From
Chris Hartmann
Title
Z180101/CP180101 - Zoning Change/Concept Plan - Camp Wisdom Mixed Use (City Council District 4). Planned Development for commercial-retail, multi-family residential, and commercial/residential mixed use consisting of approximately 39,250 square feet of commercial-retail and multi-family residential with a density of no more than 20 dwelling units per acre within nine single and multi-story buildings up to four floors in height. 26.78 acres described as tracts 1G, 2, and 3, Memucan Hunt Survey, Abstract No. 758, City of Grand Prairie, Tarrant County, Texas, approximately 26.78 acres zoned PD-48 partially within the Lake Ridge Corridor Overlay, generally located 400 to 800 feet west of Lake Ridge Parkway between Kingswood Blvd. and W Camp Wisdom Rd. and addressed as 2650 W Camp Wisdom Rd. The agent is Eric Swartz and the owner is Hamilton Peck, Hamilton Commercial LLC. (On June 4, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 6-1-1 with Commissioner Lopez Abstaining).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change and Concept Plan from PD, Planned Development 48 for Multi-Family uses with a density of up to 20 dwelling units per acre to PD, Planned Development for a mixed-use development consisting of approximately 40,000 square feet of commercial retail and no more than 20 dwelling units per acre (approximately 514 multi-family residential units) with nine single and multi-story buildings up to four floors in height on approximately 26.78 acres at 2650 W Camp Wisdom Rd. The property is zoned PD-48 for medium and high-density residential uses.
ADJACENT LAND USES AND ACCESS:
North: Planned Development (PD-323) developed as Single-Family Residential and overhead electrical transmission corridor.
South: Planned Development (PD-267 and PD-267A) partially developed as Single-Family Residential and overhead electrical transmission corridor, and partially undeveloped commercial.
East: Planned Development (PD-283B) developed as mini-storage and retail commercial.
West: Agricultural and Planned Development (PD-130 and PD-182) partially developed as Single-Family Residential and partially undeveloped mixed-use.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Low-Density Residential. While the proposed use is inconsistent with the Future Land Use map, the current zoning has been in place since 1980 and allows for high-density residential development up to 20 dwelling units per acre. Staff believes that including a retail commercial component along W. Camp Wisdom Road where it would be contiguous with existing retail commercial is a benefit to the overall area. Staff further believes a mixed-use proposal at this location conforms to Objective 2 of the Comprehensive Plan by reducing sprawl and providing integrated community uses including housing, offices, retail, trails and parklike spaces in one development on an infill lot. The proposal also conforms to Objective 3 by locating higher density residential uses along two arterial roadways, W. Camp Wisdom Rd. and Kingswood Blvd.
SUMMARY OF USES:
The Concept Plan depicts seven apartment buildings and two mixed-use buildings with retail commercial and living units. Key features of the Concept Plan include the following:
• Two 4-story mixed-use buildings front the north side of W. Camp Wisdom Rd. These buildings consist of approximately 34,000 square feet of retail commercial space, along with approximately 165 apartment units. Between the two mixed-use buildings is a bridge which is shown as enclosed commercial space going over the main entrance to the residential portion of the development.
• Directly behind (north of) the mixed use buildings, seven 3 and 4-story apartment buildings are proposed consisting of approximately 349 apartment units.
• A flood plain and stormwater management area is shown running between the buildings on the east side of the property and the north side of the property. One vehicular bridge and one pedestrian bridge are shown crossing the creek. The final design of the bridges and drainage system will be determined by a flood study at the Site Plan phase.
• A total of 72 integrated garage spaces are shown on the Concept Plan with the balance of the 771 spaces shown as surface parking. Of the 699 spaces not shown as garages, 155 will be covered spaces (20%).
• There are a total of 514 dwelling units proposed, giving the development a residential density of 19.19 dwelling units per acre.
