From
Chris Hartmann
Title
Z180302/CP180301 - Zoning Change/Concept Plan - Forum at Sara Jane Addition (City Council District 2). Zoning Change and Concept Plan for a multi-family development consisting of approximately 700 apartment units on 27.76 acres. C.D. Ball Survey, Abstract No. 1699, City of Grand Prairie, Dallas County, Texas, approximately 27.76 acres zoned PD-29, PD-288, and SF-2, within the IH-20 and SH 161 Corridor Overlay Districts and generally located west/southwest of the intersection of S Forum Drive and Sara Jane Parkway. The agent is Michael Clark, Winkelmann & Assoc. and the applicant is Patrick Mango. (On June 4, 2018, the Planning and Zoning Commission denied this request by a vote of 6-2). This case is being appealed per Article 1 Section 1.11.5.9 of the Unified Development Code.
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Deny
Analysis
SUMMARY:
Zoning Change and Concept Plan for a multi-family development consisting of approximately 700 apartment units on 27.76 acres. C.D. Ball Survey, Abstract No. 1699, City of Grand Prairie, Dallas County, Texas, approximately 27.76 acres zoned PD-29, PD-288, and SF-2, within the IH-20 and SH 161 Corridor Overlay Districts and generally located west/southwest of the intersection of S Forum Drive and Sara Jane Parkway.
BACKGROUND:
Adjacent Land Uses and Access
North: S Forum Drive, single family residential use, and undeveloped land zoned PD-367 for Single Family Attached (SF-A) and Multi-Family One (MF-1).
South: Undeveloped property zoned PD-29 for retail, apartment, office and service uses and PD-288 for general retail and multi-family uses.
East: Sara Jane Pkwy and undeveloped land zoned PD-29 for retail, apartment, office and service uses and PD-288 for multi-family and general retail uses.
West: Undeveloped land zoned PD-265A for single family residential, private open space and environmental preservation, general retail, office, and multi-family uses and Winding Creek Apartments (under construction).
Zoning History
In 2003, a portion of the property was rezoned to add multi-family. City Council raised concern about losing general retail and adding multi-family when there was already a number of apartment compelxes in the area. PD-288 retained the general retail to allow the site to be developed for multi-family, commercial, or mixed use.
Conformance with Comprehensive Plan
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Mixed Use (MU) and Open Space/Drainage. Mixed Use development should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development. The proposal includes high density residential but does not include a mixture of uses in a pedestrian oriented development. The proposal requires a change to the FLUM.
PROJECT DESCRIPTION:
Purpose of Request
The purpose of the request is to create a Planned Development District for multi-family residential use to facilitate the development of 670 multi-family units in two phases on 27.76 acres.
The subject property is currently zoned Single Family-Two (about 9.7 acres), PD-288 for multi-family or general retail uses (about 16.7 acres), and PD-29 for retail, apartment, office and service uses (about 2 acres). This zoning request will:
• Increase the allowable density from 18 to 26 dwelling units per acre on 18.7 acres;
• Change 18.7 acres from General Retail/Multi-Family to Multi-Family only; and
• Rezone about 9.7 acres from Single Family-Two to multi-family.
Proposed Use Characteristics and Function
The Concept Plan depicts two phases of multi-family development, each phase with about 335 units. The two phases are designed to function independently to accommodate different ownership, management, and construction schedules. Each phase will have a gated entrance off of Forum Drive, a separate leasing office, clubhouse, and pool.
Project Update
The Planning and Zoning Commission tabled the request on March 5th. Since then, the applicant has:
• Increased the number of garages from 19% to 25%;
• Adjusted the location of detention ponds to create an open space amenity;
• Shifted buildings closer to the right-of-way to create an urban street edge;
• Added ground floor private yards for 50 units in each phase; and
• Selected trees to preserve along the property boundary.
