From
Chris Hartmann
Title
Z150702/CP150701 - Zoning Change/Concept Plan - Lake Ridge Mixed-Use Development (City Council District 6). Amend the Planned Development-297A (PD-297A) District concept plan. The 16.57-acre property, located at 7500 Lake Ridge Parkway, is zoned PD-297A and is within the Lake Ridge Corridor Overlay District. The agent is Rob Baldwin, Baldwin Associates, the applicant is Richard LeBlanc, Mozley Acquisition & Development, and the owner is Dennis Davis, Tenairs Partners LTD. (On August 31, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0.)
Present
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to amend the Planned Development-297A (PD-297A) District concept plan. The 16.57-acre property, located at 7500 Lake Ridge Parkway, is zoned PD-297A and is within the Lake Ridge Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Agriculture (A) with Lake Ridge Overlay District |
Undeveloped |
|
South |
Agriculture (A) with Lake Ridge Overlay District |
Undeveloped |
|
East |
Agriculture (A) with Lake Ridge Overlay District |
Undeveloped |
|
West |
PD-298A with Lake Ridge Overlay District |
Undeveloped |
PURPOSE OF REQUEST:
The applicant is requesting approval to amend the zoning on 16.57 acres of PD-297A to allow a revised concept plan that includes multi-family and retail uses. The proposal also includes requests to deviate from the adopted Multi-Family-3 (MF-3) District requirements.
BACKGROUND:
On December 16, 2003, the City Council approved Ordinance Number 6957, which changed the zoning on 17.81 acres from Agriculture District to a Planned Development for a Mixed Use Complex, Commercial, and Multi-Family Uses.
On January 4, 2005, the City Council approved Ordinance Number 7152, which amended the ordinance to allow a maximum building height of 200 feet.
On August 20, 2015, a Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
On August 17, 2015, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On August 31, 2015, this proposal is scheduled for a public hearing before the Planning and Zoning Commission.
On September 15, 2015, this proposal is scheduled for a public hearing before the City Council.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The undeveloped property is designated as Mixed Use (MU) on the Future Land Use Map (FLUM). The FLUM identifies development in this category should include residential, personal service and some limited office uses in a pedestrian oriented development. The proposed PD would allow multi-family and commercial uses. The proposal is consistent with the FLUM.
PD DEVIATIONS FROM BASE ZONING REQUIREMENTS:
The base zoning for the PD will be MF-3 with the exception of the following:
Ø The minimum living area, as proposed, will be 650 square feet. The UDC requires a minimum living area of 690 square feet.
Ø The building materials used will be a combination of masonry (brick/stone) and stucco. The UDC requires 100% masonry. Staff is supportive of the deviation provided the elevations approved with the site plan are in substantial conformance with the illustrative elevations contained in the Site Plan Exhibit.
Ø Roof pitch throughout the development is 4:12. The UDC requires minimum roof pitch mixture of 6:12 and 10:12 slope.
Ø The proposed development would have a net density of 30 dwelling units per acre (du/ac). The UDC limits net density to 24 du/ac.
Ø The front yard setback, as proposed, will be 30 feet. The UDC requires a 40-foot setback for single-story buildings, 60 feet for two-story buildings, and 100 feet for three-story buildings. The proposed buildings will be four stories. The UDC requires a 100-foot setback for the multi-family component of the development.
Ø The maximum building height, as proposed, will be 65 feet. The UDC limits the maximum height to 35 feet in the MF-3 District.
Ø The interior side yard setback, as proposed, will be 15 feet. The exterior side yard setback, as proposed will be 30 feet. The side yard setback for buildings that side onto an arterial are required to have 40-foot wide side yard setbacks for single story buildings, 60-foot wide side yard setbacks for two-story buildings, and 100-foot wide side yard setbacks per the UDC. The buildings proposed are four stories; a 100-foot wide side yard setback is required.
Ø The rear yard setback, as proposed, will be 15 feet. The UDC rear yard setbacks are based on the height of the building. Single story apartment buildings are required to have 25 feet or two times the roof height, whichever is greater; two story apartment buildings are required to have 50 feet or two times the roof height, whichever is greater; three story apartment buildings are required to have 75 feet or two times the roof height, whichever is greater. The buildings proposed are four stories with height ranging between 48 feet and 56 feet. The UDC requires rear yard setback between 96 feet and 112 feet.
PD DIMENSION REQUIREMENTS AND UDC ANALYSIS
The amendment request includes a zoning exhibit, development standards, and conceptual elevations. If the City Council approves the request, the site plan for the development will have to be in substantial conformance with the PD ordinance and further the goals of the Comprehensive Plan.