DENSITY AND DIMENSIONAL STANDARDS:
|
Table 1: Proposed Residential Development Standards |
|
Standard |
PD-48/Appendix W/MF-3 |
Proposed |
|
Maximum Density |
20 du per acre |
Approximately 19.2 du per acre |
|
Min Living Area |
1 bedroom (60% max) = 600 sf |
1 bedroom (30%) = 698 sf |
|
|
2 bedroom = 850 sf |
2 bedroom (39%) = 1,029 sf |
|
|
3 bedroom = 1,100 sf |
3 bedroom (31%) = 1,325 sf |
|
Front Setback |
30 feet |
100 feet |
|
Rear Setback |
45 feet + 1 per foot over 35 |
60 feet (+ 150 foot easement) |
|
Side Setback |
45 feet + 1 per foot over 35 |
60 feet (+30 foot M. Barnes Row) |
|
Building Separation |
15 feet |
30 feet |
|
Maximum Height |
60 feet |
4 story/60 feet* |
|
Max Lot Coverage |
60% |
20% |
|
Table 2: Proposed Commercial-Mixed Use Development Standards |
|
Standard |
Base Zoning |
Proposed |
|
Maximum FAR |
.25:1 |
.03:1 |
|
Minimum Lot Area |
50,000 square feet |
1,166,536 square feet |
|
Front Setback |
25 feet |
100 feet |
|
Rear Setback |
0 |
60 feet + 150 foot easement |
|
Side Setback |
40 feet if greater than 50 feet height |
40 feet |
|
Building Separation |
0 |
30 feet |
|
Maximum Height |
25 feet |
4 story/60 feet* |
ACCESS:
One full access point is proposed onto W. Camp Wisdom Road, which will also provide access to the properties which currently front Martin Barnes Road. An additional right only access is proposed to the east. Both access points from Camp Wisdom will link to the commercial area and also to the residential portion of the development (through gated access points.) The existing westbound left turn lane in front of the property will be eliminated. The eastbound left turn lane will remain for the full entrance. 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.
An additional ingress/egress point is provided at the northeastern edge of the property onto Kingswood Blvd. A hooded left turn lane is proposed to provide access from Kingswood. Egress from the site would be right turn only. The access drive to Kingswood traverses property owned by the Lake Parks North HOA and an overhead electrical transmission corridor.
EXCEPTIONS:
1. The applicant is proposing a maximum of 60 feet on four-story multi-family buildings. The maximum allowed height in the MF-3 is 50 feet within 100 feet of single-family residential. Buildings with units directly facing single-family will be restricted to 3 stories and 55 feet in maximum height.
2. The applicant is requesting to construct multi-family buildings with a 60 foot side setback. The minimum setback based on a 60 foot building height is 70 feet.
3. The applicant is requesting to provide 8% of required Multi-Family parking as integrated garage space rather than the required 30%.
4. The applicant is requesting to construct four story buildings up to 60 feet in height within the proposed Neighborhood Services, Office, General Retail One district. Maximum height in these districts in 25 feet.
Staff has concerns with the first two exceptions due primarily to the direct line of sight between second and third floor balconies and the backyards of the adjacent homes. Staff recommends further design studies showing the line of sight from buildings abutting single-family residential, or otherwise designing the balconies in some way so that there is not a direct line of sight. If the design of buildings adjacent to single-family residential is clarified to address potential impact on existing single-family homes, Staff is supportive of the first two exceptions. The applicant has submitted a line of sight study showing the viewing angle from the third story units to the adjacent single-family residential homes, and also proposes to install vegetative screening between the multi-family buildings and single-family houses. The applicant has further stated that units facing Martin Barnes Road will not have balconies.
Staff has concerns with exception three due to the significant shortage of garage spaces compared to the number that are required. However, staff acknowledges that there is a hardship presented by the site in that the irregular shape of the property combined with the preservation of the existing flood management area restricts access to every side of some buildings and therefore restricts the ability of the developer to utilize portions of the buildings as integrated garage parking. Staff recommends that the applicant explore other options to provide more garage parking for the multi-family units, including detached garages if they are compatible with the design of the primary buildings.
Staff is supportive of exception four given the efficient use of land, the site restrictions as noted above, and the distinct design employed by the commercial buildings on the project, which staff believes will make a positive impact on the area and in south Grand Prairie as a whole.
