From
Chris Hartmann
Title
Z180701/CP180701 - Zoning Change/Concept Plan - SWBC at Grand Prairie (City Council District 2). A request to change from Planned Development-294B (PD-294B) to a Planned Development (PD) to allow construction of a multi-family development on approximately 12 acres. Frederick Dohme Abst 395 Pg 110, City of Grand Prairie, Dallas County, Texas, zoned Planned Development-294B (PD-294B), and located within the Highway 161 (Hwy 161) Corridor and Interstate 20 (I 20) Corridor Overlay. The applicant is Spencer Byington, SWBC and the owner is Rick O'Brien, Campbell-Mayfield Road LP. (On September 10, 2018, the Planning and Zoning Commission denied this request by a vote of 1-7. Motion for approval failed 1-7). (On September 18, 2018 the City Council recommended this case to the P&Z for consideration of the revised Concept Plan). (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:
Z180701/CP180701 - Zoning Change/Concept Plan - SWBC at Grand Prairie (City Council District 2). Zoning Change/Concept Plan request from Planned Development-294 (PD-294) to a Planned Development (PD) to allow construction of a multi-family development on the adjacent lot on approximately 12 acres. Frederick Dohme Abst 395 Pg 110, City of Grand Prairie, Dallas County, Texas, zoned Planned Development-294 (PD-294), and located within the Highway 161 (Hwy 161) Corridor and Interstate 20 (I 20) Corridor Overlay.
ADJACENT LAND USES:
North: Zoned Planned Development (PD-331) to allow for Commercial Uses
South: Zoned Planned Development (PD-29) to allow for General Retail Uses
East: State Highway 161 Service Road
West: Zoned Planned Development (PD-288) to allow for Muti Family and General Retail Uses
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Mixed Use. As defined in the Comprehensive Plan, Mixed Use is a “mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development.” Because high-density residential is an essential component of Mixed Use development and the applicant is proposing to leave the eastern half of the site for retail and commercial uses, staff believes the proposal is in conformance with the Comprehensive Plan as well as the following policies and objectives of the 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.
SUMMARY OF USES:
The Concept Plan illustrates eight apartment buildings with approximately 300 units along with a leasing office and clubhouse. Key features of the Concept Plan include the following:
• All access points are located along Forum Rd.
• 3-story buildings with 60% one bedroom units and 40% two bedroom units.
• 128 garage spaces and 86 carport spaces.
• Unit Amenities:
-Granite countertops
-Stainless steel appliances
-Private balcony/patio
• Clubhouse Amenities (1 story):
-Fully equipped fitness center
-Spin/Yoga center
-Community gathering spaces
• Pool/Spa Area
• Pergola/with seating and BBQ
• Total development density of 25.75 dwelling units per acre.
• Walking/Jogging trail/Courtyard
DENSITY AND DIMENSIONAL STANDARDS:
|
Table 1: Proposed Residential Development Standards (PD with MF-3 uses) |
|
Standard |
Appendix W/MF-3 |
Proposed |
|
Maximum Density |
26 du per acre |
Approximately 25.00 du per acre |
|
Unit Percentage |
1 bedroom (60%) |
1 bedroom = 650-930 sf (60%) |
|
|
2 & 3 bedroom (40%) |
2 bedroom = 1,000-1,170 sf |
|
|
|
3 bedroom = 1,280 sf |
|
Front Setback |
30 feet |
30 feet |
|
Rear Setback |
45 feet + 1 per foot over 35 |
45 feet |
|
Side Setback |
45 feet + 1 per foot over 35 |
45 feet |
|
Maximum Height |
60 feet |
3 story/30 feet 5 inches |
AMENITY STANDARDS (per Appendix W standards):
|
Table 2: Proposed Amenities |
|
Tier 1 Amenities |
Tier 2 Amenities |
Tier 3 Amenities |
|
High Efficiency Windows |
Recycling Program for resident |
LED/LOW Wattage Lighting |
|
Granite Countertops |
Upgraded Appliances |
Bicycle Parking |
|
|
|
Outdoor Recreation Spaces |
Clubhouse amenities shall include a fully equipped fitness center, a spin/yoga center, and community gathering spaces.
Unit amenities shall include granite countertops, stainless steel appliances, and a private balcony/patio.
ACCESS:
All access points are located along Forum Rd, but will not change existing turn lanes or transitions at SH 161.
The applicant is currently proposing a shared access curb cut with adjacent property to the west of the subject property.
PZ RECOMMENDATION (9/10):
A motion to recommend approval failed by a vote of 1-7. An earlier motion was made to develop Phase 2 as Phase 1 and leave the east 10 acres of the property for commercial development, but the motion failed.
CITY COUNCIL (9/18):
Prior to the City Council meeting, the applicant amended the Concept Plan to show apartments on the western half of the property only, per the failed P&Z motion. Council remanded the revised Concept Plan back to Planning Commission for a recommendation.
DRC RECOMMENDATION:
DRC recommends approval of the revised Zoning request as presented with a Concept Plan depicting the west 12 acres as Multi-Family and leaving the remaining 9 acres as Retail Commercial.
PZ RECOMMENDATION (10/1):
At its October 1, 2018 meeting, the Planning and Zoning Commission recommended approval of the revised request.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 12 ACRES OUT OF THE FREDERICK DOHME SURVEY, ABSTRACT NO. 395, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, FROM A PLANNED DEVELOPMENT (PD-294) DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR MULTI-FAMILY RESIDENTIAL USE NOT TO EXCEED 26 DWELLING UNITS PER ACRE; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 3123 AND PASSED ON MARCH 4, 1980; 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 PD, Planned Development district to a Planned Development for Multi-Family Residential 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 8-0 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 PD, Planned Development district to a Planned Development for Multi-Family Residential 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 PD, Planned Development district to a Planned Development for Multi-Family Residential 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 3123, 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 PD, Planned Development district to a Planned Development for Multi-Family Residential Uses; as depicted and described in page 2 of Exhibit A - Location Map.
SECTION 2.
THAT the purpose of this planned development is to create a multi-family residential 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.
THAT any development of the subject property described herein shall substantially comply with the following 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, amenity areas, trails, fencing, and other common areas shall substantially conform to the locations shown on Exhibit B - Concept Plan.
II. Base Zoning
1. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed in Exhibit C. Where regulations are not specified in Exhibit C - Operational Plan or in this ordinance, the regulations of the Multi-Family Three (MF-3) district and Appendix W of the Unified Development Code shall apply to this development.
2. Front yard setback shall be a minimum of 30 feet. Side and rear yard setback shall be a minimum of 45 feet.
3. A minimum 6 foot wrought iron fence may be constructed in lieu of a type 1 masonry fence, provided that the stream corridor is maintained as a permanent easement and buffer as shown on the Concept Plan.
4. Final building elevations shall conform to the requirements of the MF-3 zoning district and Appendix W of the Unified Development Code of the City of Grand Prairie.
5. Amenities for the property shall be constructed as described in the Operational Plan, as well as a Recycling Program for Residents, and as shown in the Concept Plan.
SECTION 4.
THAT prior to issuance of building permits for a development on the property described herein, a Site Plan which substantially conforms to the approved Concept Plan shall first be reviewed and approved by the City Council.
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. 10547-2018
Zoning Case No. Z180701/CP180701
Planned Development No. 382