From
Chris Hartmann
Title
Z190201/CP190201 - Zoning Change/Concept Plan - Hillside Multi-Family at SH-360 and Doryn (City Council District 4). Zoning Change and Concept Plan for Hillside, a 140-unit multi-family development on 8.24 acres. Tracts 6D & 5C, Jerome Lynn Survey, Abstract No. 972, City of Grand Prairie, Tarrant County, Texas, zoned PD-255A, within the SH 360 Overlay District, generally located east of S HWY 360 and south of Doryn Dr, and addressed as 2500 Webb Lynn Rd. The agent is John Bezner, Civil Point Engineers. The applicant is Vino Patel, MPH Partners, and the owner is Robert Barham, KP Development Partners, LP. (On February 4, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change and Concept Plan for Hillside, a 140-unit multi-family development on 8.24 acres. Tracts 6D & 5C, Jerome Lynn Survey, Abstract No. 972, City of Grand Prairie, Tarrant County, Texas, zoned PD-255A, within the SH 360 Overlay District, generally located east of S HWY 360 and south of Doryn Dr, and addressed as 2500 Webb Lynn Rd.
PURPOSE OF REQUEST:
The purpose of the request is to create a planned development district for multi-family use to facilitate the development of a 140-unit multi-family project in the SH 360 Corridor.
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-267 |
Undeveloped |
|
South |
A |
Undeveloped (Floodway and Floodplain) |
|
West |
A |
Single Family Residential |
|
East |
PD-255A |
Single Family Residential |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant intends to construct a 140-unit multi-family development for adults aged 62 and older. The proposed residential density is 19.4 dwelling units per acre. Multi-Family Three (MF-3) allows up to 26 dwelling units per acre.
The site will be accessible off of Doryn Drive with emergency only access off of Magna Carta Blvd. The Concept Plan shows an access easement that extends past the proposed drive to the west property line. This is intended to provide the property to the west with access from Doryn Drive in the event that it is developed for commercial use in the future.
The three-story building surrounds a courtyard which will feature a pool and outdoor space. Other amenities include a fitness center, library, theater-media room, salon, and dog park.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is High Density Residential (HDR). High density residential is reflective of multi-family apartments.
The proposal is consistent with the 2018 FLUM and following goals, policies, and objectives in the 2010 Comprehensive Plan:
• Goal 12: Achieve a broad housing selection for a diverse population.
• Objective 3, Policy 13: Locate higher density residential uses along roadways designated as minor arterials, principle arterials or limited access thoroughfares.
DEVELOPMENT STANDARDS:
The applicant is proposing a base zoning district of Multi-Family Three (MF-3). The current property owner has requested that the existing commercial zoning be retained so that the property could be developed for commercial or multi-family uses.
The applicant is proposing the following modifications to the Multi-Family Three (MF-3) standards:
1. Required Parking Spaces: The applicant is proposing to provide 1.3 parking spaces per unit. Appendix W requires 1.25 parking spaces per one-bedroom units and 2 parking spaces per two- and three-bedroom units.
Exhibit C - Project Narrative contains the applicant’s explanation for this variance. Exhibit i - Parking Comparison compares the proposed parking standards with standards approved for similar projects.
2. Covered Parking and Garages: The applicant is proposing garages for 20% of required parking spaces and carports for 30% of required parking spaces. Appendix W requires garages for 30% of required parking spaces and carports for 20% of required parking spaces.
3. Unit Composition: The applicant is proposing 72% one-bedroom units. Appendix W allows one-bedroom units to account for up to 60% of total units.
