From
Chris Hartmann
Title
Z170801 - Planned Development Request - Lake Ridge Mixed Use (City Council District 6). A request to amend Planned Development-297B (PD-297B) District and adjust the district boundaries to include a 1.24-acre tract of land currently zoned Planned Development-297A (PD-297A) District. The amended planned development district, total 17.81 acres, includes multi-family, commercial, and mixed-use. The subject property is addressed as 7500 Lake Ridge Parkway and within the Lakeridge Overlay District. The agent is Robert Baldwin, Baldwin Associates, the applicant is Ben Luedtke, Peninsula Investment Limited Partnership, and the owner is Pool Joe PS Fund Ltd. (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
Approve
Analysis
ADJACENT LAND USES AND ACCESS:
North: Undeveloped land, owned by the US Army Corp of Engineers.
South: Lake Ridge Parkway and undeveloped land owned by the US Army Corp of Engineers.
East: Undeveloped land owned by the US Army Corp of Engineers; Joe Pool Lake.
West: Lake Ridge Parkway. Undeveloped land, zoned Planned Development-298A (PD-298A) District, is west of Lake Ridge Parkway.
PURPOSE OF REQUEST:
The purpose of the request is to revise the concept plan and development standards for Planned Development-297B (PD-297B) District. The following changes are included in the request:
• Add a 1.24-acre tract of land to the Planned Development District and establish Commercial (C) or Multi-Family as the base zoning district.
• Increase the existing multi-family tract from 11.97 acres to 14.54 acres.
• Decrease the commercial tract from 4.603 acres to 2.034 acres.
• Revise development standards for multi-family development.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Planned Development District contains 17.81 acres in the Lake Ridge Corridor and includes multi-family residential, commercial, and mixed use. The applicant has submitted a Site Plan request for the multi-family development which is currently being reviewed by Staff and will be presented to the Planning and Zoning Commission at a subsequent meeting.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates the property as Mixed Use. Mixed Use development includes residential, personal service, and some limited office uses in a pedestrian oriented development. The proposal includes multi-family residential, commercial, and mixed use. The proposal is consistent with the FLUM.
DENSITY AND DIMENSIONAL IMPACTS:
Multi-Family Development
The applicant is proposing the following changes to the development standards for multi-family development in the Planned Development District:
• Increase the percentage of one-bedroom units from 50 to 60.
• Increase the minimum living area per unit from 650 square feet to 700 square feet.
• Allow balconies to encroach into the required setback by a maximum of five feet for articulation.
• Decrease the minimum landscape buffer from 30 feet to 10 feet.
Other development standards and the conceptual elevations approved with PD-297B will remain.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 9-0.
The Development Review Committee (DRC) recommends approval subject to DRC comments.
Body
ORDINANCE NO. 10322-2017
PLANNED DEVELOPMENT NO. 297C
ZONING CASE NO. Z170801
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, AND MORE FULLY DESCRIBED BELOW, FROM PLANNED DEVELOPMENT-297A (PD-297A) DISTRICT AND PLANNED DEVELOPMENT-297B (PD-297B) DISTRICT TO A PLANNED DEVELOPMENT DISTRICT FOR MULTI-FAMILY, COMMERCIAL, AND 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-297A (PD-297A) District and Planned Development-297B (PD-297B) District to a Planned Development District for Multi-Family, Commercial, and 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-297A (PD-297A) District and Planned Development-297B (PD-297B) District to a Planned Development District for Multi-Family, Commercial, and Mixed 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 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, changing the zoning from its classification of Planned Development-297A (PD-297A) District and Planned Development-297B (PD-297B) District to a Planned Development District for Multi-Family, Commercial, and Mixed 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:
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 the following described area from its classification of Planned Development-297A (PD-297A) District and Planned Development-297B (PD-297B) District to a Planned Development District for Multi-Family, Commercial, and Mixed Uses;
Description of Land:
16.57 ACRES OUT OF THE B.B.B & C.R.R SURVEY, ABSTRACT NO. 1700, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND AS DESCRIBED IN THE ATTACHED EXHIBIT A - LEGAL DESCRIPTION AND DEPICTED IN THE ATTACHED EXHIBIT B - LOCATION MAP INCORPORATED HEREIN BY REFERENCE.
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 C and Exhibit D incorporated herein by reference.
III.
DEVELOPMENT STANDARDS
A. APPLICABILITY
1. All development on land located within the boundaries of this Planned Development District shall 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. In the event of any conflict or inconsistency between the text of the Planned Development District and the concept plan, the concept plan shall control.
