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HomeMy WebLinkAboutASUP23-0001aORDINANCE NO. ASUP23-0001 a AN ORDINANCE OF THE CITY OF DENTON, TEXAS, APPROVING AN AMEND[NG SPECIFIC USE PERMIT TO ALLOW FOR MULTIFAMILY DWELLrNG USES ON APPROXIMATELY 53.407 ACRES OF LAND, GENERALLY LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF LOCUST STREET AND LOOP 288. IN THE CITY OF DENTON, DENTON COUNTY, TEXAS; ADOPTING AN AMENDMENT TO THE CITY’S OFFICIAL ZONING MAP; PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF $2,000.00 FOR VIOLATIONS THEREOF; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. (ASUP23-0001 a, LANDMARK AT LOCUST) WHEREAS, Manhard Consulting (the “Developer”), on behalf of the property owner, applied for a Specific Use Permit (S21-0006b) amendment, including modifications to convert the public street extensions shown in the original SUP into narrower private drive aisles within public access easements and to shift the north-south drive aisle, which separates the proposed multifamily developments from the remainder of the subject property, east, toward the multifamily tracts, decreasing the developable area proposed for the multifamily developments and increasing the remaining area on the subject property, modifications to reduce the proposed number of multifamily residential units and buildings shown in the original SUP site plan, modifications to the original SUP site plan’s design of the proposed drive aisles, driveways, and turn lanes, and modifications to the original SUP building elevations and landscape plans to adjust to the decrease in developable area of the multifamily developments, on approximately 53.407 acres of land within the Suburban Corridor (SC) zoning district, legally described in Exhibit “A” (hereinafter, the “Property”); and WHEREAS, on November 15, 2022, the City Council adopted Ordinance S21-0006b, approving a Specific Use Permit for a multi-family dwelling use on 53.407 acres of the Property; and WHEREAS, on August 14, 2024, the Planning and Zoning Commission, in compliance with the laws of the State of Texas, having given the requisite notices by publication and otherwise, and having held due hearings and afforded full and fair hearings to all property owners interested in this regard, recommended approval (5-1) of the request; and WHEREAS, on September 17, 2024, the City Council conducted a public hearing as required by law, and finds that the request meets and complies with all substantive and procedural standards set forth in Subsection 2.5.2 of the Denton Development Code, and is consistent with the Denton Plan and the 2019 Denton Development Code as applicable; and WHEREAS, the Planning and Zoning Commission and the City Council of the City of Denton have determined that the proposed amendment to the Specific Use Permit is in the best interest of the health, safety, morals, and general welfare of the City of Denton, and accordingly, the City Council of the City of Denton is of the opinion and finds that said amendment to the Specific Use Permit is in the public interest and should be granted as set forth herein; NOW THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDA[NS: SECTION 1. The findings and recitations contained in the preamble of this ordinance are incorporated herein by reference and found to be true. SECTION 2. The originally imposed conditions of approval for SUP 21-0006b, along with the Site Plan, Landscape Plan, and Building Elevations attached as Exhibits B, C, and D to SUP S21-0006b are hereby repealed in their entirety and replaced as described in Section 3. SECTION 3. The amended Site Plan, Landscape Plan, and Building Elevations for SUP Amendment ASUP23-000 la attached and incorporated herein as Exhibits ''B,” “C,” and “D” are hereby approved, subject to the use-specific standards of the DDC, as amended, and the following conditions: The attached Site Plan, Landscape Plan, and Building Elevations reflect an intent to comply with the originally approved site plan and the 2019 DDC to the greatest extent possible. a. Minor alterations to the 1 depicted locations of the buildings, pedestrian pathways, open space amenity elements, and parking may be approved by City Staff, provided that the final plan complies with the attached Site Plan