From
Chris Hartmann
Title
Z190202/CP190202 - Zoning Change and Concept Plan - Woodhaven Mixed Use Development (City Council District 1). Zoning Change and Concept Plan for Woodhaven Mixed Use, consisting of approximately 272 multi-family units and 80,000 square feet of commercial mini-storage on approximately 6.2 acres. Tract 6, Elizabeth Gray Survey, Abstract No. 517, City of Grand Prairie, Dallas County, Texas, zoned PD-12, Planned Development in the SH 161 Corridor Overlay and located at the northeast corner of SH 161 and Dickey Road. The applicant is Robert Dye and the owner is Christy Jordan. (On March 4, 2019, the Planning and Zoning Commission denied this request by a vote of 6-3 (a motion to recommend approval failed 3-5). 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
Approve
Analysis
SUMMARY:
Zoning Change and Concept Plan from PD, Planned Development 12 for retail, offices, service and residential uses to PD, Planned Development for a mixed-use development consisting of 272 multi-family residential units in one multi-story buildings up to four floors in height on approximately 4.29 acres and a 83,850 square foot self-storage building up to three floors in height on approximately 1.91 acres on property described as Tract 6, Elizabeth Gray Survey, Abstract No. 517, City of Grand Prairie, Dallas County, Texas and addressed as 870 SH 161.
PURPOSE OF REQUEST:
The applicant requests to construct a development in two-phases consisting of high-density multi-family residential in a wrapped structured parking layout along with multi-story commercial self-storage.
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-12; PD-175 |
Undeveloped; multi-family uses |
|
South |
C |
Undeveloped (Floodway and Floodplain); auto-related uses |
|
West |
PD-13 |
SH-161; industrial uses |
|
East |
PD-12 |
Undeveloped |
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2018 Future Land Use Map (FLUM) designates this area as Commercial. The applicant has requested an amendment to the Future Land Use Map to allow Mixed-Use development on the property. Staff believes that a high-density residential development would be a benefit to the overall area which is composed primarily of older multi-family developments between Dickey Rd and Desco Ln and patio homes north of Desco Ln.
Staff believes a mixed-use proposal at this location conforms to Objective 2 of the 2010 Comprehensive Plan by reducing sprawl and providing integrated community uses in one development on an infill lot. The proposal also conforms to Objective 3 by locating higher density residential uses along two arterial roadways, SH-161 and Dickey Rd.
The proposal fulfills several sustainability goals of the 2018 Comprehensive Plan Update, particularly page 115 which reads “A mix of residential densities offers the City opportunities to attract and retain businesses as well as generate higher ad valorem tax revenues than through low density residential alone. Housing variety improves resiliency to fluctuations in the housing market and helps ensure the housing needs for all City residents are met.” By adding to housing choices available in the area and bring more residents to the fringes of Downtown and the Central Business District, thereby enhancing the demographics of central Grand Prairie.
The proposal fulfills another goal of the Comprehensive Plan by facilitating ride sharing and future pedestrian connections to Jennifer McFalls Park. Floodplain preservation is another recommendation of the Comprehensive Plan. While the applicant’s proposal preserves a significant amount of floodplain at the corner of Dickey Rd. and SH-161, a concrete box culvert is proposed to channel water from the Raines Branch to provide access to the multi-family and mini-storage, partially meeting the objective of the Comprehensive Plan and justifying the high residential density proposed.
SUMMARY OF USES:
The Concept Plan depicts a single, four story apartment building with parking structure, and a single, three story commercial building. Key features of the Concept Plan include the following:
• The multi-family units will have corridor access to the parking garage which will contain 410 parking spaces. The parking garage is accessible by a private drive which runs between Dickey Rd and a private, shared access drive to be constructed with this development. The shared access drive will connect Dickey Rd. to SH-161 and provide access to the undeveloped commercial lot to the north along SH-161 and the undeveloped commercial lot at the corner of Dickey Rd. and S. Carrier Pkwy.
• Raines Branch will run between the residential and commercial buildings. The final hydrologic design will be determined by a flood study at the Site Plan phase.
• Of the 426 spaces provided for the multi-family, 16 will be surface parks and are intended for guest parking.
• An additional 41 surface parking spaces are shown to the east of the mini-storage building.