B. 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.
C. CONCEPTUAL PLAN
Development shall be in substantial conformance with the zoning exhibit and conceptual elevations contained in Exhibit C and Exhibit D of this ordinance, as determined by the Planning Director or his designee.
D. DEFINITIONS
1. Commercial Uses: means a commercial use as defined in the Commercial-One (C-1) District in the UDC, as amended.
2. Masonry: means the following finishes: brick, stone, or man-made stone.
3. Multi-Family Uses: means a residential use as defined in the Multi-Family Three (MF-3) 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.
E. LAND USE
1. Base Zoning Districts
a. Commercial (C) District: Development in the Commercial (C) District will include office, commercial, and retail uses. All development in the Commercial (C) District shall comply with the provisions for the Commercial-One (C-1) District in the UDC, as amended.
b. Mixed Use (MU) District: Mixed use development shall comply with the UDC provisions for the Multi-Family Three (MF-3) District, as amended. Commercial development shall comply with the UDC provisions for the Commercial-One (C-1) District, as amended. A building in the Mixed Use (MU) District shall not have residential uses on the ground floor.
c. Multi-Family (MF) District: Multi-Family development shall comply with the UDC provisions for the Multi-Family Three (MF-3) District, as amended.
d. Commercial/Multi-Family/Mixed Use (C/MF/MU) District: Development in the Commercial/Multi-Family/Mixed Use (C/MF/MU) District shall comply with either the Commercial (C) District, Multi-Family (MF) District, or Mixed Use (MU) provisions.
2. Permitted Uses
a. Commercial (C) District: The uses in the Commercial (C) District shall be those uses provided for the Commercial-One (C-1) District in the UDC, as amended.
b. Mixed Use (MU) District: The uses in the Mixed Use (MU) District shall be those provided for the Mixed Use (MU) District of the UDC, as amended.
c. Multi-Family (MF) District: The uses in the Multi-Family (MF) District shall be those uses provided for the Multi-Family Three (MF-3) District in the UDC, as amended.
d. Commercial/Multi-Family (C/MF) District: The uses in the Commercial/Multi-Family (C/MF) District shall be the uses provided for either the Commercial-One (C-1) District or Multi-Family Three (MF-3) District in the UDC, but not both.
3. 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
F. DENSITY AND DIMENSIONAL REQUIREMENTS
1. Multi-Family (MF) District: Development within the Multi-Family District and Multi-Family development in the Mixed Use District shall be in conformance with density and dimensional standards as shown on the attached Exhibit E - Density and Dimensional Table, incorporated herein by reference, with said standards being more particularly described below.
a. The number of dwelling units shall not exceed a density of 30 units per acre.
b. The percentage of one-bedroom units shall not exceed sixty percent (60%) of the total number of units.
c. The minimum living area per unit shall be 700 square feet.
d. The minimum interior floor to ceiling height shall be 10-feet.
e. The roof pitch shall be 4:12.
f. The minimum front yard setback shall be 15-feet.
g. The minimum rear yard setback shall be 15-feet.
h. The minimum exterior side yard setback shall be 30-feet.
i. The maximum height shall be 65-feet.
2. Mixed Use (MU) District: Development within the Mixed Use (MU) District shall comply with the development standards for the Multi-Family Three (MF-3) District and Commercial-One (C-1) District, as set forth in the UDC, as amended, except those provisions explicitly contained in this ordinance.
3. Commercial (C) District: Development in the Commercial (C) District shall comply with the development standards for the Commercial-One (C-1) District, as set forth in the UDC, as amended, except those provisions explicitly contained in this ordinance.
G. DEVELOPMENT STANDARDS
1. General Multi-Family Planning Standards: Except as provided, multi-family structures in the Multi-Family (MF) District shall comply with all applicable UDC provisions governing multi-family development in the City of Grand Prairie.
2. Building Articulation: Building massing for multi-family 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.
i. Balconies may encroach into the required setback by a maximum of 5-feet for articulation.
e. Change in material, color, or texture.
3. Façade Materials: Building design shall generally comply with the Conceptual Elevations for multi-family and mixed use buildings.
a. 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.
b. The first floor of all buildings within the Planned Development District 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.
6. Public Utilities: All public utilities in this Planned Development District shall be installed in accordance with the UDC, as amended.
7. Parking: Off-street parking shall comply with the provisions set forth in the UDC, as amended.
8. Landscaping: Except as provided, landscaping and screening shall comply with the provisions set forth in the UDC, as amended.
a. Landscaping buffer along a street right-of-way shall be a minimum of 10-feet for multi-family and mixed use development.
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 August, 2017.
ORDINANCE NO. 10322-2017
PLANNED DEVELOPMENT NO. 297C
ZONING CASE NO. Z170801