in terms of access, internal pedestrian connectivity, and number of amenities depicted in designated open space areas. Minor alterations to the depicted locations and types of individual plantings, asb. well as increases to landscape area and percentage and number of trees and tree canopy percentage, may be approved by City staff, provided that the final landscaping, as planted and/or installed, complies with the attached Landscape Plan in terms of required landscape elements and overall tree canopy, as well as all applicable requirements of the current DDC. Additional plantings and minor alterations to the Development Impact Area to provide mitigation for the impacts of the proposed trail and the proposed sidewalk along Hercules Lane to the Environmentally Sensitive Area (ESA) on the property may be administratively approved by city staff as part of the Civil Engineering Plans for this development, as long as such mitigation is in accordance with all standards of the Denton Development Code. Finalr4ntPrrrl ;not inn nf FeA Inn at; nrl and pv ant n qtllrn nf rn it; nat inn ah all ho a nnrAlror4 a with the Civil Engineering Plans for this development. This condition does not preclude the project from requiring approval of an Alternative ESA Plan if the scope of impacts to the ESA exceed the administrative allowances provided for in the DDC. The attached building elevations reflect an intent to comply with the DDC requirements, as amended, for building mass and form, percentage of windows and doors on a fagade, and provision of architectural features to highlight entrances and provide visual interest. They are incorporated as requirements of the SUP. Elevations at the time of permitting shall be consistent with the attached elevations in terms of architectural style and details, specific architectural features that highlight entrances such as ornamental lights and canopies, provision of balconies or patios to articulate individual units, use of recesses, 2 awnings, and changes in material to break up the fagade vertically and horizontally and to articulate collections of units at intervals not to exceed 44 feet horizontally or 2 stories vertically, and delineation of the first floor with a change of material and horizontal banding. b. Minor alterations to individual window size and location may be approved by City staff, as long as: i. The style of windows, and the style and number of doors, on each fagade is consistent with the attached elevations ii. All buildings fronting on a public or private street have entrances facing the public or private street. iii. Windows and doors make up either at least the DDC-required percentage for facades facing a public or private street or, for facades not facing a public or private street, at least 11.5% of the side facades and 25.5% of the front and the rear fagades, and windows and doors on all facades comply with all DDC standards. c. Garage elevations shall feature two dormer windows on each front and rear elevation and a horizontal change in material type on each fagade. The attached site plan and landscape plan are incorporated as requirements of the SUP. Staff shall have the ability to approve an increase or decrease of up to 5% of any of the amounts specified in requirements a-c, provided all applicable requirements of the DDC are met Three-hundred and eighteen (3 18) dwelling units on the North Tract and three- hundred and six (306) dwelling units on the South Tract. 156 one-bedroom units, 132 two-bedroom units, and 36 3-bedroom units on the North Tract and 156 one-bedroom units, 114 two-bedroom units, and 30 three- bedroom units on the South Tract. 