ANALYSIS:
Technical Review
The proposed development standards will establish Multi-Family Three as the base zoning district; anything not explicitly stated in the planned development ordinance will meet the revised residential standards in Appendix W. Most of the proposed standards are consistent with or more restrictive than Appendix W. There are four items that do not meet Appendix W:
1. Side Setback between Phases: The applicant is proposing a 20 ft. setback. Appendix W requires a minimum of 45 ft.
• Staff does not object to this as long as the green space along the property line is consistent with the Concept Plan.
2. Roof Pitch: The applicant is proposing roofs that “incorporate an appropriate mix of flat, low slope, and pitched elements.” The proposed standards allow flat roofs with articulation and corner treatments as depicted in the conceptual imagery. Appendix W does allow flat roof design with horizontal and vertical offsets of 2 ft. or greater from the primary cornice elevation over a minimum of 30% of the linear footage of each building side. Appendix W also contains specific standards about corner treatments.
• In the context of a conceptual design, Staff does not object to the proposed roof pitch, articulation, and corner treatments as depicted in the conceptual imagery and described in the proposed standards. However, Staff is unable to determine how the proposal compares to Appendix W. Staff recommends that imagery is used for illustrative purposes only; final design shall comply with Appendix W.
3. Garages and Covered Parking: The applicant is proposing garages for 25% of required parking spaces and covered parking for 25% of required parking spaces. Appendix W requires garages for 30% of required parking spaces and covered parking for 20% of required parking spaces.
• Given that the buildings provide yards and face open space, Staff does not object to reducing the number of garages to 25% of the required parking spaces.
4. Covered Parking Design: The applicant is proposing carports with flat roofs and steel columns with veneer elements incorporated. Appendix W requires that the roof structure for covered parking be constructed of similar roofing material and design (including roof pitch and cornice treatments) used for the main residential building
• Staff does not recommend a variance to Appendix W for carports at this time.
Comprehensive Review
The subject property is part of about 120 contiguous, undeveloped acres within the SH 161 Corridor and the I-20 Corridor. This area is significant given the amount of undeveloped land and its location. This request will likely impact how the remaining acres are developed.
Ideally, these 120 acres would be developed as an integrated community where individual projects are phases of the larger development. An area plan would be the most effective way to achieve some of the goals listed in the City’s Comprehensive Plan:
• Use sound land use and urban design principles to optimize City land resources;
• Promote and ehnace economic development strengths; and
• Promote and adopt sustainable growth practices.
Staff recognizes the difficulty of coordinating multiple property owners (there are three) and potentially multiple developers. Similarly, Staff recognizes that the issues discussed in this section are larger than an individual site and beyond the scope of this particular request. Likewise, the responsibility of resolving these issues does not rest solely with this developer. However, Staff is concerned that the absence of strong coordination oversight will impede the City’s future development goals. This property is not a traditional infill lot or limited by existing adjacent uses or an established roadway network. As a zoning request on a portion of a large, contiguous undeveloped area in a strategic location, the larger context has to be considered. Therefore, staff is not comfortable with the request to grant zoning for exclusive apartment use at this corner location with no consideration given to the context of the area, or the effects such exclusive use might have in terms of efficiency of land use, traffic circulation, and community character in the area immediately south of Forum Drive.
RECOMMENDATION:
The Planning and Zoning Commission recommended denial by a vote of 6-2.
The multi-family as proposed appears to be largely consistent with revised residential standards in Appendix W. Staff does not object to multi-family at this location, nor does Staff necessarily object to the proposal. However, Staff does not recommend rezoning this property for the exclusive use of multi-family without a larger plan in place.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 27.764 ACRES OUT OF THE C.D. BALL SURVEY, ABSTRACT NO. 1699, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND AS MORE FULLY DESCRIBED BELOW, FROM PLANNED DEVELOPMENT 288 (PD-288) DISTRICT, PLANNED DEVELOPMENT 29 (PD-29) DISTRICT, AND SINGLE FAMILY-TWO (SF-2) DISTRICT 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 said city so as to rezone and reclassify said property from its classification of Planned Development 288 (PD-288) District, Planned Development 29 (PD-29) District, and Single Family-Two (SF-2) 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 June 4, 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 6-2 to recommend to the City Council of Grand Prairie, Texas, to deny the request to rezone the hereinafter described property from its classification of Planned Development 288 (PD-288) District, Planned Development 29 (PD-29) District, and Single Family-Two (SF-2) 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 June 19, 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 Planned Development 288 (PD-288) District, Planned Development 29 (PD-29) District, and Single Family-Two (SF-2) 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:
I.
