From
Chris Hartmann
Title
S150605 - Site Plan - The Residences at 3000 Bardin Road (City Council District 4). Consider a request to approve a Site Plan allowing for the development of a five (5) story residential condominium with 302 dwelling units on 8.009 acres. The property, addressed as 3000 Bardin Road and located at the northwest corner of Bardin Road and Endicott Drive, is zoned Planned Development 140 (PD-140). The property is also located within the S.H. 161 Corridor Overlay District. The owner is Hal Watson, SNK Capital Real Estate Inc. and the owner is Matthew Bukin, Sheffield Land Associates LP. (On June 1, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approval
Analysis
SUMMARY:
Consider a request to approve a Site Plan allowing for the development of a five (5) story residential condominium with 302 dwelling units on 7.237 acres. The property, addressed as 3000 Bardin Road and located at the northwest corner of Bardin Road and Endicott Drive, is zoned Planned Development 140 (PD-140). The property is also located within the S.H. 161 Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
North - To the north there are two properties directly abutting the subject property. These properties are also zoned Planned Development 140 (PD-140) for “Commercial” uses. They are developed and occupied by LA Fitness and Crosspoint Church of Christ. To the north of Crosspoint is another church named Redeemed Christian Church of God. North of this church and LA Fitness is the Interstate 20.
South - To the south is Bardin Road which is a principal arterial, six-lane divided (P6D) thoroughfare on the City’s Master Transportation Plan. The road is currently constructed as a four-lane divided street section. The properties south of Bardin Road are zoned Planned Development 140B (PD-140B) for single-family detached uses. These properties are fully developed with single-family detached homes as part of the Stone Brooke Phase 1 & 2 developments.
East - To the east is Endicott Drive which is a minor arterial, four-lane undivided (M4U) thoroughfare on the City’s Master Transportation Plan. The road is currently striped as a two-lane street section with a center turn lane. The property east of Endicott Drive is zoned Planned Development 140B (PD-140B) for multi-family uses. The property is fully developed and contains multiple three-story apartment buildings known as the Sheffield Square Apartments complex.
West - To the west there is only one property that directly abuts the subject property. This property is also zoned Planned Development 140 (PD-140) for “Commercial” uses. It is developed and occupied by Crosspoint Church of Christ, which as stated above also wraps around the north side of the subject property. To the west of Crosspoint is the Concorde Medical Services College. Vacant land and then SH 360 are west of the college.
PURPOSE OF REQUEST:
The applicant is requesting Site Plan approval to construct condominium high rise building. In accordance with Section 16.2.1 of the Article 16 of the Unified Development Code (UDC), Site Plan approval is required whenever a project is located within a Planned Development District. The purpose of the Site Plan approval is to ensure full compliance with the regulations and standards of the Planned Development 140 (PD-140) and the Unified Development Code, as applicable. While the property is located within the I-20 Corridor Overlay, the overlay standards are not applicable to residential uses.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Site and Lot Dimensional Standards
The 7.237 acre subject property is located at the northwest corner of Bardin Road and Endicott Drive. The property is currently vacant and undeveloped. The property is relatively flat and generally drains to the southeast. The property is platted as part of a 52.1841 acre subdivision plat known as Sheffield Village Phase IV. In accordance with Chapter 82: Uniform Condominium Act of the Texas Local Government Code, a condominium Declaration and Plat or Plan will be required to be recorded prior to the conveyance of any property. The City will also require that these same items to be recorded prior to the issuance of any building permits.
