From
Monica Espinoza, Executive Assistant
Title
S200901 - Site Plan - Kalterra Phase 1 (City Council District 2). Site Plan for a multi-family development of 412 units in four buildings on 11.74 acres. Tract 7 of the William Reed Survey, Abstract No. 1193 and Tract 1.1 of the Frederick Dohme Survey, Abstract No. 395, City of Grand Prairie, Dallas County, Texas, zoned PD-397, within the SH-161 Corridor Overlay District, and generally located on the northwest corner of SH-161 and Forum Dr. (On September 28, 2020, the Planning and Zoning Commission tabled this case by a vote of 7-0)
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Staff is unable support the request as presented.
Analysis
SUMMARY:
Site Plan for a multi-family development of 412 units in four buildings on 11.74 acres. Tract 7 of the William Reed Survey, Abstract No. 1193 and Tract 1.1 of the Frederick Dohme Survey, Abstract No. 395, City of Grand Prairie, Dallas County, Texas, zoned PD-397, within the SH-161 Corridor Overlay District, and generally located on the northwest corner of SH-161 and Forum Dr.
PURPOSE OF REQUEST:
The applicant intends to construct a multi-family development on 11.74 acres. Site Plan approval by City Council is required for any project involving multi-family use or within a Planned Development District. Development at this location requires City Council approval of a Site Plan because the property is intended for multi-family use and zoned PD-397.
The purpose of site plan approval is to ensure that development meets requirements in the Unified Development Code (UDC), provides adequate circulation, and uses quality site planning techniques. The UDC identifies criteria for evaluating proposed developments. Criteria include density and dimensional standards, landscaping and screening requirements, and architectural design for special districts.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-397 |
Undeveloped |
|
South |
PD-382; PD-294 |
Multi-Family Under Construction; Undeveloped |
|
West |
PD-397 |
Undeveloped |
|
East |
PD-294D |
Undeveloped |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
This Site Plan is Phase 1 of a larger horizontal mixed-use development on 55.5 acres. This phase includes 412 multi-family units in four buildings and the associated parking and amenities. The primary entrance for the whole development is off the SH-161 frontage road.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-397 with a base zoning of Multi-Family Three District; development is subject to the standards for PD-397 and for Multi-Family Three District in the Unified Development Code (UDC). The following table evaluates the density and dimensional standards of the proposed development. The proposal meets the density and dimensional requirements.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
12,000 |
511,394 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
100 |
Yes |
|
Min. Lot Depth (Ft.) |
120 |
120 |
Yes |
|
Front Setback (Ft.) |
30 |
30 |
Yes |
|
Rear Setback (Ft.) |
0 |
45 |
Yes |
|
Max. Height (Ft.) |
60 |
52 |
Yes |
|
Max. Density (DUA) |
40 |
35.09 |
Yes |
|
Max. One Bedroom (%) |
70 |
60 |
Yes |
Parking
The table below evaluates the parking requirements. The proposal meets the required parking, garages, and carports.
|
Table 3: Parking Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Total Parking Spaces |
536 |
536 |
Yes |
|
Garage |
10% |
20% |
Yes |
|
Carport |
20% |
20% |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in Appendix W of the UDC. The table below summarizes these requirements. The proposal meets the landscape and screening requirements.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
76,724 |
148,966 |
Yes |
|
Trees |
154 |
154 |
Yes |
|
Shrubs |
1,534 |
1,550 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Exterior Building Materials
The exterior finish materials include brick, stucco, and fiber cement siding. The proposed building elevations also meet the recommended design and building materials in Appendix W.
Appendix W Amenities
Appendix W requires a certain number of amenities from categories such as environmentally friendly building materials, construction techniques, or other features, high quality features or design, and technology. The proposal is deficient in two categories and does not meet the requirements for amenities.
VARIANCES:
1. Perimeter Fence and Gated Entry - Appendix W requires that multi-family developments contain security gates at all entrances to the complex. The proposal does not include security gates to the complex.
ANALYSIS:
The Site Plan includes changes from the approved Concept Plan that change the character of the internal street and impact the walkability of the development.
• The reconfigured buildings no longer enclose and screen surface parking from the internal street.
• There are two parallel drives between each building that breaks of the consistent street edge, disrupts the pedestrian path, and increases potential conflicts between traffic and people on foot.
• The Site Plan removes the textured paving and enhanced pedestrian crossings.
RECOMMENDATION:
Given the significant changes between the Site Plan and approved Concept Plan, staff is unable to support the request as presented.