From
Chris Hartmann
Title
Z170804/CP170802 - Planned Development Request/Concept Plan - Great Southwest Crossing Mixed Use (City Council District 4). Consider approval of a Concept Plan for retail/restaurant buildings, apartments, and townhomes. Also, please consider a request to amend the requirements for Planned Development-45 (PD-45) District for a mixed use development. The subject property, addressed as 4100 S. Great Southwest Parkway, is located approximately 300 ft west of the intersection of S. Great Southwest Pkwy and W. Bardin Rd., zoned Planned Development-45 (PD-45) District, and within the Interstate 20 Overlay District. The applicant is Hamilton Peck, Hamilton Commercial LLC and the owner is Donald Silverman, GSW Bardin LLC. (On August 7, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner David Jones, AICP
Recommended Action
Approval
Analysis
SUMMARY:
Zoning and Concept Plan for a 361,200 square foot mixed use development consisting of three retail/restaurant buildings, 2 apartment buildings, a fitness center, and 39 townhomes. The property is located south of Bardin Road approximately of 300 feet west of S. Great Southwest Pkwy and addressed as 4100 S. Great Southwest Parkway (Council District 4). The property is zoned Planned Development-45 (PD-45) District within the Interstate 20 Overlay District.
ADJACENT LAND USES AND ACCESS:
North: Planned Development (PD-46 and PD-34) developed as retail, restaurant, hotel, and auto sales.
South: Planned Development (PD-50) developed as Single-Family residential.
East: Aldi and undeveloped outlots; Planned Development (PD-44) developed as retail and drive-thru bank.
West: Planned Development (PD-140B) developed as Single-Family residential.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Commercial/Retail/Office. The proposed use is consistent with the Comprehensive Plan.
SUMMARY OF USES:
The Concept Plan shows three commercial-mixed use buildings, two apartment buildings with structured parking, an amenity building, and 39 townhomes.
• Two four-story commercial mixed-use buildings line the southern frontage of Bardin Road. These buildings consist of approximately 13,000 square feet of commercial-retail space on the bottom floor of each building, with approximately 39 apartment units on the upper three floors of each building. Between the two mixed use buildings is an approximately 4,200 square foot free-standing restaurant.
• Directly behind (south of) the mixed use buildings, two four-story apartment buildings are proposed consisting of approximately 115 units each with integrated structured parking. Between the buildings is proposed an approximately 3,000 square foot amenity center with a clubhouse and fitness room, and an outdoor pool and plaza.
• The total number of apartments proposed in the four buildings is 305 units.
• Along the western and southern boundaries of the site are proposed 39 townhomes adjacent to existing single-family residential development. The townhomes are proposed as three story buildings with front-entry garages for two cars.
• There are a total of 347 dwelling units proposed for a residential density of 30 units per acre.
ACCESS:
Two full access points are proposed onto Bardin Road, with an additional three access points to Great Southwest Parkway proposed through a mutual access easement to the adjoining properties to the east. Any separate lots platted within the zoning area must comply with an approved preliminary plat and be accessible through a public right of way or mutual access easement.
EXCEPTIONS:
• The applicant is requesting the use of the existing wood fence on the south and west sides of the project rather than a fence of masonry construction, as would typically be required on a Multi-Family or Commercial site which abuts Single-Family residential development.
• The applicant is requesting a residential density which exceeds the 24 units per acre allowed in the MF-3 zoning district.
Although the overall density of the development exceeds the densest Multi-Family designation in the city, staff is supportive of the two exceptions. Townhomes have been proposed along the property boundaries adjacent to existing Single-Family development. Under the Article 8 of the Unified Development Code, townhomes are not considered Multi-Family and are allowed to screen using a wood fence. Because the townhomes will separate the proposed high-density residential from the existing Single-Family neighborhoods, staff believes the use of a wood screening fence on the west and south sides of the development is appropriate.
The applicant has stated they will provide a minimum 8 foot masonry screening wall along the south and west sides of the development.
Staff is also supportive of the overall density request in the context of a mixed-use development, which is a new urban concept for Grand Prairie. The project incorporates mixed-use retail and residential along with elements of good urban design such as integrated structured parking and usable common open space which staff believes are sufficient to justify the increase in density.
RECOMMENDATION:
Planning and Zoning Commission voted 9-0 to recommend approval with the stipulation that the applicant provide an 8-10 foot screening wall along the south and west sides of the site.
The Development Review Committee (DRC) recommends approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 11.557 ACRES OUT OF THE HUNT, MEMUCAN SURVEY, ABSTRACT NO. 757, TRACT 1F, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, GENERALLY LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF WEST BARDIN ROAD AND SOUTH GREAT SOUTHWEST PARKWAY, ADDRESSED AS 4100 SOUTH GREAT SOUTHWEST PARKWAY, FROM PLANNED DEVELOPMENT-45 DISTRICT TO A PLANNED DEVELOPMENT DISTRICT TO ALLOW GENERAL RETAIL, NEIGHBORHOOD SERVICES, OFFICE AND RESIDENTIAL MIXED USES; 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-45 District to Planned Development District to allow General Retail, Neighborhood Services, Office and Residential Mixed Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 7, 2017, 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-45 District to Planned Development- 366; 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 August 15, 2017, 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-45 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-45 District to Planned Development District to allow General Retail, Neighborhood Services, Office and Residential Mixed Uses;
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 to the attached zoning exhibit and conceptual building elevations, Exhibit “A” incorporated herein by reference.
III.
Development Standards
Development shall conform with the requirements of the MU district as found in Article 3, Section 2.16 of the Unified Development Code and NS, O, and GR-1 shall comprise the principal non-residential land uses, with the following exception:
a. Areas designated on the Concept Plan for non-residential uses are reserved for those uses allowed under Article 4 of the UDC in the NS, O, and GR-1 districts. Up to 100% of the space designated as non-residential uses on the Concept Plan may be used as either NS, O, or GR-1 uses or any combination of uses allowed under these districts, but such spaces designated on the Concept Plan shall contain only non-residential uses.
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 “A” of this ordinance, as determined by the Planning Director or his designee.
Dimension Requirements
Density
Total residential density for the development shall not exceed 35 units per acre, inclusive of apartments and townhomes.
Number of Stories
No building in the development shall be constructed greater than four stories.
No minimum yard shall be required other than the following:
Min. Front Yard
Townhomes shall require a 17 foot minimum front yard.
Min. Rear Yard
Townhomes shall require a 20 foot minimum rear yard.
Min. Side Yard
Townhomes shall require a 5 foot minimum side yard if not attached and a 0 foot minimum side yard if attached.
Screening
1. Screening. A masonry screening wall (minimum 8ft.) shall be placed along the south and west property line of the property during the initial phase.
IV.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
V.
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, the 15th day of August, 2017.
Ordinance No. 10324-2017
Planned Development No. 366
Zoning Case No. Z170804