From
Chris Hartmann
Title
Z181101A/CP181101A - Zoning Change/Concept Plan - Lake Ridge Commons (Commissioner Connor/City Council District 4). Zoning Change and Concept Plan to amend the Planned Development District and Concept Plan for Lake Ridge Commons, a development on 91.113 acres, which includes single family detached, single family townhouse, multi-family, and commercial uses. Tract 1, William Linn Survey, Abstract No. 926, City of Grand Prairie, Tarrant County, Texas; Tract 1, William Linn Survey, Abstract No. 1726, Tract 2, A.B.F. Kerr Survey, Abstract No. 717, City of Grand Prairie, Dallas County, Texas. Zoned PD-384, within the Lake Ridge Corridor Overlay District, and generally located on the west side of Lake Ridge Pkwy, south of Hanger Lowe Rd. The consultant is Phillip Fisher, Macatee Engineering and the owner is Terry Jobe, Alluvium Development. (On December 2, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 5-0).
Presenter
David P. Jones, AICP, Chief City Planner
Analysis
SUMMARY:
Zoning Change and Concept Plan to amend the Planned Development District and Concept Plan for Lake Ridge Commons, a development on 91.113 acres, which includes single family detached, single family townhouse, multi-family, and commercial uses. Tract 1, William Linn Survey, Abstract No. 926, City of Grand Prairie, Tarrant County, Texas; Tract 1, William Linn Survey, Abstract No. 1726, Tract 2, A.B.F. Kerr Survey, Abstract No. 717, City of Grand Prairie, Dallas County, Texas. Zoned PD-384, within the Lake Ridge Corridor Overlay District, and generally located on the west side of Lake Ridge Pkwy, south of Hanger Lowe Rd.
PURPOSE OF REQUEST:
The purpose of the request is to amend an existing Planned Development District and Concept Plan. The applicant seeks to revise the development standards for single family townhouse and mixed use.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-249 |
Single Family Residential |
|
|
A |
Single Family Residential |
|
|
PD-249A |
Detention Ponds |
|
|
PD-202A |
Gas Well, Undeveloped |
|
South |
PD-298A |
Single Family Residential |
|
|
A |
Undeveloped |
|
West |
PD-249; PD-298A |
Single Family Residential |
|
East |
PD-231A; A |
Undeveloped |
HISTORY:
• November 20, 2018: City Council approved a Zoning Change and Concept Plan (Case Number Z181101/CP181101), creating a Planned Development District (PD-384) for single family detached, single family townhouse, and mixed uses on 91.113 acres.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Mixed Use (MU). Development in the mixed use category should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development. The proposal is consistent with the FLUM and following goals, policies, and objectives in the 2010 Comprehensive Plan:
• Goal 8: Provide recreational options and protect open space;
• 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.
DEVELOPMENT CHARACTERISTICS AND STANDARDS:
Tracts 2A and 2B
The applicant is proposing to retain a townhome section but will reduce the area from 15.94 to 13.48 acres while reducing the unit count from 100 to 92. This will cause a nominal increase in density from 6.27 du/acre to 6.82 du/acre, which is still less than half of the maximum density allowed for townhome development under Appendix W.
The following table compares the proposed development characteristics and standards with the existing development characteristics and standards.