592 parking spaces on the North Tract, and 561 parking spaces on the South Tract, are proposed for the multi-family development indicated on the site plan. Parking may shift to accommodate a change in the unit mixture but shall be in accordance with the requirements of the DDC and within the range of staff approvability . a b C All street, sidewalk, drive aisle, and infrastructure elements that are included in Phase 1 as depicted in the Site Plan (Exhibit 7) shall be constructed in accordance with the Site Plan, and approved by the City of Denton, prior to release of any certificate of occupancy for any multifamily building proposed on this property, though staff may approve minor changes (25 feet or less) in the location of these streets, sidewalks, drive aisles, and/or infrastructure elements, as long as the final design is in accordance with the standards of the DDC and City criteria manuals. Subject to the approval of TXDOT, the Developer shall construct the traffic mitigation measures shown in Exhibit 7, Sheet CO.4, at the intersection of N Locust Street and Ame Drive. If the design shown in Exhibit 7, Sheet CO.5, is not acceptable to TXDOT, the City of Denton staff shall have the authority to approve alternative traffic mitigation measures for the intersection of Ame Drive, subject to the approval of TXDOT, without requiring an SUP amendment, as long as the approved mitigation measures comply with the standards of the Denton Development Code and the City of Denton Design Criteria Manual. Traffic mitigation measure(s) for the intersection of Ame Drive and 3. 4. 5 N Locust Street, approved by staff and TXDOT, must be constructed prior to issuance of Certificates of Occupancy for any of the multifamily buildings proposed with this development. 6. Minor alterations in design and location of sidewalk, curb, and gutter along Hercules Lane, including the potential expansion of the sidewalk into a 10-foot-wide trail, and in the location of the proposed gravel trail, may be necessary, and staff may approve such minor alterations, as long as the final design and locations are in accordance with the standards of the Denton Development Code and the City’s adopted criteria manuals. 7. Subject to the approval of TXDOT, a traffic signal at the intersection of Beall Street and N Locust Street shall be constructed by the Developer of Tracts 3 and 4 and shall be complete and accepted by the City of Denton prior to issuance of any Certificates of Occupancy for any of the multifamily buildings proposed with this development. 8. Prior to approval of any Final Plat for this development, the multifamily Developer shall pay to the City of Denton the proportion of the cost of a traffic signal at North Locust Street and Loop 288 that was determined by the Traffic Impact Analysis for this development (TIA21-0016) to be the responsibility of the multifamily Developer, based on the traffic projected to be generated by this development. 9. Notwithstanding the limited administrative approvals authorized in the above conditions, the City reserves the right to require approval by ordinance of any amendments or alterations to the SUP, the attached Site Plan, the attached Landscape Plan, and the attached Building Elevations. 10. Following the approval of this SUP for a multifamily use on this property, all other uses permitted within the Suburban Corridor (SC) zoning district by the 2019 DDC, as amended, shall continue to be permitted on this property, subject to the limitations placed on the development of those uses by the 2019 DDC, as amended. 11 . The zoning map shall reflect the Specific Use Permit on the property consistent with the Post-Decision Action Steps for Specific Use Permits in the 2019 DDC. SECTION 4. Previous Approvals. The provisions of this ordinance, as they apply to the Property, as shown in Exhibits B, C, and D are herein approved and shall govern and control over any conflicting provision of Ordinance No. S21-0006b. SECTION 5. Failure to Comply. Except as otherwise stated above, all terms of the SUP shall be complied with prior to issuance of a Certificate of Occupancy. Failure to comply with any term or condition of this ordinance will result in the SUP being declared null and void, and of no force and effect. The SUP is issued to the entity named above runs with the land and is assignable and transferable to subsequent owners of the Property. SECTION 6. SUP Regulations. Upon notice to the Property owner and a hearing before the City Council, a SUP may be revoked or modified if: 1. There is one or more of the conditions imposed by this ordinance that has not been met or has been violated on the Property; or 2. The SUP was obtained or extended by fraud or deception; or 3. As otherwise permitted by law and/or the current DDC. SECTION 7. Unlawful use. It shall be unlawful for any person, firm, entity, or corporation to make use of the above-referenced Property in some manner other than as authorized by the current DDC, Code of Ordinances, and this ordinance. SECTION 8. Severability. