From
Chris Hartmann
Title
S141203 - Site Plan - The Quadrangles on Interstate 20 (City Council District 4). Approve a site plan to construct and operate a multi-family residential development. The 13.89-acre property, located at 2755 W. IH-20, is zoned Planned Development District 140-B (PD140-B) and is within the IH-20 Overlay District. The agent is Ross Frankfurt, the applicant is Eric Frankfurt, Grand Prairie 20, LP, and the owner is Eric Frankfurt, E.S. Frankfurt Management Inc. (On December 1, 2014, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a replat to create a one-lot subdivision. The 13.89-acre property, located at 2755 W. IH-20, is zoned Planned Development 140-B (PD140-B) and is within the IH-20 Overlay District.
ADJACENT LAND USES AND ACCESS:
Direction |
Zoning |
Existing Use |
North |
IH-20 |
South |
PD-140B |
Multi-family Development |
East |
PD-46 |
Automotive Vehicle Sales |
West |
PD-140 |
Fitness Center |
PURPOSE OF REQUEST:
The applicant is requesting site plan approval to construct a 334-unit multi-family development on the 13.89-acre parcel at 2755 W. IH-20.
BACKGROUND:
On July 16, 1985, the Planning and Zoning Commission approved the Sheffield Village Phase IV Addition plat, which the 33.518 acre block know an as Block 2.
On August 19, 1994, the City Council approved Ordinance Number 5284, which created Planned Development 140 district (case number Z940404).
On May 22, 1995, the Planning and Zoning Commission approved the Sheffield Village Phase IV Addition replat for Block 2. The approval subdivided the 33.518 acre block into two blocks; among them Block 2R, Lot 1 - the subject site (case number RP950505).
On February 9, 1998, the Planning and Zoning Commission approved a final plat for Lot 1, Block 2R, of the Sheffield Village Phase IV Addition; the 13.89-acre subject site.
On November 13, 2007, the City Council approved a site plan to develop the subject site with a multi-family residential development; known as the Parc@Grand Prairie (case number S060902).
On December 12, 2007, the Planning and Zoning Commission approved the Parc@Grand Prairie Addition plat which created a single-lot multi-family residential subdivision (case number RP070102).
On October 14, 2014, an application was submitted to develop the property located at 2755 W. IH-20 with a 334-unit multi-family development.
On November 14, 2014, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On November 13, 2014, 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.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Commercial/Retail/Office uses. The 2010 Comprehensive Plan indicates office, service, and retail uses are appropriate in this area. The proposed use for this property is multi-family development. While multi-family development is compatible with heavy retail uses, this use is inconsistent with the FLUM. The PD-140B ordinance that governs this property allows for multi-family development. Additionally, a site plan for multi-family development was previously approved for this location. The FLUM is inconsistent with the entitlements granted by the PD ordinance. Annually, the FLUM is amended to reconcile inconsistencies such as these.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
PD 140B Provisions
The base zoning for the PD is MF-2. The following is an overview of the provisions contained in the PD-140B ordinance where it deviates from the Unified Development Code. The area in bold print denotes the applicant's compliance with the provision.
Ø Site Design
o Maximum Density is 24 dwelling units per acre.
§ The plan proposes 24 dwelling units per acre. This provision has been met.
o Maximum Height is 35 feet to the top plate.
§ Four of the five buildings proposed have height less than 35 feet. Building "C" , which is proposed in the rear of the property exceeds the maximum height by 4.5 inches. The applicant is requesting an exception to allow the additional height. Staff does not oppose the requested exception.
o Setbacks - Front yard = 25 feet along all street frontages
o The front yard setback is 25 feet. This provision has been met.
Side yard = 15 feet for a structure two stories or more in height
o The side yard setback is 15 feet. This provision has been met.
Rear yard = 15 feet for a structure two stories or more in height
o The rear yard setback is 15 feet. This provision has been met.
o Minimum Unit Size - One Bedroom = 600 s.f.
§ The plans indicate the one bedroom units will be a minimum of 751 s.f. This provision has been met.
Two Bedroom = 800 s.f.
§ The plans indicate the two bedroom units will be a minimum of 1,158 s.f. This provision has been met.
Three Bedroom = 1,000 s.f.
§ The plans indicate the three bedroom units will be a minimum of 1,698 s.f. This provision has been met.
o Average Unit Size = 700 s.f.
§ The plans indicate the average unit size is 906 s.f. This provision has been met.
o Maximum three bedroom or greater units is limited to no more than five percent.
§ The plans indicate a total of 334 units are proposed. Three bedroom units total 4.8% of the total units proposed. This provision has been met.
Ø Landscaping:
o 20 percent of the required front yard has to be landscaped
§ The front yard along IH-20 is 20,103 s.f. and the front yard along Endicott Drive is 11,530 s.f. Twenty percent of these yards equate to 4,021 s.f. and 2,306 s.f., respectively. The landscape plan indicates 97% of the IH-20 front yard (19,611 s.f.) and 67% of the Endicott Drive front yard (7,770 s.f.) will be provided. This provision has been met.
o 20 percent of the entire site has to be landscaped.
§ The overall site is 583,623 s.f., excluding the drainage easement. A total of 116,725 s.f. of landscape is required throughout the site. The landscape plan indicates a minimum of 160,000 s.f. of landscape will be provided. This provision has been met.
Ø Building Design:
o Minimum 75 percent masonry to the top plate
§ All of the building designs proposed contain at least 75.5% masonry to the top plate. This provision has been met.
o Roof Slope = 5:12
§ All of the buildings proposed will have a 5:12 slope. This provision has been met.
o Balconies - each unit above the ground floor shall be provided with a private balcony a minimum of 32 square feet in area.
§ All of the units above the ground floor will have at least a 32-square-foot balcony. This provision has been met.
Ø Parking:
o Required parking at a rate of 2.0 spaces per unit.
§ There are 334 units proposed for the development. The site plan indicates 671 parking spaces will be provided; 668 are required. This provision has been met.
o Minimum of 25 percent of required parking shall be located under roof, either in an enclosed garage or carport.
§ There are 167 covered parking spaces required by the PD; 284 covered spaces are indicated on the site plan. This provision has been met.
Dimensional Requirements
The subject site is governed by the PD-140B ordinance. The base zoning for the PD district is Multi-Family Two (MF-2) district. The following table provides detailed dimensional requirements information.
Standard |
Required |
Provided |
Meets |
Minimum Site Area |
12,000 s.f. |
605,223 s.f. |
Yes |
Minimum Lot Width |
100 ft. |
852 ft. |
Yes |
Minimum Lot Depth |
120 ft. |
587 ft. |
Yes |
Front Yard |
25 ft. |
25 ft. |
Yes |
Side Yard |
15 ft. |
15 ft. |
Yes |
Rear Yard |
15 ft. |
15 ft. |
Yes |
Interstate Highway 20 Corridor Overlay District
The subject site is part of the I-20 Overlay District. The FLUM designates the majority of the property in the district for CRO uses. The intent of the district is to have architectural design standards which will be applied to the district to encourage and promote articulated building designs to create a more distinctive image for the corridor.
REQUESTED APPEALS BY APPLICANT:
The applicant is requesting permission to exceed the maximum height by 4.5 inches. Staff does not oppose this request.
RECOMMENDATION:
The applicant meets or exceeds almost all of the applicable regulations. The DRC recommended approval of the proposal.