Appendix W Amenities
Exhibit C - Project Narrative describes the amenities the applicant is proposing to include. The proposal includes amenities from the High-Quality Features or Designs and Technology Categories. Table 2 lists the proposed amenities in each category. The proposal meets Appendix W requirements for amenities.
|
Table 2: Appendix W Amenities |
|
Category |
Tier |
Amenity |
|
High-Quality Features or Designs |
1 |
Granite countertops |
|
High-Quality Features or Designs |
1 |
Upgraded woodwork |
|
High-Quality Features or Designs |
2 |
Walk-in closets |
|
High-Quality Features or Designs |
2 |
Upgraded bathroom and kitchen hardware |
|
High-Quality Features or Designs |
2 |
Full-size stainless steel major appliances |
|
Technology |
N/A |
App-enabled functionality for door locks and electronics |
|
Technology |
N/A |
Wi-fi internet access in common areas |
RECOMMENDATION:
At its February 4, 2019 meeting, the Planning and Zoning Commission voted to recommend approval with the following conditions:
1. The number of one-bedroom units shall not exceed 65%;
2. Garages shall account for 25% of the required parking spaces;
3. Carports shall account for 30% of the required parking spaces;
4. The applicant shall construct the portion of the drive intended to provide cross access to the adjacent site at the same time as the project; and
5. The number of required parking spaces shall be calculated in accordance with Appendix W of the UDC.
The Development Review Committee (DRC) recommends approval on the basis that the proposed use is consistent with the FLUM. However, Staff recommends that the proposal comply with the 30% garage requirement and the number of one-bedroom units not exceed 60%.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 7.15 ACRES OUT OF THE JEROME LYNN SURVEY, ABSTRACT NO. 972, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, FROM PLANNED DEVELOPMENT 255A (PD-255A) DISTRICT FOR COMMERCIAL/RETAIL USE TO A PLANNED DEVELOPMENT FOR MULTI-FAMILY RESIDENTIAL AND COMMERCIAL 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 rezone and reclassify said property from its classification of Planned Development 255A (PD-255A) District to a Planned Development for Multi-Family Residential and Commercial Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on February 4, 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 9 to 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 Planned Development 255A (PD-255A) District to a Planned Development for Multi-Family Residential and Commercial 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 February 19, 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, 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 255A (PD-255A) District to a Planned Development for Multi-Family Residential and Commercial 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 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 rezone from its classification of Planned Development 255-A (PD-255A) District to a Planned Development for Multi-Family Residential and Commercial Uses; as depicted in Exhibit A - Boundary Description.
SECTION 2. Purpose and Intent
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. Development Standards
THAT any development on the property described herein shall substantially comply with the following development standards:
I. Applicability
All development on land 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 in Exhibit B - Concept Plan.
II. Zoning Regulations
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 for Multi-Family Three (MF-3) District or Commercial (C) District.
Multi-family development shall comply with the UDC provisions for Multi-Family Three (MF-3) District with the following exceptions and additions.
A. Unit Composition: The number of one-bedroom units shall not exceed 65% of the total units.
B. Parking:
1. A minimum of 25% of required parking shall be constructed within an enclosed garage.
2. A minimum of 30% of required parking shall be constructed as covered parking, not to include required garage parking.
C. Site Amenities
1. Operations and Amenities shall be constructed and maintained as described in Exhibit C - Project Narrative, including, but not limited to:
a. Clubhouse;
b.Warming Style Kitchen;
c. Fitness Center;
d.Library;
e. Theater-Media Room;
f. Salon;
g. Activity Rooms;
h. Outdoor Pool; and
i. Dog Park.
D. A Barber/Beauty Salon shall be operated only for the use of residents and not for the use of the general public.
E. Architecture and Design: Final building elevations shall conform to the character of the conceptual elevations attached as Exhibit D - Conceptual Elevations and Appendix W.
F. The developer shall construct the portion of the drive intended to provide cross access to the adjacent site at the same time as the project.
SECTION 4.
THAT a Site Plan shall be reviewed and approved by the City Council prior to the issuance of any building permits.
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 19th day of February, 2019.
Ordinance No. 10596-2019
Zoning Case No. Z190201/CP190201
Planned Development No. 255B