|
Table 2: Development Characteristics and Standards Comparison (Townhome) |
|
Standard |
Existing |
Proposed |
|
Acreage |
15.94 |
13.48 |
|
Number of Lots |
100 |
92 |
|
Maximum Density |
13.2 |
13.2 |
|
Proposed Density |
6.27 |
6.82 |
|
Product Type |
Attached |
Attached |
|
Min. Living Area (Sq. Ft.) |
1,150-1,299 (30%); 1,300 (70%) |
1,150-1,299 (30%); 1,300 (70%) |
|
Min. Lot Area (Sq. Ft.) |
1,680-3,299 (30%); 1,300 (70%) |
2,100 |
|
Min. Lot Width |
21-29 (30%); 30 (70%) |
22 (30%); 30 (70%) |
|
Min. Lot Depth |
80-99 (30%); 100 (70%) |
100 |
|
Front Setback |
17 |
17 |
|
Rear Setback |
10 |
10 |
|
Interior Side Setback (Ft.) |
0 |
0 |
|
Side on Street Setback (Ft.) |
15 |
15 |
|
Max. Height (Ft.) |
35 |
35 |
|
Max. Lot Coverage (%) |
60 |
60 |
|
Masonry Requirements |
Appendix W |
Appendix W |
|
Internal Streets |
Private |
Private |
|
Alleys |
Yes |
Yes |
|
Garage |
Rear Entry |
Rear Entry |
|
Guest Parking Calculation |
1 Space/5 Units |
1 Space/5 Units |
|
Min. Guest Parking |
20 Spaces |
19 Spaces |
Tracts 3A and 3B
The existing zoning allows Tracts 3A and 3B for commercial use (with base zoning districts of Neighborhood Services, General Retail One, and Office) or a combination of multi-family and non-residential uses. If Tracts 3A and 3B are developed with residential use then at least 50% of the first floor must be reserved for non-residential use. PD-384 prevents the conversion of space reserved for commercial use to a residential dwelling use or a non-residential use that is solely related to the operation of the residential building, such as a leasing office.
The applicant is proposing to develop Tract 3A as 100% commercial and Tract 3B as multi-family. The applicant is proposing 14 live/work units which would account for about 5% of the total multi-family units. The applicant is proposing to increase the maximum density from 26 dwelling units per acre to 28.06 dwelling units per acre.
|
Table 3: Development Characteristics and Standards Comparison (Multi-Family/Mixed Use) |
|
Standard |
Existing |
Proposed |
|
Acreage |
9.25 |
12.49 |
|
Number of Lots |
2 |
2 |
|
Maximum Density |
26 |
28.06 |
|
Proposed Density |
26 |
28.06 |
|
Product Type |
Vertical Mixed-Use; Commercial |
Multi-Fam; Mixed-Use; Commercial |
|
Standalone Commercial Allowed? |
Yes |
Yes |
|
Tract 3A req. Commercial use only? |
No |
Yes |
|
% ground floor req. Commercial uses |
50% |
38% |
|
Leasing office included? |
No |
Yes |
|
Min. Living Area (Sq. Ft.) |
600 |
600 |
|
Live-Work Allowed? |
No |
Yes |
|
Max. Height |
4 Stories |
3 Stories |
|
Masonry Requirements |
Appendix W |
Appendix W |
|
Garage Requirements |
None |
8% of total required parking |
RECOMMENDATION:
At its meeting on December 2, 2019 the Planning and Zoning Commission voted 5-0 to recommend approval of the detached townhomes and denial of the changes to the mixed use tracts.
At its December 17, 2019 meeting, City Council tabled the application with the direction that the townhome portion of the zoning be retained and that updated renderings of the proposed multi-family be provided to staff.
Applicant Response:
The applicant has revised the proposed Concept Plan and PD Zoning document to show the following:
- 92 townhome lots in place of proposed Cottage Homes.
- Include live-work units as an allowed use within the multi-family portion.
- Revised PD standards to allow Multi-Family at a density of 28.06 dwelling units per acre, and a minimum of 38% of the ground floor square footage of the Multi-Family as Commercial.
- Allow Commercial development along Lake Ridge to be separate and not part of the Mixed-Use area, but still count towards minimum 38% of multi-family square footage.
Tables 2 and 3 have been updated to reflect these changes.