Dimensional Requirements
The subject site is governed by the PD-297A ordinance and the UDC. The applicant proposes to defer to the UDC provisions for the MF-3 and C-1 zoning designations, as amended, with the exception of the deviations mentioned above. Below is a table that compares PD-297A and UDC provisions with the proposed provisions. The purpose of the table is to provide a summary of the dimensional requirements of the PD-297A, the UDC, and the proposed PD amendment.
|
Standard |
Required |
Provided |
Meets |
|
|
PD-297A |
UDC |
|
PD-297A |
UDC |
|
Front Yard |
30 ft. |
40 ft. - 1 story 60 ft. - 2 story 100 ft. - 3 story |
30 ft |
Yes |
No |
|
Rear yard |
30 ft. |
96 ft. - 112 ft. |
15 ft. |
No |
No |
|
Side Yard |
25ft. - internal 30 ft. - side on street 30 ft. - side on arterial |
96 ft. - 112 ft. |
15 ft. - Interior 30 ft. - Exterior |
No |
No |
|
Maximum Density |
33 dwelling units per acre |
24 du/ac |
30 du/ac |
Yes |
No |
|
Minimum Living Area |
850 s.f./unit |
690 s.f./unit |
650 s.f./unit |
No |
No |
|
Maximum Height |
200 ft. |
35 ft. |
65 ft. |
Yes |
No |
Lakeridge Corridor Overlay District
The subject site is part of the Lakeridge Corridor Overlay District. The Overlay District establishes development standards and design criteria along the Corridor that are compatible with the residential areas of the Peninsula. The purpose of this overlay district is to maximize the corridor’s potential as a city asset with sustainable development, and address the concerns of property owners that future non-residential development be compatible with existing residential uses. The district provisions are intended to increase the quality of development by applying design and development requirements developed by staff and property owners. These requirements are contained in Appendix F of this Code. The district provisions are also intended to protect the integrity of the Joe Pool Lake Peninsula through the implementation of architectural controls.
Two architectural styles have been proposed. The Staff recommendation is to approve the design that includes a mixture of stucco, brick, and stone building materials and barrel tile roof material; this design meets the intent of the Lakeridge Overlay District.
Illustrative Elevations
The illustrative elevations depict the front façade and building materials for the commercial and the mixed use buildings. The masonry content is not identified, however, at the time of site plan the applicant will provide elevations that are in substantial conformance with the approved illustrative elevations. The finalized building elevations will have materials consistent with the illustrative elevations on all four façades and percentage calculations to ensure compliance with the PD as amended.
RECOMMENDATION:
While the proposed amendment defers to existing UDC regulations, the applicant is requesting deviations to the regulation as part of this proposal. Therefore, Staff cannot recommend full support; however, if it is the desire of the P & Z Commission to recommend approval of this proposal the Development Review Committee recommends the following:
1. Development will occur in substantial conformance with the UDC provisions, except where specifically mentioned in the PD ordinance.
2. That, unless explicitly indicated in the PD ordinance, all development will be subject to the UDC requirements.
3. That, unless explicitly indicated in the PD ordinance, in the event that conflicts occur between the PD and the UDC, the more restrictive shall apply.
4. That, the definition of masonry remain as defined by the UDC as amended.
5. That front yard setbacks shall comply with the UDC as amended.
6. That parking requirements for the subject site comply with the UDC as amended.
7. That roof materials for the amended PD area shall consist of barrel tiles.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. The property is located within 200 feet of the 100-year (1% annual chance) floodplain. The floodplain is not located on the property. However, the City’s Unified Development Code (UDC) Article 15 requires that a floodplain development permit (FDP) application be submitted for the proposed project on this property. Only Part 1 of the FDP is required. The FDP application can be found on the City’s website at
<http://www.gptx.org/public/Engineering%20Standards/Permit_Forms/Floodplain_Permits/Floodplain%20Application%20FYE%202015-Part1.pdf>
M. 2. City approved grading, drainage, and erosion control plans are required in compliance with current drainage manual criteria prior to approval of any final plat, earthwork or building permit for the property. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information designed to current standards as provided in the Drainage Design Manual as currently amended. Tie storm drain hydraulics to existing downstream storm drain and extend to upstream properties. Where applicable, drainage from site shall discharge into drainage easement and shall convey flow to stream without causing erosion or flooding (maximum downstream velocity 6 fps). 100-year overflow shall be conveyed to stream in drainage easement.