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid by any court, such invalidity shall not affect the validity of the provisions or applications, and to this end the provisions of this ordinance are severable. SECTION 9. Penalty. Any person, firm, entity, or corporation violating any provision of this ordinance shall, upon conviction, be fined a sum not exceeding $2,000.00 for each violation. Each day that a provision of this ordinance is violated shall constitute a separate and distinct offense. The penal provisions imposed under this ordinance shall not preclude Denton from filing suit to enjoin the violation and it retains all legal rights and remedies available to it under local, state and federal law. SECTION 10. In compliance with Section 2.09(c) of the Denton Charter, this ordinance shall become effective fourteen (14) days from the date of its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be published twice in the Denton Record- Chronicle, a daily newspaper published in the City of Denton, Texas, within ten (10) days of the date of its passage. The motion to approve this ordinance was seGondedby Sf ,A_ qR,la the following vote [ 7 - U: :rhf J Flu,Lmade by andh , the ordinance was pas ged and approved by Aye / Z Nay Abstain Absent Mayor Gerard Hudspeth: Vicki Byrd, District 1 : Brian Beck, District 2:i ,/Paul Meltzer, District 3 : Joe Holland. District 4:V/ 1/ V Brandon Chase McGee, At Large Place 5 : Jill Jester, At Large Place 6: _. . _,.,_,_. . _._. . _._._._, ,_,_. .. . ,. Iltk . , <: _ 1 \, 2024 GERARD HUDSPETH, MAYOR ATTEST: LAUREN THODEN, CITY SECRETARY APPROVED AS TO LEGAL FORM: MACK REINWAND, CITY ATTORNEY Exhibit A Legal Description BEING a 53.407 acre tract of land situated in the T. Toby Survey, Abstract Number 1288, City of Denton, Denton County, Texas, and being a portion of a called 253.6 acre tract of land (remaining portion) described by deed to J.B. Haisler and wife, Rosa Haisler, recorded in Volume 316, Page 69, Deed Records, Denton County, Texas, and all of a called 36.515 acre tract of land described by deed to Landmark at Denton, LLC (Landmark tract), recorded in County Clerk’s File No. 2023-48155, Deed Records, Denton County, Texas (D.R.D.C.T.), and being more particularly described by metes and bounds as follows; BEGINNING at a 5/8" IRON ROD FOUND at the northwest corner of Lot 16, Block G, Towne North Addition, an addition to the City of Denton, according to the plat recorded in Cabinet A, Page 138, Plat Records, Denton County, Texas, being on the South right-of-way line of S.H. Loop 288, a variable width right-of-way; THENCE South 00 Degrees 38 Minutes 15 Seconds West, along the West line of said Block G, and the West line of Black G, Towne North Addition, an addition to the City of Denton, according to the plat recorded in Cabinet A, Page 127, Plat Records, Denton County, Texas, and the West line of Black G, Towne North Addition, an addition to the City of Denton, according to the plat recorded in Cabinet A, Page 111, Plat Records, Denton County, Texas, and the West line of a 10’ Alley as shown on said Towne North Addition (A-114), at a distance of 1970.54 feet, passing a MAG NAIL FOUND IN A TREE ROOT for reference, and continuing in all 2134.91 feet, to a MAG NAIL SET at the southwest corner of said Towne North Addition (A-114), same being the southeast corner of said Landmark tract, and being on the South line of said called 253.6 acre tract, and being in the approximate centerline of Hercules Lane, a variable width right-of-way; THENCE North 89 Degrees 59 Minutes 44 Seconds West, departing said common line and along the South line of said called 253.6 acre tract, a distance of 128.51 feet, to a MAG NAIL SET at the southeast corner of a called 13.042 acre tract of land described by deed to Asbury United Methodist Church, recorded in County Clerk's File Number 97-11296, Deed Records, Denton County, Texas; THENCE North 00 Degrees 42 Minutes 47 Seconds East, departing said south line and along the south line of said Landmark tract and along the north line of said called 13.042 acre tract, a distance of 33.57 feet, to a 5/8" IRON ROD FOUND; THENCE