STAFF RECOMMENDATION:
This development sits at a prominent location along Lake Ridge Parkway, and the PD contains standards that are designed to create a unique mixed-use development. Given that the conditions of the site and the surrounding area are largely unchanged from November 2018, staff recommends that the development standards for Tracts 3A and 3B (Mixed-Use portion) remain in place. Staff also believes the existing townhome regulations should remain in place as a rear entry product with common landscaping and facade maintenance. To the extent that the proposed changes deviate from these standards, staff recommends those changes not be approved.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 91.113 ACRES OUT OF THE WILLIAM LINN SURVEY, ABSTRACT NO. 926 AND NO. 1725 AND THE A.B.F. KERR SURVEY, ABSTRACT NO. 717, CITY OF GRAND PRAIRIE, DALLAS COUNTY AND TARRANT COUNTY, TEXAS, GENERALLY LOCATED ON THE WEST SIDE OF LAKE RIDGE PKWY, SOUTH OF HANGER LOWE RD, AND AS MORE FULLY DESCRIBED BELOW, TO AMEND PLANNED DEVELOPMENT 384 DISTRICT FOR SINGLE FAMILY DETACHED, SINGLE FAMILY TOWNHOMES, AND COMMERCIAL AND RESIDENTIAL MIXED USE DEVELOPMENT TO ALLOW LIMITED STANDALONE MULTI-FAMILY RESIDENTIAL USES; SAID ZONING MAP AND ORDINANCE 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 amend Planned Development 384 District to allow limited standalone Multi-Family Residential Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on December 2, 2019, 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 5 to 0 to recommend partial approval of the orginal request for cottage home and limited multi-family residential zoning to the City Council of Grand Prairie, Texas; 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 P.M. on December 17, 2019, 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, after consideration of said application, the City Council of the City of Grand Prairie, Texas voted 9 to 0 to continue the public hearing and table the application with the request that the applicant remove the request for cottage homes; and
WHEREAS, the applicant has revised the request to include only standalone Multi-Family Residential as an amendment to PD-384; 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 384 District; and, by reason of changed conditions, does consider and find that this amendatory Ordinance allowing for limited standalone Multi-Family Residential 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 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…”
and passed and approved November 20, 1990, as amended, is hereby further amended so as to amend Planned Development 384 District for Single Family Detached, Single Family Townhome, and Residential and Commercial Mixed Uses as depicted in Exhibit A - Location Description in order to allow for limited standalone Multi-Family Residential.
SECTION 2.
THAT the purpose of this planned development is 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 on the property described herein shall substantially comply with the following development standards:
I. Applicability
All development that occurs 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, other common areas, and pedestrian connections made between the single-family detached, Single Family Townhouse tracts and the commercial or mixed use tracts, and the open space shall substantially conform to the locations shown in Exhibit D - Concept Plan.
II. Phasing
Phasing of the development shall be consistent with Exhibit E - Phasing Plan. The extension of Grandway Drive, reconfiguration of access to gas well sites, and installation of the masonry wall intended to screen the gas well drives from adjacent single family detached development shall be included in Phase 1.
III. Zoning Regulations
Base zoning districts for tracts within the Planned Development District shall be consistent with Exhibit C - Land Use and Exhibit B - Legal Description. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed in the Unified Development Code.
A. Tract 1A and Tract 1B: Single Family Detached
i. Development shall meet Appendix W development standards for single family detached developments and the SF-5 zoning district. Where requirements of Appendix W and the SF-5 zoning district are in conflict, the strictest requirement shall prevail.
ii. The developer shall provide a walking trail connection on Tract lA as shown in Exhibit D - Concept Plan. This trail connection shall provide access to the walking trails on the townhouse and open space tracts.
iii. In order to accommodate the walking trail connection, the width of Lot 10, Block 3 may be reduced from 80 ft. to 70 ft.
iv. The developer shall provide perimeter screening along Hanger Lowe Rd and Coastal Blvd. Perimeter screening shall consist of a living screen, a masonry screening wall, or a combination of each in accordance with the following:
1. Living screen shall be installed in conjunction with a minimum eight foot fence on the homeowner's property meeting the single-family fencing requirements found in Article 8 and Appendix V of the Unified Development Code, including the requirement for galvanized metal posts, and the living screen shall consist of an evergreen species capable of reaching a minimum of eight feet in height at maturity.