M. 3. There is no drainage outfall conveyance to serve this property with discharge onto US Army controlled land. Approval of the Army Corps will be required for the drainage plans to outfall the developed discharges on Corps property.
M. 4. If storm drainage detention is proposed for this site, a detention and drainage easement must be dedicated by separate instrument or on the plat covering the 100-year flood pool plus freeboard and the following note must be added to the final plat:
§ The City of Grand Prairie is not responsible for the design, construction, operation, maintenance, or use of any detention pond or underground detention facility and associated drainage easements, hereinafter referred to as “improvement,” to be developed, constructed or used by Owner or his successors, assigns or heirs. Owner shall indemnify, defend and hold harmless the City of Grand Prairie, its officers, employees, and agents from any direct or indirect loss, damage, liability, or expense and attorneys’ fees for any negligence whatsoever, arising out of the design, construction, operation, maintenance, condition, or use of the “improvement,” including any non-performance of the foregoing. Owner shall require any successor, assigns or heirs in interest to accept full responsibility and liability for the “improvement.” All of the above shall be covenants running with the land. It is expressly contemplated that the Owner shall impose these covenants upon all the lots of this plat abutting, adjacent, or served by the “improvement.” It is also expressly contemplated that the Owner shall impose these covenants upon any successor, assigns or heirs in interest the full obligation and responsibility of maintaining and operating said “improvement.” Owner shall require any successor, assigns or heirs in interest to accept full responsibility and liability for the “improvement.” All of the above shall be covenants running with the land.
M. 5. If detention facilities are proposed or to be used before any final plat or building permit can be approved the property owner must accept the City New Development General Guidelines for the Operation and Maintenance of Stormwater Management Facilities and sign the city standard Owner/Developer Inspection and Maintenance Agreement form covering the proposed Stormwater management facilities which form shall be filed with the county against the property. For more information please refer to City Ordinance 9039-2010.
M. 6. City approved grading, drainage, and erosion control plans are required in compliance with current drainage manual criteria prior to approval of any final plat, earthwork or building permit for the property. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information designed to current standards as provided in the Drainage Design Manual as currently amended. Tie storm drain hydraulics to existing downstream storm drain and extend to upstream properties. Where applicable, drainage from site shall discharge into drainage easement and shall convey flow to stream without causing erosion or flooding (maximum downstream velocity 6 fps). 100-year overflow shall be conveyed to stream in drainage easement.
M. 7. An erosion control plan and SWPPP must be prepared in compliance with the new 2013 TCEQ Construction General Permit and the erosion control plan made part of the drainage plans and the SWPPP kept on site and the SWPPP must be submitted to Storm Water Utility, David McKee (972-237-8536) for approval and a copy of the NOI and/or Construction Site Notice must be submitted to the Drainage Engineer prior to approval of any construction permit or beginning of construction disturbing areas of 1 acre or more in compliance with EPA TCEQ regulations.
Note to applicant: Some comments below may not pertain to your development. Contact the Development Coordinator for clarification.
Approval of a project by the Planning and Zoning board, and/or City Council, does not release the Building Inspections Permit or Public Works Permit for construction.
It is the developer’s responsibility to confirm with the Planning Department if the property is to be (re-platted, preliminary, and/or final) platted.
It is the developer’s responsibility to submit all required escrow funds for third party drainage review for public improvements prior to construction plan submittal.
It is the developer’s responsibility to confirm the submittal of plans for review to the Engineering Division.
It is the developer’s responsibility to submit all required escrow funds for third party geotechnical and material testing for public improvements that are to be dedicated to the City prior to release of the construction permit.
It is the developer’s responsibility to submit all required information to establish a pro-rata for water or wastewater prior to release of the construction permit.
Final engineering plans released for construction are required prior to the recording of the final plat.
It is the developer’s responsibility to submit any required escrow funds for streets or sidewalks.
A preliminary drainage plan that meets City Code may be required. The plan shall address possible need for detention and provide preliminary storm drain layout and sizing for all lots.
Contractor/Owner shall not alter, impede, or redirect the surface flow of storm water runoff per State requirements and shall control erosion on the site per federal, state, and local requirements.
Grading, drainage, and erosion control plans, released for construction are required prior to filing the final plat. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information. Proposed storm drain hydraulics shall tie to existing downstream storm drain hydraulics. Where applicable, drainage from the site shall discharge into a drainage easement and shall convey flow to a stream without causing erosion or flooding. The 100-year overflow shall be conveyed in a drainage easement.
