From
Chris Hartmann
Title
S171202 - Site Plan - Aura 360, Phase 2 (City Council District 4). Site Plan for Aura 360 Phase II, consisting of 351 multi-family residential units along with leasing, clubroom, and fitness facilities. Tracts 6C, 6C1, 6D, 6L, 6N, 6N1, 6N2, & 6P, James C. Armstrong Survey, Abstract No. 43, City of Grand Prairie, Tarrant County, Texas (proposed Lot 3, Block B, Prairie Waters-Southgate Development Addition) approximately 13.547 acres zoned PD-352 and partially within the SH 360 Overlay and addressed as 6450 S SH 360, 3655 Prairie Waters Drive, and 1009 and 1035 N Day Miar Road. The applicant is Adam Brown, Trinsic Acquisition Company LLC and the owner is Charles A., TA Southgate Land Partners. (On December 4, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 8-1).
Presenter
David P. Jones, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Aura 360, Phase II, consisting of 10 buildings up to three stories in height, a total of 351 multi-family residential units along with leasing, clubroom, and fitness facilities. The project is proposed on a 13.547 acre property partially within the SH 360 overlay and addressed as 3655 Prairie Waters Drive.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD-352 with SH-360 Overlay (Commercial) |
Undeveloped |
|
South |
Agriculture (A) District |
Undeveloped |
|
East |
Agriculture (A) District; Day Miar Rd. |
Single-Family Residential |
|
West |
PD-352 with SH-360 Overlay (MFR) |
Aura 360, Phase I (Under Construction) |
PURPOSE OF REQUEST:
Site Plan approval for the second of two phases of residential for the Prairie Waters project.
BACKGROUND:
On October 13, 2015, City Council approved Ordinance Number 9957-2015 which established Planned Development 352. PD-352 consists of approximately 64 acres beginning at the southeast corner of SH-360 and Ragland Road. The PD-352 Concept Plan is further subdivided into roughly 35 acres of C-1 commercial area and roughly 16 acres of MF-3 residential area with the balance shown as 4.4 acres of open space.
The commercial area is generally north of Prairie Waters Drive and along the SH-360 frontage. To date, the commercial area is undeveloped. The multi-family area is divided into two phases located south of Prairie Waters Drive (completed in Phase I between SH-360 and Day Miar Road) with no direct frontage onto SH-360. Phase I was approved in 2016 for 352 units and is currently under construction. Phase II is similar in scope and is designed to complement Phase I while operating as a separate complex.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The property is designated as Mixed Use (MU) on the Future Land Use Map (FLUM). The FLUM identifies development in this category should include residential, personal service and some limited office uses in a pedestrian oriented development. The project is part of a mixed use development that is consistent with the FLUM.
ZONING REQUIREMENTS:
Dimensional Requirement
The subject site is zoned PD-352 District with underlying Multi-Family-3 (MF-3) uses. The following table contains PD-352 District requirements and evaluates the proposal against PD-352 and MF-3 District standards.
|
Standard |
Required |
Proposed |
Meets |
|
Area (s.f.) |
12,000 |
590,107 |
Yes |
|
Width (ft.) |
100 |
667 |
Yes |
|
Depth (ft.) |
120 |
870 |
Yes |
|
Front Yard Setback (ft.) |
10 (per zoning) |
10 |
Yes |
|
Side Yard Setback (ft.) |
Min. 20 |
Min 10 |
Min. 20 |
Min. 30 |
Yes |
|
Interior |
Exterior |
|
|
|
|
|
|
Rear Yard Setback (ft.) |
10 |
74 |
Yes |
|
Max. Height (stories/ft.) |
4/55 |
3/55 |
Yes |
|
Net Denisty (du/ac.) |
30 |
25 |
Yes |
|
Lot Coverage |
40% |
30% |
Yes |
The proposal is consistent with the dimensional requirements of PD-352 and the MF-3 Districts.
Site Plan
A concept plan was approved as part of the PD approval. The site plan is in substantial conformance with the concept plan.
Parking
The proposal meets the requirements of Article 10 by providing 610 total parking spaces with 106 garage spaces and 81 carport spaces. See Exhibit XX for a detailed analysis of parking requirements.
Article 10 of the Unified Development Code requires parking as follows:
Landscape
The proposal meets the requirements of Article 8 by providing 15% landscaping. The applicant is proposing to plant 14 parking lot trees (50% of requirement) and to substitute shrubs for the remaining 50% as allowed by Section 8.7.2 of the Unified Development Code. See Exhibit D for a detailed analysis of parking requirements.
Elevations
PD-352 requires 80% masonry materials on all building façades as defined in the Unified Development Code, as amended. Proposed building elevations consist of a stone veneer and prefinished fiber cement siding on a minimum of 80% of all façades. These materials qualify as masonry under the current UDC. The remainder of the façade (up to 20% maximum) is shown as architectural metal panel.
APPEALS AND EXCEPTIONS:
• Primary Masonry - The applicant is requesting an exception to allow the use of prefinished architectural metal panel on up to 20% of individual building façades. See Recommendation section below for staff response.
• Unit Composition - The applicant is requesting an exception to allow 65% of the development to be one-bedroom units. The UDC limits the number of one-bedrooms to 50%. Staff is currently in the process of reviewing the unit composition requirements for multi-family development. Staff does not object to approval of this exception.
• Roof pitch - The applicant is requesting an exception to the roof pitch requirements in Article 6 of the UDC. The roof pitch proposed (4:12) is widely used among multi-family developments in Grand Prairie and the surrounding area. Staff is currently in the process of reviewing the roof pitch requirements for multi-family development. Staff does not object to approval of this exception.
• Carport columns - The applicant is requesting the use of masonry clad columns rather than the required masonry wall on each end. Staff is currently in the process of reviewing the carport requirements for multi-family development. Staff does not object to approval of this exception.
RECOMMENDATION:
At its December 4, 2017 meeting, Planning and Zoning Commission voted 9-0 to recommend approval as recommended by staff.
DRC recommends approval as presented provided metal is utilized for no more than 20% of exterior building façades and is of a high-quality architectural metal variety with a matte finish or similar and is neutral or earth tone in color.