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GARLAND PLANNING REPORT
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Agenda Item 12.c. |
City Council Regular Session Agenda |
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REQUEST |
Approval of a Detail Plan for a Multi-family/Mixed-use development on a property zoned Planned Development (PD) District 22-25. LOCATION 6302 Greenbelt Parkway |
OWNER |
Walmart Stores Inc. |
PLAN COMMISSION RECOMMENDATION |
On November 21, 2022 the Plan Commission, by a vote of eight (8) to zero (0), recommended approval of a Detail Plan for Multi-Family/Mixed-use development. |
STAFF RECOMMENDATION |
Approval of a Detail Plan for Multi-family/Mixed-use development on a property zoned Planned Development (PD) District 22-25. Staff had recommended additional glazing/windows at certain building locations, as well as a more prominent architectural feature at the roofline corners of Buildings B and D. The applicant has addressed the recommendations and made changes to the building elevations accordingly. |
BACKGROUND |
The 27-acre area bounded by Duck Creek and Greenbelt Parkway which incorporates a DART Transit Center (Lake Ray Hubbard transit center) and 13 acres of undeveloped land was recently approved as a transit-oriented development (Greenbelt Parkway Property Special Area Study). A Planned Development District (PD 22-25) which calls for a mix of uses that includes multi-family and single-family attached residential uses, hospitality and commercial uses, and a transit center was approved shortly thereafter. The subject site is undeveloped land that is part of this area. The Detail Plan being proposed is to allow for development of a multi-family/mixed-use residential development in line with the uses identified in the study and PD. Although primarily residential, the proposed development incorporates a ground floor that is “retail ready” with appropriate ceiling heights and exterior areas for patios/plazas that could be converted to commercial uses as the market transitions. |
SITE DATA |
The subject property is approximately 10.37 acres of undeveloped land. The subject property has street frontage on Greenbelt Parkway and is adjacent to the DART Lake Ray Hubbard Transit Center, a Walmart superstore, and undeveloped property. |
USE OF PROPERTY UNDER CURRENT ZONING |
The property is zoned Planned Development (PD) District 22-25 for Mixed Uses. The subject property is located within sub-district 2 of the PD. Various types of residential uses are permitted within this sub-district. The request is to allow multi-family residential use which is permitted by right. |
CONSIDERATIONS |
- In 2021, the City of Garland and Dallas Area Rapid Transit (DART) signed a Memorandum of Understanding (MOU) to work jointly to bring development around the transit centers located in Garland.
Consultant Kimley-Horn conducted a study of the area along Greenbelt Parkway from Duck Creek to the drive aisle south of the undeveloped land adjacent to Walmart. The study included a review of past studies of the area, a market analysis, and an overall comprehensive look at the immediate area. A collaboration of key stakeholders, residents, public officials and developers were utilized to derive a unified community vision. The study resulted in the creation of several conceptual plans presenting possible development scenarios for the subject property. Of those, a preferred scenario conceptual plan was identified that showed residential uses surrounding the transit center with open space, hospitality and retail uses nearby.
In keeping with the theme of the conceptual plan, a Detail Plan incorporating a site plan (Exhibit C), landscape plan (Exhibit D), elevations (Exhibit E), and cross section drawings (Exhibit F) has been submitted.
- The Planned Development area is divided into 3 sub-districts to create the mix of uses desired for this transit-oriented development. Sub-district 1, the southern end, allows commercial uses (hospitality and retail) that are compatible with the existing retail uses south of the study area. Sub-district 2, the central area which incorporates most of the undeveloped property, allows multi-family/mixed-use development that requires a retail ready ground floor and permits the same commercial uses on the ground floor that are allowed in sub-district 1. Sub-district 3, the northern end, allows a transit center and various types of residential development which includes single family attached and multi-family residential uses. Shared parking is encouraged in all districts to reduce the amount of auto traffic in the area and increase walkability. Each sub-district will be connected by sidewalks and pedestrian paths to be easily traversed by residents and visitors.
- The proposed multi-family development includes 340 dwelling units, which complies with the density requirement per PD 22-25. Amenities for the development include two swimming pools, a clubhouse, a two-level fitness center, a dog park, a pet spa, and two leisure areas with tables, grills, and lounge recliners.
- The development incorporates 6’ wide sidewalks aligned with canopy and ornamental trees along Greenbelt Parkway and the main north/south promenade through the development. There is also a 10’ walking trail in the open space area adjacent to the DART property. The layout is in general alignment with the PD 22-25 conceptual plan.
- The five residential buildings are 4-stories with retail-ready ground floors with minimum ceiling heights of 12’, complying with PD 22-25. Front yards are on all street facing sides that could be changed to patio areas for restaurants for outdoor seating should retail tenants occupy the building as the market transitions.
- No signage deviations were requested by the applicant.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Transit-Oriented Centers for the subject property. Transit-Oriented Centers are areas of concentrated activity and increased density with maximum access to public transportation options. This type of center should be developed as mixed-use with live/work/play/shop opportunities. In 2017, the I-30 Catalyst Plan was adopted which includes this area. In that Plan, the study area was labeled as Future Mixed-Use. The special area study approved for the subject property in 2022 has a preferred scenario conceptual plan that displays a mix of uses which include hospitality, restaurants, urban residential, assisted living, townhomes, and open space. The proposed multi-family residential development would provide the urban residential component called for by this plan. The proposed use is compatible with the Comprehensive Plan. COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES The property to the north of the subject property is zoned Planned Development (PD) District 22-25 for Mixed Uses; this property is developed with a DART Transit Center. The property to the east of the subject property is zoned Community Retail (CR); this property is developed with a big-box retail use [Walmart]. The property to the south, is zoned Planned Development (PD) District 22-25 for Mixed Uses; this property is undeveloped. The property to the west, across Greenbelt Parkway is zoned Community Retail (CR); this property is developed with the Duck Creek Hike/Bike trail. |
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