |
51.2% |
48.8% |
100% |
|
Left |
59.6% |
40.4% |
100% |
|
Type B |
|
Front |
59% |
41% |
100% |
|
Rear |
59.3% |
41.7% |
100% |
|
Right |
56.1% |
43.9% |
100% |
|
Left |
58.1% |
41.9% |
100% |
|
Type C |
|
Front |
59.2% |
40.8% |
100% |
|
Rear |
59.7% |
40.3% |
100% |
|
Right |
57.6% |
42.4% |
100% |
|
Left |
54% |
46% |
100% |
|
Type D |
|
Front |
59.3% |
40.7% |
100% |
|
Rear |
59.5% |
40.5% |
100% |
|
Rear |
58.8% |
41.2% |
100% |
|
Left |
59.7% |
40.3% |
100% |
|
Type E |
|
Front |
54.5% |
45.5% |
100% |
|
Rear |
53.9% |
46.1% |
100% |
|
Right |
58.1% |
41.9% |
100% |
|
Left |
48.4% |
51.6% |
100% |
|
Type F |
|
Front |
50.4% |
49.6% |
100% |
|
Rear |
57.1% |
42.9% |
100% |
|
Right |
52.4% |
47.6 |
100% |
|
Left |
59.3 |
40.7% |
100% |
|
Type G |
|
Front |
51.9% |
48.1% |
100% |
|
Rear |
58.1% |
41.9% |
100% |
|
Right |
57.4% |
42.6% |
100% |
|
Left |
51.1% |
48.9% |
100% |
Appendix W Amenities
Table 6 lists the amenities in each category. The proposal meets Appendix W requirements for amenities.
|
Table 6: Architectural Features for Primary Facades |
|
Category |
Amenity |
Tier |
|
Environmentally Friendly Features |
High Efficiency Windows |
I |
|
Environmentally Friendly Features |
Qualified Recycling Program |
II |
|
Environmentally Friendly Features |
Walking/Jogging Trail |
II |
|
Environmentally Friendly Features |
LED/Low Wattage Lighting |
III |
|
Environmentally Friendly Features |
Bicycle Parking |
III |
|
Environmentally Friendly Features |
Outdoor Recreation Spaces |
III |
|
High Quality Features |
Granite Countertops |
I |
|
High Quality Features |
Upgraded Cabinetry |
I |
|
High Quality Features |
Arched Forms Separating Rooms |
II |
|
High Quality Features |
Upgraded Light Fixtures |
II |
|
High Quality Features |
Walk-in Closets |
II |
APPEALS AND EXCEPTIONS:
None.
RECOMMENDATION:
The Development Review Committee recommends approval.
At its May 6, 2019 meeting, the Planning and Zoning Commission voted on consent to recommend approval.