From
Chris Hartmann
Title
Z181001/CP181001 - Zoning Change/Concept Plan - Robinson and Forum Apartments (City Council District 2). A Zoning Change and Concept Plan for 329 multi-family units and 26,355 of retail on 17.4 acres. Tract 2, Frederick Dohme Survey, Abstract No. 395 and Tract 2, Stephen B McCommas Survey, Abstract No. 888, City of Grand Prairie, Dallas County, Texas, zoned PD-294 and PD-294B, within the SH 161 Overlay District and the I-20 Overlay District, and generally located south of Forum Dr between SH 161 and Robinson Rd. The agent is Jeff Linder, Bannister Engineering, the applicant is Chase Debaun, AeroFirma Corp and the owner is Rick O'Brien, Campbell-Belt Line LP. (On October 1, 2018, 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 Zoning Change and Concept Plan for 329 multi-family units and 26,355 sq. ft. of retail on 17.4 acres. Tract 2, Frederick Dohme Survey, Abstract No. 395 and Tract 2, Stephen B McCommas Survey, Abstract No. 888, City of Grand Prairie, Dallas County, Texas, zoned PD-294 and PD-294B, within the SH 161 Overlay District and the I-20 Overlay District, and generally located south of Forum Dr between SH 161 and Robinson Rd.
PURPOSE OF REQUEST:
The applicant intends to construct a horizontal mixed use development on 17.4 acres. The proposal includes 329 multi-family units in six buildings and two retail buildings totaling 26,355 sq. ft. along the SH 161 frontage road.
ADJACENT LAND USES AND ACCESS:
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-294D |
Undeveloped |
|
South |
PD-294B |
Gas Well Pad Site; IKEA off-premise sign |
|
West |
PD-294 |
Undeveloped |
|
East |
PD-304 |
Calab Inc. Offices; Undeveloped |
ZONING HISTORY:
• City Council approved a zoning change from PD-28 and PD-29 for general retail uses and single family-two uses to PD-294 for multi-family uses, general retail uses, and integrated residential and retail uses on October 7, 2003.
• City Council approved a zoning change from PD-294 for multi-family three (MF-3) uses to PD-294B for general retail uses on July 24, 2007.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant is proposing a bank and retail uses on Tract 1. Tract 1 is accessible from SH 161 frontage road and Forum Drive.
Tract 2 consists of 329 multi-family units in six buildings, an office building, pool, central open space with trails, and dog park. The multi-family development is gated and accessible from Forum Drive with an emergency access and exit only drive on Robinson Rd. The Concept Plan depicts two pedestrian access points to allow residents to walk to the retail development on Tract 1.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Mixed Use (MU). Development in the mixed use category should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development. The proposal is consistent with the FLUM and the following policies and objectives in the 2010 Comprehensive Plan:
• Objective 2: Encourage development that will reduce urban sprawl;
• Objective 2, Policy 4: Encourage land use patterns that reflect a mix of integrated community uses; and
• Objective 3, Policy 13: Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
DEVELOPMENT STANDARDS:
Tract 1
The applicant is proposing the standards below for Tract 1. These standards are consistent with the existing general retail standards in place.
• Uses permitted in the General Retail (GR) zoning district with the following additional use allowed: Financial Services (no payday loans or title loans shall be allowed as Financial Services);
• Minimum Lot Size: 20,000 sq. ft.;
• Minimum Lot Width/Depth: 100 ft. x150 ft.;
• Maximum Height: 50 ft.; and
• Minimum Landscaping: 10% of the lot.
Tract 2
The applicant is proposing a base zoning district of Multi-Family Three (MF-3) for Tract 2. Development on Tract 2 will meet Appendix W.
Multi-Family Amenities
The proposed amenities exceed what is required by Appendix W. Exhibit F - Multi-Family Amenities Checklist contains a complete list of the amenities provided. These amenities include:
• Walking/jogging trails within the development;
• Smart technology which automatically controls functions such as lights and thermostat to reduce energy loads during the day or at times of peak energy usage;
• Granite countertops in kitchens and bathrooms;
• Upgraded lighting fixtures;
• Full-size stainless steel major appliances; and
• Integrated USB ports within all units.
RECOMMENDATION:
At its October 1, 2018 meeting, the Planning and Zoning Commission voted 8-0 to recommend approval as presented.
The Development Review Committee (DRC) recommends approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 17.409 ACRES OUT OF THE FREDERICK DOHME SURVEY, ABSTRACT NO. 395 AND THE STEPHEN B MCCOMMAS SURVEY, ABSTRACT NO. 888, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED ON THE SOUTH SIDE OF FORUM DRIVE BETWEEN STATE HIGHWAY 161 AND ROBINSON ROAD, AND AS MORE FULLY DESCRIBED BELOW, FROM PLANNED DEVELOPMENT 294 (PD-294) DISTRICT AND PLANNED DEVELOPMENT 294B (PD-294B) DISTRICT TO A PLANNED DEVELOPMENT FOR GENERAL RETAIL AND MULTI-FAMILY USES; 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 Planned Development 294 (PD-294) District and Planned Development 294B (PD-294B) District to a Planned Development for General Retail and Multi-Family Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 1, 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 8 to 0 to recommend approval to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of Planned Development 294 (PD-294) District and Planned Development 294B (PD-294B) District to a Planned Development for General Retail and Multi-Family 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 October 16, 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 294 (PD-294) District and Planned Development 294B (PD-294B) District to a Planned Development for General Retail and Multi-Family 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 Planned Development 294 (PD-294) District and Planned Development 294B (PD-294B) District to a Planned Development for General Retail and Multi-Family Uses; as depicted in Exhibit A - Location Map and described in Exhibit B - Legal Description.
SECTION 2.
THAT the purpose of this planned development is 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.
THAT any development on the property described herein shall substantially comply with the following development standards:
I. Applicability
All development on land 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, other common areas, and pedestrian connections between Tract 1 and Tract 2 shall substantially conform to the locations shown in Exhibit C - Concept Plan and Exhibit D - Concept Landscape Plan.
II. Zoning Regulations
Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed in the Unified Development Code.
A. Tract 1: General Retail
i. Development shall take place in accordance with the use and development standards established for General Retail (GR) District with the following additions and exceptions.
ii. Financial Services - excluding financial institutions classified in the North American Industrial Classification System under code 522390, specifically those that issue payday loans or title loans - shall be allowed by right.
iii. The minimum lot size shall be 20,000 sq. ft.
iv. The minimum lot width shall be 100 ft.
v. The minimum lot depth shall be 150 ft.
vi. The maximum allowable height shall be 50 ft.
vii. The minimum landscape area shall be 10% of the lot.
B. Tract 2: Multi-Family
i. Development shall take place in accordance with the use and development standards for Multi-Family Three (MF-3) District and Appendix W in the Unified Development Code.
ii. Final building design shall conform to the character shown in Exhibit E - Conceptual Elevations.
iii. Amenities shall meet Appendix W requirements and be consistent with those listed in Exhibit F - Multi-Family Amenities Checklist.
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 16th day of October, 2018.
Ordinance No. 10551-2018
Zoning Case No. Z181001/CP181001
Planned Development No. 383