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 Planned Development 288 (PD-288) District, Planned Development 29 (PD-29) District, and Single Family-Two (SF-2) District to a Planned Development for Multi-Family Residential Uses; as depicted in Exhibit A - Location Map and Exhibit E - Boundary Survey.
II.
PURPOSE AND INTENT
That, the purpose of this Planned Development District is to provide the appropriate restrictions and development controls to permit multi-family residential development of the subject property in a manner compatible with the surrounding development and zoning and in compliance with the City’s Comprehensive Plan and the Unified Development Code (UDC).
III.
DEVELOPMENT STANDARDS
A. APPLICABILITY
1. All development on land located within the boundaries of this Planned Development District shall conform to all development and land use standards contained in this Ordinance.
2. Development and land use standards not contained in this Ordinance shall be governed by all pertinent development and land use standards specified in the UDC, as amended.
B. CONCEPTUAL PLAN
1. Development shall be in substantial conformance with the conceptual plan contained in Exhibit B - Concept Plan of this Ordinance, as determined by the Planning Director or designee.
C. BASE ZONING DISTRICT
1. Development shall conform to the requirements for Multi-Family Three (MF-3) District and Appendix W: Residential Development Standards of the UDC, as amended.
D. DENSITY AND DIMENSIONAL STANDARDS
1. Development shall comply with the density and dimensional standards for Multi-Family Three (MF-3) District with the exceptions listed below.
2. The maximum allowable height shall be 40 ft. or three stories.
3. Minimum Yard Setbacks
i. The minimum setback along Forum Drive and Sara Jane Parkway shall be 30 ft.
ii. The minimum setback along the south property line shall be 90 ft.
iii. The minimum setback along the west property line shall be 90 ft.
iv. The minimum setback along the property line between Phase 1 and Phase 2 shall be 20 ft.
E. DEVELOPMENT REGULATIONS
1. Off-Street Parking Standards
i. Garage parking shall be provided for no less than 25% of the minimum required parking spaces.
ii. Covered parking shall be provided for no less than 25% of the minimum required parking spaces.
iii. Garage doors may be 9 ft. wide.
2. Open Space and Landscape Requirements
i. Landscape and open space shall account for 30% of the total area.
ii. The developer shall provide a 25 ft. landscape buffer along Forum Drive and Sara Jane Parkway.
iii. The developer shall provide a 20 ft. landscape buffer along the south and west boundaries of the Planned Development District.
iv. Each phase shall include a minimum of 50 ground floor private yards. Private yards are permitted within the 25 ft. landscape buffers along Forum Drive and Sara Jane Parkway.
v. The developer shall preserve existing trees in an effort to maintain the natural setting and provide enhanced screening. The number and location of trees to be preserved shall meet or exceed what is depicted in Exhibit F - Tree Exhibit.
vi. Each phase shall maintain continuous open space along the phase boundary, with landscaping consisting at a minimum of grass and trees along the phase boundary, developed in substantial conformance to the open space depicted in the approved Concept Plan - Exhibit B. An exception to this requirement may be made for one or more concrete pedestrian path connections and for no more than one connecting concrete drive for emergency access.
vii. At least one concrete pedestrian path connection point shall be provided between each phase.
3. Amenities provided shall substantially conform to those listed in Exhibit D - Amenities.
IV.
THAT a site plan shall for each phase must be reviewed and approved by the City Council prior to the issuance of any building permits.
V.
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.
VI.
THAT 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, THE 19th DAY OF JUNE, 2018.
Ordinance No. 10485-2018
Zoning Case No. Z180302/CP180301
Planned Development No. 377