2. Masonry screening wall shall be a minimum of six feet in height with columns or pilasters spaced at a minimum 50 feet on center. A wooden fence on the homeowner's property is not required where a masonry wall is constructed.
B. Tract 2A and Tract 2B: Single Family Townhouse
i. Development shall meet Appendix W standards for single family townhouse development.
ii. Internal streets shall be private and shall be maintained by the homeowners association.
iii. The location and extent of walking trails shall be consistent with Exhibit D - Concept Plan.
iv. The developer shall provide a minimum of two pedestrian connections with each phase. These pedestrian connections shall allow townhouse residents to walk to the adjacent commercial uses.
v. Final building design shall conform to the character, materials, and massing shown in Exhibit F - Conceptual Elevations. Where there is a conflict between any architectural regulation, statement, or exhibit within this ordinance regarding townhomes and the architectural requirements for townhomes found in Appendix W of the Unified Development Code, Appendix W shall prevail.
vi. Screening along the shared boundary Townhouse phase and the Mixed Use phase may consist of wrought iron fencing a minimum of six feet in height with masonry columns spaced a minimum of 30 feet on center and a living screen consisting of an evergreen species capable of reaching a minimum of eight feet in height at maturity
C. Tract 3A and 3B: Mixed Use
i. Land use and development standards for commercial development shall conform to the requirements prescribed for Neighborhood Services (NS), General Retail One (GR-1), Office (0) districts. Live-Work units are allowed and is defined as a space that combines a person’s business or workspace with their living quarters. The business or workspace shall be located on the ground floor with the residence above it. Density and dimensional requirements of residential development shall comply with Multi-Family Three (MF-3) district with the following exceptions:
a) Maximum density is 28.06 DU/AC
ii. Tract 3A shall be developed as 100% Non-Residential.
iii. Areas designated for non-residential uses are reserved for those uses allowed under Article 4 of the UDC in the NS, GR-1, and 0 districts. Up to 100% of Tract 3A and 3B may be developed with non-residential uses.
iv. For residential uses, a minimum of 50% of the gross square footage of the first floor shall be designed for and reserved as non-residential uses. The minimum amount of non-residential use provided shall be 38% of the net square footage of the first floor of the multifamily structure. The required total non-residential use can be accounted for on both tracts 3A and 3B. Conversion of space reserved for commercial use to a residential dwelling use, including short-term residential rentals, or to a non-residential use that is solely related to the operation of the residential building, such as a leasing office, or to a non-residential use that is restricted only to the residents who live in the building is not allowed by this ordinance.
v. Garage parking spaces shall not be required for residential uses in the Mixed Use phase. For the mixed-use development, 8% of the total required parking will be tuck under garage parking spaces.
vi. Final building design shall conform to the character shown in Exhibit F - Conceptual Elevations.
D. Tract 4A and 4B: Open Space/Floodplain
i. Land in Tract 4A and 4B shall be reserved for floodplain management and passive recreation. With the consent of applicable governing authorities, retention/detention ponds may be constructed within tracts 4A and 4B.
ii. The developer shall provide walking trails and the location and extent of the trails shall be consistent with Exhibit D - Concept Plan. The developer shall provide the trail shown on Tract 4A with the development of Phase 2A. The developer shall provide the trail on Tract 4B with the development of phase 2B.
SECTION 4. THAT prior to the issuance of any building permits, a Site Plan shall first be reviewed and approved by the City Council for each commercial or multi-family phase and a Final Plat shall first be approved by the Planning and Zoning Commission for each single-family detached or single-family townhouse phase upon demonstration that such is in conformance to the requirements of this ordinance and the Unified Development Code. Any variance from the requirements of this ordinance or the Unified Development Code or modification of the requirements contained herein may only be approved by 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, ON THIS THE 7th DAY OF JANUARY, 2020.
Ordinance No. 10788-2020
Zoning Case No. Z181101A/CP181101A
Planned Development No. 384A