Delineate the fully developed floodplain on plats and drainage plans with flood elevations and minimum finished floor elevations for structures. Floodplains and/or maximum water surface elevation for bodies of water shall be dedicated as drainage right-of-way (ROW) or in a drainage easement upon the plat. Drainage ROW shall be dedicated fee simple to the City of Grand Prairie. Also provide cross sections showing that limits of drainage easement have a maximum 4:1 slope from the streambed. Proposed slopes greater than 4:1 must be supported by an engineered design and will be reviewed on a case-by-case basis by the Engineering Department. Any work within floodplain will require Floodplain Development Permit and, if applicable, FEMA approval.
Delineate any erosion hazard setback upon the plat.
Any future improvements may require investigation of the adequacy of the downstream drainage system to convey increased flows. Construction plans for downstream improvements shall be required if the downstream system is not adequate to convey the increased flows. Proposed flows shall be within drainage easements or ROW’s with no erosive velocities. This may require detention or additional detention or other improvements.
Add a note to preliminary plats:
The subject property is (or, is not) located within the 100 year floodplain per FIRM Panel # _________________, dated _____________________.
Where applicable and prior to construction, submit certification by a professional that site does not have wetlands and other waters of the United States, an investigation showing that site development will not impact wetlands and other waters of the United States, or a permit for proposed activities in wetlands and other waters of the United States. Wetlands and other waters of the United States are as defined in Section 404 of the Clean Water Act. All delineation’s shall certify that they were conducted per U.S. Army Corps of Engineers’ requirements. An agreement stipulating that the owner is responsible for maintenance of any wetland mitigation areas is required prior to construction.
Specify on plat that streams are to remain natural and maintenance of ponds and streams are solely the responsibility of the property owner or Home Owners Association (HOA).
Off-site detention ponds and appurtenances shall be within a drainage easement. A maintenance agreement shall be filed as separate instrument. The property owner or HOA shall be responsible for maintenance.
Owners or contractors must file a Notice of Intent (NOI) with the United States Environmental Protection Agency (USEPA) for storm water (general) management permits before beginning site work on any tract which involves five (5) acres or more, or on any lot which is a portion of a tract which involves five (5) acres or more. Contractors must have submitted a NOI to the USEPA, with copies to the City's Environmental Services Department, at least two (2) days in advance of the start of the project. Contact the stormwater management office of the USEPA at (214) 665-7175 and the City of Grand Prairie Environmental Services Department at (972) 237-8055.
A plan which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055.
Provide statement on the plat for perpetual maintenance agreement for any existing ponds.
Specify minimum finished floor elevations on the preliminary plat for lots adjacent to the floodway.
Every source or potential source of contamination which is connected to (or has the capacity to cause a threat to) any public water supply within the City that is present in any commercial establishment must be equipped with protection that is required under the provisions of City Code Chapter 13 Article X. Any devices required must be shown on all plans submitted for review by the City. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055 to schedule inspections of any new or relocated cross-connection control devices.
The Environmental Services Department will require that a sample point be installed on the sanitary sewer line for commercial developments. The location and a drawing of the sample point must be shown on the plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055. [City code 26-53]
The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
Impact fees for water and wastewater are set by ordinance and cannot be waived by staff. Pro-rata charges, impact fees, tap fees, and meter fees will be due prior to issuance of building permit.
All required escrow funds for public improvements shall be submitted by the developer. Most escrow funds are required to be in place prior to construction plan submittal.
Provide lighting plans for lights being installed within residential subdivisions and lights installed along the right-of-way of perimeter streets.
Plans for retaining walls (over 4’ tall) and screening walls shall be site specific, prepared by an engineer licensed in the State of Texas, and submitted with construction plans.
The design engineer shall obtain approval from the Trinity River Authority for sewer connection to TRA lines and for any utilities crossing TRA lines.
The design engineer shall obtain approval from the Corp of Engineers for utilities that cross or run through Corp property.
Extension of water and sewer facilities that are needed to serve the development will be at the developer/owners expense.
The owner/developer shall make request for City participation in construction or funding of public infrastructure prior to the approval of final plat.
Provide water and sewer plans for new lots and a lot grading plan that meets current standards of the UDC.
All utility easements along street rights-of-way to be shown as 15’ wide utility easements and show 7.5 foot utility easements along the rear of all lots. Side and rear lot easements may be modified or omitted upon request and if accepted by the Planning and Development Division. The design engineer and developer shall coordinate the proposed easements with franchise utilities and the City prior the submitting the final plat.