PD-140 provides for some dimensional standards, but not all. For those standards not specifically listed in PD-140, staff utilized the dimensional standards provided within the UDC for multi-family (MF-3) development. As proposed, all site and lot dimensional standards are met.
|
Standard |
Required |
Provided |
Meets |
|
Lot Area |
16,000 sf |
7.237 acres |
Yes |
|
Lot Width |
100 ft. |
Minimum 689.36 ft. |
Yes |
|
Lot Depth |
120ft. |
Minimum 255.09 ft. |
Yes |
|
Front Yard |
47 ft. |
59.79 ft. |
Yes |
|
Side Yard |
22 ft. |
52.74 ft. |
Yes |
|
Rear Yard |
22 ft. |
33.65 ft. |
Yes |
Access
Access to the site includes a new curb cut along W. Bardin Road. While this access is intended to be the front entrance to the property, actual access is limited to right-in and right-out at this location due to the existing center median within this section of W. Bardin Road. However, a second access point along W. Bardin Road is provided via a shared access drive with the Crosspoint Church of Christ. This existing access provides for full turning movements for both east and west bound motorist. A third, exit-only, access is proposed on Endicott Drive.
Parking
Article 10 of the UDC requires a minimum of 1 ¼ parking spaces per one (1) bedroom unit and two (2) parking spaces per two (2) or more bedroom units. Article 10 also requires that 30% of the required parking be located within an attached garage and of those spaces 20% must have direct access into the living space of the respective dwelling unit. In addition, 20% of the total required parking must be covered parking with a pitched roof and side walls that are constructed of brick or stone. Finally, 10 % of the total parking must be designated as guest parking.
The applicant proposed to construct a wrapped style apartment with a four (4) level parking structure located at the interior of the building. This parking structure will be accessed at the southwest corner of the building. The parking structure contains 270 parking spaces and an additional 80 parking spaces inside 40 enclosed garages located within the parking structure (10 garages w/2 spaces each on each level). Each of the 40 garages, with double-wide garage doors, will provide direct access into the building’s interior corridors. Each level of the parking structure will also provide direct access into the building’s interior corridors. An additional 70 attached garage spaces with direct access into the building’s interior corridors are provided at the ground level of the building. Of note, these 70 garages are proposed to have 9-foot wide doors. Finally, 114 surface parking spaces are provided.
The following parking calculations table is based on 140 one (1) bedroom units and 162 two (2) or more bedroom units that are proposed for the condominium.
|
|
Total Required Parking |
Total Parking Provided |
Garage Parking Required |
Garage Parking Provided |
Covered Parking Required |
Direct Access Required |
Direct Access Provided |
Guest Parking Required |
Guest Parking Provided |
|
One Bedroom |
175 |
- |
- |
- |
- |
- |
- |
- |
- |
|
Two or More Bedrooms |
324 |
- |
- |
- |
- |
- |
- |
- |
- |
|
Total |
499 |
536 |
150 |
150 |
100 |
30 |
150 |
50 |
54 |
In summary, the Article 10 requires a minimum of 499 parking spaces, 150 enclosed and attached garage parking spaces of which 30 provide direct access into the respective dwelling unit, 100 covered parking spaces, and 50 guest parking spaces. The applicant has provided a total 536 parking spaces exceeds the minimum number of spaces required; however, because the proposed enclosed and attached garages do not access directly into the living space of the respectively dwelling unit, an appeal of the direct access requirement is necessary. Finally, the applicant is also appealing the requirement that all garage doors must be 10-feet wide.
Use
The subject property is a part of zoning district known as Planned Development 140 (PD-140). This PD was approved by the Grand Prairie City Council on September 13, 1983 as documented in Ordinance No. 3507. As identified within PD-140, the subject property is a part of Tract No. 1, which was a 91.05 acre tract located north of Bardin Road, east of SH 360, south of I-20, and split by Endicott Drive. As further identified within PD-140, Tract No. 1 was approved with a “Commercial” land use designation. Permitted residential uses for the development of the Commercial tracts included Community Unit Development, Hotel or Motel, or Condo - High Rise. On June 10, 1994, the City provided a written interpretation that stated the only residential use clearly permitted by PD-140 within the tracts identified as “Commercial” is a minimum 75-foot tall, and maximum of 10 stories, Condo High-Rise.
