From
Chris Hartmann
Title
S180102 - Site Plan - Avilla Heritage (City Council District 2). Site Plan for the development of Avilla Heritage, 140 single-story housing units on a single 12.43 acre lot. Tract 2.3, C.D. Ball Survey, Abstract No. 1699, City of Grand Prairie, Dallas County, Texas, 13.43 acres zoned PD-367 in the SH 161 and Interstate 20 Corridor Overlays, generally located at the northeast corner of S Forum Drive and Waterwood Drive and addressed as 2100 IH 20. The agent is Joshua A. Lincoln, HP Civil Engineering, the applicant is Jason Flory, NexMetro Communities, and the owner is Leland Gjetley & Tommy Joe Winn. (On January 8, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David Jones, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for the development of Avilla Heritage, 140 single-story housing units on a single 13.43 acre lot.
ADJACENT LAND USES AND ACCESS:
North: Single-Family Residential zoned PD-231(single-family)
South: Undeveloped property zoned PD-288 (multi-family)
East: Undeveloped property zoned PD-331 (commercial)
West: Single-Family Residential zoned PD-231 and undeveloped property zoned PD-288 and SF-2
PURPOSE OF REQUEST:
The purpose of the request is to develop 140 single-story attached and detached residences on a single 13.43 acre lot at a density of approximately 11.1 units per acre within a Planned Development District.
USE CHARACTERISTICS AND FUNCTION:
The units shown are market-rate, lease-only 1, 2, and 3 bedroom homes. All 2 and 3 bedroom units are fully detached, while 1 bedroom units are attached duplex style. Of the approximately 140 units, 30% are 1 bedroom, 39% are 2 bedroom, and 31% are 3 bedroom. The development includes wood-fenced back yards for each unit with no shared yards, as well as common amenities such as a pool, spa, and walking trails. The development is designed as a transition from the existing single-family residences to the north to anticipated future mixed use multi-family and commercial development to the east along SH 161 and to the south and west along Sara Jane Pkwy. and S. Forum Dr.
As approved in the PD regulations, the applicant is showing two building styles per unit type, for a total of six building styles. The homes as proposed appear to meet masonry requirements for single-family and single-family attached homes in the UDC, and will not exceed one story or 25 feet in height. The homes will sit on a common maintenance property with concrete walkways and courtyards situated between clusters of units for use as common space. A minimum of 6 foot separation is provided between detached units.
DENSITY AND DIMENSIONAL STANDARDS:
Development standards conform to the zoning as detailed in the approved PD standards (attached) and in the table below:
|
Table 1: Proposed Development Standards |
|
Standard |
Approved with PD |
Proposed |
|
Maximum Density (grs) |
Approximately 11.5 du per acre |
Approximately 11.1 du per acre |
|
Min Living Area |
1 bedroom (30%) = 635 SF |
1 bedroom (30%) = 698 SF |
|
|
2 bedroom (39%) = 960 SF |
2 bedroom (39%) = 1,029 SF |
|
|
3 bedroom (31%) = 1,235 SF |
3 bedroom (31%) = 1,325 SF |
|
Front Setback |
20 feet from S. Forum Dr. |
20 feet |
|
Rear Setback |
15 feet |
15 feet |
|
Building Separation |
6 feet |
6 feet |
|
Side on Street |
20 feet |
20 feet |
|
Max Height |
1 story/25 feet |
1 story/25 feet |
|
Max Lot Coverage |
50% |
39.6% |
|
Min Masonry Content |
80% |
|
|
|
|
|
|
Parking# |
|
|
|
1 bedroom |
1.25 per unit |
53 (1.25 per unit * 42) |
|
2 bedroom |
2 per unit |
108 (2 per unit * 54) |
|
3 bedroom |
3 per unit |
88 (2 per unit * 44) |
PARKING AND CONNECTIVITY:
The walkways leading from the individual units will connect to an internal network of pathways which ultimately lead to a central greenspace near the leasing office and pool. A trail is also shown to run north-south outside the common fence to the east of the development and ultimately connect to the northeast corner of the property and to S. Forum Dr.
The fence along the east side of the development is proposed as wrought iron to allow for more visibility and security to those using the trail. A 120 foot wide buffer will separate homes on the east side of the development from the commercial-zoned properties along SH-161. A wood fence is shown along the north side of the property adjacent to the existing Cimarron Estates subdivision, and a screen wall with a combination of 4 foot masonry topped with 2 foot wrought iron is proposed along S. Forum Dr. and Waterwood Dr as approved in the PD regulations.
Parking is shown at a rate of 1.25 spaces per unit for 1 bedroom and 2 spaces per unit for 2 and 3 bedroom units. Garage parking is detached and provided for 52 of the 249 required spaces (20%). Carports are provided for 134 spaces (50%) with the remainder (83) of the spaces uncovered. Parking will be situated along an access and circulation drive which loops through the property, rather than in the front or rear of individual units. The spaces will be assigned to units and the covered parking is designed to architecturally complement the units with pitched roofs and masonry siding and columns.
RECOMMENDATION:
DRC recommends approval as presented.
P&Z RECOMMENDATION:
At its January 8, 2018 meeting, the Planning and Zoning Commission voted 8-0 to recommend approval.