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Council approves large PD for Trinity Falls intersection, allows mixed-use with residential triggers tied to commercial buildout
Summary
Council rezoned a large tract at the Lott Howell/Trinity Falls Parkway intersection to a Planned Development allowing up to roughly 1,756 residential units across four tracts plus significant commercial and office space; the PD includes phased commercial trigger thresholds before multifamily can be built on certain tracts.
The City Council approved a request to rezone property at the northeast and northwest intersections of Lott Howell Parkway and Trinity Falls Parkway to a Planned Development (PD) to allow a large mixed-use project with multifamily, brownstone rental units, commercial retail, office and a hotel.
Kate Strickland, planning manager, said the PD divides the site into four tracts. Tract 1 will be traditional multifamily built to MF-30 standards. Tract 2 is a rental "brownstone" product limited to a maximum of 185 units with buildings of at least five units each and required front access and enclosed parking. Tract 3 will be a mix of commercial and urban multifamily, with a hatched area reserved for commercial-only uses. Tract 4 is the largest tract, intended for a mix of office, structured parking, hotel, core retail and urban multifamily with a maximum of 775 units allowed on that tract.
Staff noted required commercial triggers tied to residential unlocks: Tract 3 requires 20,000 square feet of commercial under construction before multifamily is permitted; Tract 4 has graduated commercial thresholds (20,000; 40,000; 60,000 square feet) that unlock increasing amounts of multifamily. Planning staff recommended approval and noted the Planning and Zoning Commission voted 7-0 in favor.
Developers presented renderings and said the site faces constraints including a planned U.S. Highway 380 bypass and existing floodplain in the southern portion that will require reclamation. The development team said first-phase work will be heavy infrastructure work (roads, water, sewer, floodplain work) and that commercial interest, including grocers and build-to-suit office, is already being marketed.
Council discussion ranged from the tradeoffs of residential supporting retail to whether Tract 2 brownstones should be for-sale product. One council member noted the PD gives the city the ability to require architectural standards the city cannot impose outside a PD. A motion to close the public hearing and approve the rezoning passed.
The developer and staff said the overall site, if fully built to the PD allowances, would yield approximately 1,756 residential units across the four tracts.
