From
Chris Hartmann
Title
Z191001/S191005 - Zoning Change/Site Plan - The Gibson Apartments (City Council District 2). A request to change the zoning from GR, General Retail to a PD, Planned Development District for Retail, Restaurant, and Apartment uses. Legally described as Lot 1 & 2, Block 1, being 5.928 acres out of the Allen Jenkins Survey, Abstract No. 713, City of Grand Prairie, Dallas County, Texas. Located at 2422 S Carrier Parkway and 902 W Pioneer Parkway. The agent is Jeff Linder, Bannister Engineering, the agent/applicant is Chase Debaun, Aerofirma Corporation, the owner is Isibelle Debaun, David Nicklas Organ Donor Awareness Foundation.
City Council Action: October 15, 2019
Presenter
Nyliah Acosta, Planner
Recommended Action
Approve
Analysis
SUMMARY:
Planned Development request and Site Plan for Multi-Family, Retail, and Restaurant uses on 5.928 acres. The Site Plan depicts a Multi-Family development with up to 199 units on West Pioneer Parkway and South Carrier Parkway on 4.418 acres, and Retail/Restaurant uses on Pioneer Parkway on 1.510 acres. Legally described as Lot 1 & 2, Block 1, being 5.928 acres out of the Allen Jenkins Survey, Abstract No. 713, City of Grand Prairie, Dallas County, Texas, zoned “GR” General Retail within the Highway 161 Corridor, addressed as 2422 S Carrier Parkway and 902 W Pioneer Parkway.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
GR |
School, Vacant Lots |
|
South |
GR |
Shopping Strip Center |
|
West |
GR |
Shopping Strip Center |
|
East |
GR, C |
CVS Pharmacy, Dental Office |
PURPOSE OF REQUEST:
The purpose of this request is to change the zoning on 5.928 acres from GR, General Retail to PD, Planned Development District for Retail, Restaurant, and Apartment uses. The development includes one apartment building, and a clubhouse accessible from W Pioneer Pkwy and S Carrier Pkwy. Amenities include a clubhouse, pool, and tuck under parking. Along the W Pioneer Pkwy frontage, the applicant is proposing retail and restaurant uses. The lot reasonably accommodates multi-family and commercial uses, and staff has found no indication of adverse impacts on neighboring lands in relation to the zone change, or adverse effects on the public health, safety, or welfare. Approving the change to a Planned Development will allow the owner to develop the underutilized parcels. In addition, high density residential uses are ideal along major arterials, and act as a buffer between less intense residential uses. The most recent apartment complexes were constructed in 2004, Oak Timbers and Mountain Creek, however both are senior living. The proposed apartments will be the first built in the area within the last 33 years. The development will aid in closing the gap of housing options being provided.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) designates the subject property as Commercial/Retail/Office. Multi-family uses are not consistent with the current FLUM designation. The applicant is requesting a plan amendment (CPA191001) to change the FLUM to High Density Residential. The proposed FLUM change will mirror the pattern of development across Carrier, and will be consistent.
The proposal is in alignment with goals, policies, and objectives of the 2018 Comprehensive Plan, including:
• Achieve a broad housing selection for a diverse population;
• Provide housing options that serve the needs of the population throughout the stages of their lives;
• 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; and
• Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
• On May 7, 2019, City Council adopted a policy position on development stating that multi-family projects should be built on properties already zoned for multi-family development. While this property is currently zoned and developed for commercial uses, the current buildings are over 50 years old and contain significant amounts of asbestos. The lot itself is irregularly-shaped, relatively small, and has poor visibility from Carrier Pkwy. With the new retail buildings the applicant is proposing along Pioneer, staff believes this redevelopment project maximizes the visibility of the property while increasing its utility with the proposed multi-family in the rear of the property. This would be the first signifcant residential construction in the area since 2004.
ZONING REQUIREMENTS
The existing base zoning is GR, General Retail. The proposed base zoning for the 5.928 acres is “MF-3” Multi-Family Three Residential District and "GR" General Retail District. All zoning will defer to the Unified Development Code (UDC) as amended.
Dimensional Requirements
The following outlines the minimum dimensional requirements of the “MF-3” and “GR” districts and provides an analysis of the proposed compliance with the district.
|
Table 2: Site Data Summary MF-3 Dimensional Requirements |
|
Standard |
Appendix W |
Provided |
|
Max. Density (Units Per Acre) |
26 |
47 |
|
Min. Living Area Studio (Sq. Ft.) |
- |
554* |
|
Minimum Living Area (Sq. Ft.) |
600 |
727 |
|
Max. Single-Bed Units (%) |
60 |
67 |
|
Min. Area (Sq. Ft.) |
12,000 |
192,452 |
|
Min. Width (Ft.) |
100 |
100 |
|
Min. Depth (Ft.) |
120 |
150 |
|
Min. Front Setback (Ft.) |
30 |
30 |
|
Min. Rear Setback (Ft.) |
45+ |
60 |
|
Min. Side Setback (Ft.) |
45+ |
10* |
|
Min. Side Setback Street (Ft.) |
30 |
30 |
|
Max. Height (Ft.) |
60 |
75* |
*Denotes that a variance is required.
|
Table 3: GR Dimensional Requirements |
|
Standard |
Required |
Provided |
|
Min. Area (Sq. Ft.) |
5,000 |
20,000 |
|
Min. Width (Ft.) |
50 |
100 |
|
Min. Depth (Ft.) |
100 |
150 |
|
Min. Front Setback (Ft.) |
25 |
25 |
|
Min. Rear Setback (Ft.) |
0 |
0 |
|
Min. Side Setback (Ft.) |
15 |
15 |
|
Max. Height (Ft.) |
25 |
50* |
*Denotes that a variance is required.