Offsite easements are required to be dedicated by separate instrument. The design engineer and developer shall coordinate the recordation of offsite easements with the City Right-of-way Agent. Documents for offsite easements shall be submitted with the civil design package to the Engineering Division and shall be deemed ready for recordation by the City Right-of-way Agent prior the filing the final plat and/or release of the plans for construction.
No signs or roof overhang are permitted to encroach in any easement per the UDC.
Lots with screening walls shall have a 5’ wall easement adjacent to the property line and an adjacent 10’ minimum utility easement. To avoid conflicts, these easements shall not overlap.
Dedication of right-of-way along street frontage shall be per the City of Grand Prairie Thoroughfare Plan. Dedication of corner clips at all street intersections shall be per the Transportation Division.
The design engineer shall be responsible for coordination and obtain all permits for access to, and construction within TxDOT right-of-way.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
Informational Comments:
1. Lake Ridge requires 120’ of right-of-way - may require additional right-of-way dedication.
2. Show/locate England Pkwy and S. Grand Peninsula on the west side of Lake Ridge. Drives must line up with existing roadways.
3. No new median openings will be allowed.
4. Sidewalks will be required along Lake Ridge.
5. Escrow funds for the improvement of Lake Ridge.
6. Signal improvements will be required at the drives/intersections at the developer’s expense.
7. May require a Traffic Impact Analysis (TIA).
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 16.57 ACRES OUT OF THE B.B.B & C.R.R SURVEY, ABSTRACT NO. 1700, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED AT THE NORTHEST CORNER OF THE INTERSECTION OF SOUTH GRAND PENINSULA AND LAKE RIDGE PARKWAY, ADDRESSED AS 7500 LAKE RIDGE PARKWAY, PLANNED DEVELOPMENT-297A DISTRICT TO PLANNED DEVELOPMENT-297B DISTRICT TO ADOPT A REVISED ZONING EXHIBIT AND DEVELOPMENT STANDARDS; SAID ZONING ORDINANCE AND MAP 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-297A District to Planned Development -297B District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 31, 2015, 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 9 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Planned Development-297A District to Planned Development -297B District; 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 September 15, 2015, 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-297A District 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:
I.
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…”
Being passed and approved November 20, 1990, as amended, is hereby further amended so as to rezone from its classification of Planned Development-297A District to Planned Development -297B District for property legally described in Exhibit A - Legal Description and shown in Exhibit C - Location Map.
II.
Purpose and Intent
The intent of this planned development is to create a mixed-use development that encourages and supports higher standards usually found in a master planned community. Standards on infrastructure, landscaping, and construction are intended to provide for the development of high quality residential development. The location and design of building areas shall conform with the attached zoning exhibit and conceptual building elevations, Exhibit “B” incorporated herein by reference.
III.
Development Standards
Applicability
1. All development on land located within the boundaries of this Planned Development District must adhere to the rules and regulations set forth in these Planned Development District Standards.
2. Except as provided, these Planned Development District Standards govern development within this Property. In the event of any conflict or inconsistency between these Planned Development District Standards and the applicable City regulations, the terms and provisions of these Planned Development District Standards shall control.
General
Development of the subject property shall be in accordance with and conform to the City of Grand Prairie Unified Development Code (UDC) unless otherwise specified herein.
Conceptual Plan
Development shall be in substantial conformance with the zoning exhibit and conceptual elevations contained in Exhibit “B” of this ordinance, as determined by the Planning Director or his designee.
Definitions
1. Commercial Uses: means a commercial use as defined in the C-1 District in the City of Grand Prairie Unified Development Code (UDC), as amended.
2. Masonry: means the following finishes: brick, stone, or man-made stone.
3. Multifamily Uses: means a residential use as defined in the Multifamily-Three District in the UDC, as amended.
4. Mixed Use: means commercial uses that may be in the same structure as a residential use.
5. Zoning Exhibit: means the geographic plan for the Property that establishes and delineates the boundaries as well as land use sub-districts for this Planned Development District.
Zoning Districts
1. Commercial District (C) - The development in the C district will include office, commercial and retail uses. All development in the Commercial District shall comply with the UDC provisions for the C-1 District, as amended.
2. Mixed Use District (MU) - Mixed Use Development shall comply with the UDC provisions for the MF-3 District, as amended. Commercial development shall comply with the UDC provisions for the C-1 District, as amended. A building in the Mixed Use District shall not have residential uses on the ground floor.