North 53 Degrees 52 Minutes 50 Seconds West, continuing along said south line and said north line, a distance of 1008.43 feet, to a 1/2" IRON ROD FOUND; THENCE North 78 Degrees 24 Minutes 50 Seconds West, continuing along said south line and said north line, a distance of 466.02 feet, to a 5/8" CAPPED IRON ROD SET STAMPED "REALSEARCH" at the northwest corner of said called 13.042 acre tract, same being the southwest corner of said Landmark tract and being on the East right-of-way line of F.M. Highway No. 2164, a 90’ a right-of-way; THENCE North 01 Degrees 06 Minutes 45 Seconds East, along said East right-of-way line, a distance of 1248.22 feet, to a TXDOT MONUMENT FOUND at the South end of a corner clip at the intersection of said East right-of-way line and the South right-of-way line of said S.H. Loop 288; THENCE North 44 Degrees 05 Minutes 02 Seconds East, along said corner clip, a distance of 70.70 feet, to a 5/8" CAPPED IRON ROD SET STAMPED "REALSEARCH", being on the South right-of-way line of said S.H. Loop 288; THENCE North 85 Degrees 33 Minutes 30 Seconds East, along said South right-of-way line, a distance of 1104.50 feet, to a CUT OFF T-POST FOUND; THENCE North 83 Degrees 22 Minutes 21 Seconds East, continuing along said South right-of-way line, a distance of 250.03 feet, to the POINT OF BEGINNING, and containing 53.407 acres or 2,326,389 square feet of land, more or less. 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"[':i:: A H :Hjj • / rPI:/}g ! //1rrrIff1 /ry! ! if// g g ,;: gE P ll•+ll•'ll•tll• lll•l••lll•l=llr• 1 =1 = 111B 1 n 1 == = OZOS-8yS <ZZ6} a'lalld - 690SZ sex'r 'XautllU3H - laaJ IS aas$auu31 q;rloS CO+ - -9-1-1'd 'drloJ9 u61sea sqqnJ9 ;&i did ! ! !;g ! i ;!! t i H8nhard CIvil Engineering CONSULTING SUIveying Water Resources Management ConstrucUon Management July 23, 2024 Landscape Architecture Sean Jacobson Associate Planner Department of Development Services I Planning Division401 N Elm St Denton, TX 76201 Land Planning RE: ALTERNATIVE LANDSCAPE PLAN MEMO Project: Landmark Multifamily Project Number: ASUP 23-0001 To Whom it May Concern The Landmark Multifamily project requires a variance from the City of Denton Development CodeT Chapter 7.7.5.F. Below are the specific sections of the code that the project does not adhere to1 the reasons for these discrepancies, and the proposed alternatives that address or exceed these requirements. Subchapter7 .7.5.F, Table 7.E Section B lists minimum parking lot landscaping elements and requires lots to include a minimum of at least 2 of the elements listed. The specific elements requiring a deviation from the code calls for End caps and Internal Landscape Islands with an area of at least 9’ by 18’, each containing at least one large canopy tree. Variance is necessary due to the need for solid waste and pedestrian pathways providing access to dumpster areas and pedestrian amenities in 5 locations across the Northern drive of tract 3. The proposed alternative calls for a relocated endcap tree to a non-turfed landscape area adjacent to the parking row the island is intended to serve. The original endcap or landscape island needing variance are called to be landscaped with both non-turf groundcover and an ornamental tree. Additionally, the areas with relocated tree locations provide a minimum area of 1 62 SF of groundcoverto ensure the trees in them can thrive. Regards, Jaso#Pyka, PE Senior Project Manager Texas Board of Professional Engineers and Land Surveyors • Registration No. F-22053 & F-10194754 Manhard Consulting • 8144 Walnut Hill Lane, Suite 750, Dallas, TX 75231 • 972.972.4250 COLORADO I ILLINOIS 1 NEVADA I TEXAS I WISCONSIN Exhibit D Building Elevations a(\J I000 I 0 LU3 C/) C/) E !! !g ::: 1: :g aaa R\ nI L3 tf) < B i;!!!!!!!, iii:: igiglgig!!: i:g: $1 R R E R E R E f;g 3 $ b a y !! rigg gaR % gla a iLU q : g d gl 8 iI ! El a&l = g g b E !5 g lg i 1B IB bgg 8 g gi b q 2h- c)a2aba LUa F-a EaqLq gg<o6 boo 29Fj DolJO rgs LLI=b SVX;LL ’NorN=(1 +glC ao t gaz dCPOI- OO yuvHaNvl iN=ovrav tg £3g AIiHVJ-lllnH liNn veg tSS L'8+Z'ZZ6 XVI }j!•lV\AAAA 8+ZSZ SVX ll 'srnva 00698tZ-8PZ'Z£6 Illns AVM>IdVd srllva 0999 L :1:9NINNVTdSUOIH:lINI HUI W H)IISiD XII HD UV011 ie ;iii :";i d 6 i = ! ! i!!! b ;'i! 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