Parking
|
Table 4: Parking |
|
Tract 1 (Multi-Family) |
|
Standard |
Required |
Provided |
Meets |
|
1.25 Parking Spaces/One-Bedroom |
279 |
272 |
No |
|
2 Parking Spaces/Two-Bedroom |
|
|
|
|
Garage Spaces (% of Total) |
30 |
0* |
No |
|
Carports (% of Total) |
20 |
35 |
Yes |
|
Tract 2 (General Retail) |
|
Standard |
|
|
|
|
Retail One (1) Space Per 275 SF |
45 |
54 |
Yes |
SITE LAYOUT:
The site has frontage along W. Pioneer Pkwy and S. Carrier Pkwy; The Site Plan depicts two access points on W. Pioneer Pkwy to access the retail and restaurants fronting W. Pioneer Pkwy, and the multi-family development is directly behind the retail/restaurants, also accessible from Pioneer Pkwy or Carrier Pkwy.
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 of the UDC. The table below summarizes these requirements.
|
Table 5: Landscape & Screening Requirements |
|
Tract 1 (Multi-Family) |
|
Standard |
Required |
Provided |
|
Landscape Area (Sq. Ft.) |
28,868 |
45,320 |
|
Trees |
58 |
58 |
|
Shrubs |
578 |
577 |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
|
Tract 2 (GR) |
|
Landscape Area (Sq. Ft.) |
6,578 |
6,779 |
|
Trees |
3 |
16 |
|
Shrubs |
132 |
136 |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Exterior Building Materials
The exterior building materials include five earth tone stuccos, one accent stucco, and cultured stone. It should be noted, that the applicant is using 100% stucco on all facades for the multi-family component of the request, which is the preferred material, and is meeting the intention of Appendix W's building design. Because of this, the applicant is allowed to increase the number of single bedroom units by 10%.
EXCEPTIONS OR APPEALS:
The applicant is requesting the following variances:
1. Minimum Living Area
2. Minimum 45+ Side Interior Setback for Building A
3. Minimum 30% Garage Parking
4. Maximum 60 ft Height for MF-3
5. Maximum 25 ft Height for GR
6. Minimum Parking requirement for MF-3
7. Minimum Parking Requirement for GR
8. Pole Sign Relocation
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval of the proposed zone change from GR, General Retail to PD, Planned Development District with the condition that the developer install sidewalks along Carrier Pkwy and provide a parking analysis prior to issuance of a Certificate of Occupancy for a restaurant user.
At its October 7, 2019 meeting, Planning and Zoning Comission recommended approval by a vote of 8-0, with the requested exceptions:
1. Minimum Living Area
2. Minimum 45+ Side Interior Setback for Building A
3. Minimum 30% Garage Parking
4. Maximum 60 ft Height for MF-3
5. Maximum 25 ft Height for GR
6. Minimum Parking requirement for MF-3
7. Minimum Parking Requirement for GR
8. Pole Sign Relocation
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 5.928 ACRES OUT OF THE ALLEN JENKINS SURVEY, ABSTRACT NO. 713, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, LOCATED AT 2422 S CARRIER PARKWAY AND 902 W PIONEER PARKWAY, FROM GR, GENERAL RETAIL TO A PD, PLANNED DEVELOPMENT DISTRICT FOR RETAIL, RESTAURANT, AND APARTMENT 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 GR, General Retail to a PD, Planned Development District for Retail, Restaurant, and Apartment Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 7, 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 8-0 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 GR, General Retail to a PD, Planned Development District for Retail, Restaurant, and Apartment 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 15, 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 GR, General Retail to a PD, Planned Development District for Retail, Restaurant, and Apartment 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 GR, General Retail to a PD, Planned Development District for Retail, Restaurant, and Apartment Uses; as depicted in Exhibit A - Location Map.
SECTION 2.
Purpose and Intent
The purpose of this planned development is to create a mixed-use 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, and amenity areas shall substantially conform to the locations shown on the approved Site 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 GR, General Retail District, and the MF-3, Multi-Family Three Residential District and Appendix W of the Unified Development Code applicable to multi-family development, with the following exceptions:
a. Minimum Living Area for studio units is 554 square feet
b. Minimum 30% Garage Parking requirement is waived provided tuck-under parking is provided as shown on the approved Site Plan
c. Maximum 75 ft height is allowed for MF-3 development
d. Maximum 50 ft height is allowed for GR development
e. Parking for multi-family and commercial uses shall be consistent with parking shown on the approved Site Plan
2. Density and Dimensional Standards, site amenities, and parking requirements shall conform to those found in Exhibit F - Zoning Standards
3. With the above exceptions, dimensional requirements found in Article 6 of the Unified Development Code for the GR, General Retail District and MF-3, Multi-Family Three Residential District shall apply to the development. In the event of a conflict between the requirements of Article 6 or Appendix W of the Unified Development Code, the Code shall take precedence.
4. Building elevations shall conform to Exhibit C - Building Elevations.
5. Amenities shall conform to Exhibit G - Amenity List.
SECTION 4. THAT the Site Plan, Building Elevations, and Landscape Plan attached as Exhibit B, Exhibit C, and Exhibit D of this Ordinance, respectively, shall serve as the controlling plans for this development in lieu of a Concept Plan. All development that takes place within the district established by this ordinance shall conform to the buildings, site layout, and uses depicted on the attached Site Plan. Amendments to the approved Site Plan will be processed according to the procedures set forth in Article 16 of the Unified Development Code.
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 7th DAY OF OCTOBER, 2019.
ORDINANCE NO. 10755-2019
PLANNING CASE NO. Z191001/SP191005
PLANNED DEVELOPMENT NO. 394