3. Multifamily Residential District (MF) - Multifamily Residential Development shall comply with the UDC provisions for the MF-3 District, as amended.
Permitted Uses
3. Commercial District. The uses in the Commercial District shall be those uses provided for in Article 4 of the UDC for the C-1 District, as amended.
4. Mixed Use District. The uses in the Mixed Use District shall be those uses provided for in Article 4 of the UDC for the MF-3 and C-1 Districts, as amended.
5. Multifamily Residential District. The uses in the Multi-Family District shall be those uses provided for in Article 4 of the UDC for the MF-3 District, as amended.
Prohibited Uses
The following uses shall be prohibited in this amended Planned Development District:
Ø Auto Wrecker Service with Service Station
Ø Commercial Parking Lot
Ø Tire Sales
Ø Auto Glass Repair/Tint
Ø Auto Repair
Ø Car Wash (self service)
Ø Plant Nursery (outside storage)
Ø Auto Dealer (new/used)
Ø Boat Dealer (new/used)
Ø Recreational Vehicle Sales
Ø Motorcycle Dealer
Ø Used Merchandise (furniture/pawn shop/rummage/consignment)
Ø Bait and Tackle Shop
Ø Regional Trucking and logistical distribution facility
Dimension Requirements
1. Multifamily Residential District
Development within the Multifamily Residential District and multifamily development in the Mixed Use District shall comply with the following:
|
Max. Residential Density Per Net Acre |
Min. Living Area per Unit (SF) |
Roof Pitch |
Off-Street Parking |
Min. Front Yard (feet) |
Min. Rear Yard (feet) |
Min. Interior Side Yard (feet) |
Min. Exterior Side Yard (feet) |
Max. Height (feet) |
|
30 |
650 |
4:12 |
UDC, as amended |
UDC, as amended |
15 |
15 |
30 |
65 |
2. Mixed Use District
Development within the Mixed Use District shall comply with the development standards for the MF-3 and C-1 Districts, as set forth in the UDC, as amended, except those provisions explicitly contained in this ordinance.
3. Commercial District
Development in the Commercial District shall comply with the development standards for the C-1 District, as set forth in the UDC, as amended, except those provisions explicitly contained in this ordinance.
Development Standards
1. General Multifamily Residential Planning Standards. Except as provided, multi-family structures in the Multifamily Residential District shall comply with all applicable UDC provisions governing multi-family development in the City of Grand Prairie.
2. Building articulation. Building massing for multifamily and mixed use buildings shall be articulated by a minimum of two of the following elements for every 40 feet of building façade.
A. Change in plane, such as an offset, reveal, recess, or projection. Changes in plane shall have a width of no less than 24 inches, a depth of at least eight inches, and shall include columns, arches, and/or niches.
B. Architecturally prominent public entrance.
C. Awnings.
D. Balconies.
E. Change in material, color, or texture.
3. Façade materials.
A. Building design shall generally comply with the Conceptual Elevations for multifamily and mixed use buildings.
B. The stucco/masonry composition for all buildings shall be as follows:
i. Multi-Story Residential Buildings - 70% stucco, 30% masonry, excluding openings and glazing.
ii. Two-Story Mixed Use Buildings - 60% stucco, 40% masonry, excluding openings and glazing.
iii. Single-Story Commercial Buildings - 100% masonry, excluding openings and glazing.
iv. Multi-Story Commercial Buildings - 60% stucco, 40% masonry, excluding openings and glazing.
C. The first floor of all buildings within the PD shall be 100% masonry, excluding openings and glazing.
4. Mixed-Use Separation. Best management practices shall be incorporated into the construction of the mixed-use building to minimize noise and odors from the commercial uses located on the first-floor from penetrating the second floor.
5. Roof Materials. The roof material used within the development shall be barrel/Spanish-style tile.
5. Public Utilities. All public utilities in this PD District shall be installed in accordance with the UDC, as amended.
6. Parking. Off-street parking shall comply with the provisions set forth in the UDC, as amended.
7. Landscaping. Landscaping and screening shall comply with the provisions set forth in the UDC, as amended.
IV.
Public Improvement District
The subject site is within PID (Public Improvement District) #8. Prior to recordation of the first final plat, confirmation from the PID #8 Board shall be submitted which indicates acceptance of the change of use and incorporation of the subdivision wall, perimeter landscape into the PID’s maintenance responsibility.
V.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
VI.
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 15th day of September, 2015.
Ordinance No. 9916-2015
Planned Development No. 297B
Zoning Case No. Z150702