HOA OUTREACH:
This item appeared originally on the January 8, 2018 Planning Commission agenda but was tabled to allow the applicant an opportunity to further meet with the HOA to the north of the subject property. Through a series of meetings over the subsequent four months involving both the HOA and staff, the applicant presented a design for the Kingswood access drive with associated noise barriers and traffic management features. The final design of the screening will occur at the Site Plan phase, but the requirement to provide the screening will be made a part of the ordinance in the event the zoning is approved.
The HOA has given written approval for the applicant to construct an access drive across HOA property. Conditions of the approval are attached as Exhibit E. The agreement was notarized by the applicant and a representative of the HOA on June 2nd. This access does not become formalized until an easement is dedicated on the Final Plat and filed in the county records and permission from the overhead utility is obtained. The applicant must obtain further approval from ONCOR to traverse the overhead utility easement based on the final design of the screening wall.
Following the second tabling of the proposal at the May 7th meeting, the applicant met with members of the Lake Parks West HOA and met with individual homeowners adjacent to the project.
SURROUNDING PROPERTY OWNERS:
As of the date of this report, thirty-four neighboring property owners have reached out to the City in opposition to the request. Owners of approximately 13.5 percent of the property within 200 feet of the zoning boundary have registered written opposition to the request.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval of the Zoning and Concept Plan with the following conditions:
1. At Site Plan phase, the final design of buildings 7, 8, and 9 should eliminate direct line of sight into adjacent single-family back yards;
2. The applicant must obtain all approvals, authorizations and easements necessary to construct the north drive across the HOA property, the overhead powerline easement, the floodplain management easement, and City right of way;
3. The applicant must work with City Staff and the Lake Parks North HOA to establish viable traffic calming measures along Kingswood Blvd per page 3, item 10 of the HOA agreement attached as Exhibit E.
At its June 4, 2018 meeting, the Planning and Zoning Commission voted 6-1 to recommend approval as recommended by staff with the condition that the applicant continue to work with the surrounding neighborhoods.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 36.7 ACRES OUT OF THE M. HUNT SURVEY, ABSTRACT NO. 758, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, GENERALLY LOCATED ON THE NORTHEAST CORNER OF CAMP WISDOM ROAD AND MARTIN BARNES ROAD, AND AS MORE FULLY DESCRIBED BELOW, FROM PLANNED DEVELOPMENT 48 (PD-48), TRACT 11, FOR MEDIUM / HIGH DENSITY RESIDENTIAL USE TO MEDIUM / HIGH DENSITY RESIDENTIAL AND COMMERCIAL MIXED-USE; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 3123 AND PASSED ON MARCH 4, 1980; 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 48 (PD-48) for General Retail Uses to a Planned Development for General Retail and Multi-Family Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on May 7, 2018, 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 6-1 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of Planned Development 48 (PD-48) for General Retail Uses to a Planned Development for General Retail and Multi-Family 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 May 15, 2018, 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 48 (PD-48), Tract 11, for Medium / High Density Residential Use to Medium / High Density Residential and Commercial Mixed-Use; 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 3123, 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 48 (PD-48), Tract 11, for Medium / High Density Residential Use to Medium / High Density Residential and Commercial Mixed-Use; as depicted in Exhibit A - Location Map.
SECTION 2.
Purpose and Intent
The purpose of this planned development to create a horizontal mixed-use development and 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
I. Applicability
All development on land located within the boundaries of this Planned Development District shall adhere to the rules and regulations set forth in this ordinance.
II. Base Zoning
1. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed for NS, Neighborhood Services District; GR-1, General Retail One District; O, Office District, and/or the MF-3, Multi-Family Three District, as applicable, and as adopted and amended in the Unified Development Code (UDC). Where there is a conflict between the UDC and this ordinance, unless explicitly contained within this ordinance, the more restrictive will prevail.
2. 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, GR-1, and O districts. Up to 100% of the space designated as non-residential uses on the Concept Plan may be used as either NS, GR-1, or O district uses or any combination of uses allowed under these districts, but such spaces designated on the Concept Plan shall contain only non-residential uses.