• There are a total of 272 dwelling units proposed, giving the development a residential density of 65 dwelling units per acre.
The applicant will follow Appendix W standards with regard to the multi-family development with one exception. Proposed residential amenities are proposed to include upgraded cabinetry, granite countertops, stainless steel appliances, dog runs, cabana-style pool, outdoor kitchen, and community garden. As required in Appendix W, a full list of amenities will be required at Site Plan phase.
DENSITY AND DIMENSIONAL STANDARDS:
|
Table 2: Proposed Residential Development Standards |
|
Standard |
PD-12/Appendix W |
Proposed |
|
Maximum Density |
35 du per acre |
Approximately 65 du per acre |
|
Min Living Area |
1 bedroom (70% max) = 450 sf |
1 bedroom (60%) = 636-748 sf |
|
|
2 bedroom = 850 sf |
2 bedroom (40%) = 1,080-1,280 sf |
|
|
3 bedroom = 1,100 sf |
3 bedroom (0%) |
|
Front Setback |
5 feet |
30 feet (from SH-161) |
|
Rear Setback |
30 feet |
27 feet (from east property line) |
|
Side Setback |
30 feet |
30 feet (from shared private drive) |
|
Building Separation |
10 feet |
N/A |
|
Maximum Height |
70 feet |
4 story/70 feet |
|
Max Lot Coverage |
80% |
85% |
|
Table 3: Proposed Commercial-Mixed Use Development Standards |
|
Standard |
PD-12 |
Proposed |
|
Maximum FAR |
.35:1 |
1.02:1 |
|
Minimum Lot Area |
5,000 square feet |
82,328.4 square feet |
|
Front Setback |
25 feet |
75 feet |
|
Rear Setback |
20 feet (adj to residential) |
20 feet (private access drive) |
|
Side Setback |
25 feet (building over 35 feet high) |
10 feet (private access drive) |
|
Maximum Height |
50 feet |
40 feet |
|
Parking Required |
6 spaces (min) |
41 on-site |
ACCESS AND TRAFFIC:
Two full access points are proposed onto Dickey Rd. An additional right only access is proposed along SH-161 along with deceleration lane. The easternmost drive from Dickey will provide a direct connection to the multi-family leasing office and to the SH-161 frontage road. The western access point will provide gated access to the parking garage and mini-storage.
The proposal is located near Jennifer McFalls park, which will be accessible via future trails along Cottonwood Creek and S. Carrier Pkwy., and would also facilitate pedestrian access to future commercial uses along SH-161 south of Desco Ln. The parking layout as shown with parking in front of the clubhouse and leasing office near the 161 frontage road could also facilitate ride sharing.
Due to the scale of the development and existing peak congestion at the Dickey/161 interchange, the applicant has prepared a Traffic Impact Analysis (TIA - attached as exhibit i) which outlines several recommendations for service improvements at the interchange.
The Transportation Department has reviewed the TIA and believes that the recommendations, while technically feasible, are not advisable at this time. Staff has incorporated these concerns into the overall recommendation below.
EXCEPTIONS:
1. The applicant is proposing a maximum residential density of 65 units per acre. The current maximum allowed in the city is 35 units per acre in Central Area zoning.
2. The applicant is proposing a floor area ratio (FAR) in excess of the .35:1 allowed on for commercial development in PD-12. The FAR of the proposed mini-storage is 1.02:1.
RECOMMENDATION:
The Planning and Zoning Commission voted on consent to table this application at its February 4, 2019 meeting.
From a land use perspective, the proposal makes efficient use of the site and fulfills many of the objectives of the Comprehensive Plan by providing infill housing and additional residents near downtown the central city. The proposal will have minimal impact on existing development, including single family neighborhoods, and will significantly enhance the built environment of the area.
Transportation staff has concerns that the existing interchange Level of Service will be made worse with no mitigation to compensate, as the recommendations of the TIA are not feasible at this time. Beyond this concern, the Development Review Committee has no further significant concerns and recommends approval with the following conditions:
1. That the developer continue to explore other avenues for traffic mitigation and incorporate these into the design at the Site Plan phase.
2. Attached renderings are intended solely for conceptual purposes and do not confer any variances. If the zoning change is approved, commercial development shall be subject to Appendix F design standards for the 161 Corridor Overlay and residential development shall be subject to Appendix W design standards for all future Site Plan proposals.