The applicant intends to develop an 80-foot tall residential condominium with 302 dwelling units on 7.237 acres. The gross residential density of the development equates to 41.73 dwelling units per acre. While the maximum density is not specifically established by the PD-140, staff has determined that the proposed 302 dwelling unit condominium is a permitted uses as established by PD-140. However, it should be noted that the prospered condominium development is not intended to be a “for rent” multi-family apartment complex and therefore each of the separate 302 dwelling units within the high rise are to be individual owned.
Unit Mix
The proposed unit size and unit mix meets or exceeds the minimum requirements of the UDC.
|
Unit Type |
Min.SF Required |
SF - Meet or Exceeds |
Number of Units |
No. Units - Percentage of Total |
Meets or Exceeds |
|
1Bedroom |
690 sf |
Yes |
140 |
46.4% |
Yes |
|
2 Bedroom |
980 sf |
Yes |
152 |
50.0 % |
N/A |
|
3 Bedroom |
1100 sf |
Yes |
10 |
3.3 % |
N/A |
Elevations and Masonry:
In accordance with Section 6.14.2 of the UDC, the proposed condominium is required to be constructed of at least 90% masonry, with 25 % accent masonry or stone, of the total exterior walls below the fascia board at the roof line on multi-family developments within residential districts, excluding doors and windows, constructed of stone, standard-size full-width brick, cultured stone and/or thin tile brick. In addition, any building façade directly visible from a public right-of-way must be constructed of 100% masonry, excluding windows and doors. The proposal conforms to the UDC’s masonry standards.
|
Elevation Material Finish Percentages |
|
|
East |
North (split elevation) |
South |
West (split elevation) |
|
Brick |
83% |
82% & 82.5 % |
81% |
82.5% & 82% |
|
Stone |
17% |
18% & 17.5% |
19% |
17.5% & 18% |
|
Total |
100% |
100% & 100% |
100 % |
100% &100% |
Roof Pitch:
Table 6C of Article 6 of the UDC requires primary structures to have a minimum roof pitch that is a mixture of 6:12 & 10:12. The proposed structure’s roof is primarily a gable roof, but it does contain a number of dormers and gable/hip roof elements that break of the roof mass. All of the roof pitches are 7:12. The roof will be constructed of composite architectural style shingles.
Landscape, Landscape Buffer, and Screening:
The landscape requirements of the subject site are governed by the Article 8 of the UDC. Multi-family developments are required to landscape a minimum of 15% of the total area of the development. The proposed landscaping meets or exceeds the minimum standards of the UDC. In addition, multi-family developments are required to have 30-foot landscape buffer along street rights-of-way. The proposal includes these buffers. Finally, a Type 2 wrought iron fence with masonry columns is required adjacent to all street right-of-way and a Type 3 wood fence is required on property lines adjacent to uses other than residential. As proposed, the site plan conforms to these standards.
Site Amenities:
Article 11 of the UDC sets forth a number of standards that apply to all multi-family developments, including: security gates, turnarounds at all gated entrances, gates must be equipped with Opticon or similar device approved by the Fire Department, and a main entrance feature. Some of the key elements included within the proposal entrance feature and a covered mail kiosk that is architecturally in keeping with the primary building. The proposed development meets or exceeds these standards. Finally and while not required for approval, the development also includes: a fenced dog park, a pool, and open courtyards.
Signage
All signage shown on the site plan and/or building elevations is illustrative only. A separate building permit will be required prior to the placement.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan designates this area as appropriate for Commercial/Retail/Office (CRO) uses. Because PD-140 identifies some residential uses as permissible in the commercial district, this proposal is only partially inconsistent with the FLUM. Annually, the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
REQUESTED APPEALS BY OWNER/APPLICANT:
1. The proposed enclosed and attached garages do not access directly into the living space of the respectively dwelling unit, but rather into the building’s interior corridors. An appeal of the direct access requirement is necessary.
2. The applicant is also appealing the requirement that all garage doors must be 10-feet wide.
RECOMMENDATION:
Development Review Committee recommends approval of the request.