III. Conceptual Plan
1. Development of the subject property shall be in substantial conformance with Exhibit “B” Concept Plan of this ordinance.
2. Minimum building setbacks shall be as listed:
a. 60-feet adjacent to residential neighborhoods and unimproved sections of Martin Barnes Road.
b. 40-feet along the improved section of Martin Barnes Road as depicted on the Concept Plan.
c. 35-feet adjacent to overhead electric transmission easements except where such easements run contiguous to and parallel with a single-family residential zoning line.
3. Fencing requirements:
a. Type-1 fencing shall be used where site is bordered by residential neighborhood.
b. Fencing used along the northern property line shall conform to the requirements of the Unified Development Code except where indicated by the agreement attached as Exhibit E.
IV. Commercial and Mixed-Use Buildings
The provisions prescribed for buildings with NS, Neighborhood Services District; GR-1, General Retail One District; O, Office District uses shall be consistent with the provisions of the UDC with the following exceptions:
1. Maximum permissible height for buildings shall be 60 feet unless otherwise specified.
2. The following uses are not allowed within the boundaries of this Planned Development:
a. Auto Tire Sales (indoor or outdoor display)
b. Car Wash
c. Commercial Auto Parking
d. Auto repair of any kind
e. Drive-thru, other than as an accessory to a bank
f. Gas sales
g. Commercial storage as primary use, including Mini-storage
3. Restaurant with on-site production of alcohol for on-site sale and consumption shall be allowed by Specific Use Permit only.
V. Multi-Family Residential District
1. Multi-Family District Boundary
a. The boundary of multi-family development shall generally conform to the area shown on the Concept Plan.
b. Buildings shown as commercial or mixed use on the Concept Plan shall be developed only as commercial or mixed use.
2. Multi-Family development shall comply with the Multi-Family Three (MF-3) District provisions contained in the UDC, as amended with the exception of the following:
a. Maximum Density:
i. Twenty (20) dwelling units per acre.
ii. The density calculation shall be based on gross acreage of the entire Planned Development district boundary, in accordance with the UDC, as amended.
b. Maximum Height:
i. 60 feet or 4 stories for buildings.
ii. Buildings with units directly facing single-family residential units shall be 3 stories and a maximum height of 55 feet.
b. Minimum Setback:
i. The minimum front yard setback shall be 300 feet.
ii. The minimum side and rear yard setback shall be 40 feet for mixed use buildings and 60 feet for residential buildings.
c. Building Materials:
i. All building facades shall be 100% masonry.
ii. No more than 50% of any building façade shall consist of a single masonry material.
d. Garages/Covered Parking:
i. A minimum of 8% of required parking spaces shall be attached garages.
ii. Direct access from an attached garage into the building’s hall corridor may be provided in lieu of direct access to individual dwelling units.
iii. All other provisions relating to attached garages shall be provided in accordance with the UDC, as amended.
iv. In addition to the above requirements, a minimum of 20% of the required parking stalls shall be covered.
e. Required amenities shall include, but not be limited to, club houses, pools, fitness centers, media centers, lounges, bicycle parking, dog parks, walking trails.
3. The following multi-family design standards shall apply:
a. Building facades fronting a street shall include design elements to create streetscapes that are visually interesting and human scale.
b. Site Plan review shall ensure that buildings are designed to create active and interesting streetscapes.
c. The City may require additional renderings that depict building facades fronting Camp Wisdom Road in relation to the streetscape.
d. Street trees and other landscape plantings shall be provided along Martin Barnes Road and shall be sufficient to block noise and direct line of sight from multi-family units into backyards and windows of single-family dwellings.
VI. Provisions relating to neighboring single-family residential properties
1. Site Plan shall be consistent with conditions 1-15 as found in the agreement between the Hamilton Commercial and the Lake Parks North Homeowner’s Association attached herein as Exhibit E.
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 19th DAY OF JUNE, 2018.
Ordinance No. 10483-2018
Zoning Case No. Z180101/CP180101
Planned Development No. 376