At its March 4, 2019 meeting, the Planning and Zoning Commission voted 6-3 to recommend denial (a motion to recommend approval failed 3-5). The applicant filed an appeal on March 7, 2019 and paid the $125 appeal fee.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 6.202 ACRES OUT OF THE ELIZABETH GRAY SURVEY, ABSTRACT NO. 517, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, LOCATED AT THE NORTHEAST CORNER OF THE INTERSECTION OF SH 161 AND DICKEY ROAD, AND AS MORE FULLY DESCRIBED BELOW, FROM A PLANNED DEVELOPMENT (PD-12) DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR COMMERCIAL AND MULTI-FAMILY RESIDENTIAL USE NOT TO EXCEED 65 DWELLING UNITS PER ACRE; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; 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 PD, Planned Development district to a Planned Development for Commercial and Multi-Family Residential Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on March 4, 2019, 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 6-3 to recommend denial 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 Commercial and 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 March 19, 2019, 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 Commercial and 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 4779, 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 Commercial and Multi-Family Residential Uses; as depicted in Exhibit A - Boundary Description.
SECTION 2.
Purpose and Intent
The purpose of this planned development to create a commercial and 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. 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 Plan (Exhibit B.)
II. Base Zoning
1. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to the regulations of the CA, Central Area district and Appendix W of the Unified Development Code applicable to multi-family development with a maximum density of 65 units per acre, and the regulations of the C, Commercial District and Appendix F of the Unified Development Code applicable to commercial development with the following exceptions:
a. Residential development shall consist of multi-family as depicted in Exhibit B, Concept Plan and Exhibit C, Conceptual Elevations, with a maximum density of 65 units to the acre and;
b. Commercial development shall have a maximum height of 50 feet and a maximum FAR of 1.10:1 as depicted in Exhibit B, Concept Plan.
2. Multi-family residential and commercial uses may be constructed as shown on the Concept Plan with multi-family residential uses allowed on the 4.29 acre tract generally to the west of Raines Branch and commercial uses allowed on the 1.89 acre tract generally to the east of Raines Branch. An applicant may request that commercial development be allowed to occur on the residential tract to the west of Raines Branch through an amended Concept Plan. Any amendment proposed to the Concept Plan shall preserve residential uses on the balance of the property by providing a minimum of 250 units. The Concept Plan shall be amended only with the approval of City Council upon recommendation by the Planning and Zoning Commission.
3. The schedule of uses found in Article 4 of the Unified Development Code for the C, Commercial District shall apply to the development with the following exceptions:
a. Prohibited uses shall include convenience store with gas sales, parole/probation office, check cashing, pay check or car title loans, appliance repair, bait and tackle, farm products, gravestone sales, heavy machine sales, laundry or dry cleaners, laundry drop off/pick up, self-serve laundry, lawnmower sales/repair, auto or mobile home dealer, residential waste recycling, tool rental, and variety store.
b. Climate controlled, multi-story commercial mini-storage may be allowed by right as depicted in Exhibit B, Concept Plan and Exhibit C, Conceptual Elevations. All other commercial mini-storage shall be prohibited.
4. No certificate of occupancy may be granted for commercial mini-storage until a certificate of occupancy has been granted for at least 50% of the planned multi-family residential units within the development.
5. A minimum setback of 15 feet shall be provided along all property boundaries, except that a 10 foot setback shall be allowed along the east commercial boundary line adjoining the private access road as depicted on the Concept Plan, which private access road shall run between Dickey Road and the SH-161 northbound frontage road.
6. The private access road referenced above shall be constructed and open to traffic prior to issuance of a certificate of occupancy for any development, along with a deceleration lane providing access from SH-161 northbound frontage road to the access road as approved by the Transportation Department of the City of Grand Prairie.
7. No screening fence shall be required between the commercial and residential development on the property.
8. Conceptual Elevations (Exhibit C) are not intended to represent final elevations or confer any development variances. Final building elevations shall conform to the requirements of Appendix F and Appendix W of the Unified Development Code for commercial and residential development, respectively.
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 19th day of March, 2019.
CASE NO. Z190202/CP190202
PLANNED DEVELOPMENT NO. 388
ORDINANCE NO. 10615-2019