From
Chris Hartmann
Title
S121002/SU121002 - Site Plan/Specific Use Permit - 5203 Lake Ridge Parkway (City Council District 6). Approval of a Site Plan and Specific Use Permit for a minor care facility with emergency services on 1.888 acres. The subject property is zoned Planned Development 267 (PD-267) District and Planned Development 267A (PD-267A) District. The property is located on the southwest corner of W. Camp Wisdom Road and Lake Ridge Parkway and is within the Lake Ridge Parkway Overlay District. The owner is Office Equity Solutions, the applicant is Office Equity Solutions, Andrew Miller, and the agent is BHB Engineering & Surveying, Konstantine Bakintas. (On October 1, 2012, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0.)
Presenter
Director of Planning and Development Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
Consideration of a request for the approval of a Site Plan and Specific Use Permit for a minor care facility with emergency services on 1.888 acres. The subject property is zoned Planned Development 267 (PD-267) District and Planned Development 267A (PD-267A) District. The property is located on the southwest corner of W. Camp Wisdom Road and Lake Ridge Parkway and is within the Lake Ridge Parkway Overlay District.
ADJACENT LAND USES AND ACCESS:
North - To the north is W. Camp Wisdom Road, designated and built as a principal arterial, 6-lane divided thoroughfare (P6D) on the City's Master Transportation Plan. On the other side of the road are various commercial and retail uses, zoned Planned Development 283 (PD-283) District. All surrounding properties are within the Lake Ridge Parkway Overlay District.
South - Immediately to the south, the property is platted as Lake Parks Retail, Block 1, Lots 1 & 2 [D212039887, Tarrant County]. There are dedicated mutual access easements along the south and west property lines of the platted area. The property to the south is vacant and is zoned Planned Development 267A (PD-267A) District for General Retail (GR) uses.
East - To the east is Lake Ridge Parkway, designated and built as a principal arterial, 6-lane divided thoroughfare (P6D) on the City's Master Transportation Plan (MTP). The entryway features are maintained by Lake Parks Public Improvement District #7 (PID #7). On the other side of the road is vacant land, zoned Planned Development 267 (PD-267) District for various uses. Tract 11 of PD-267 is designated for single family detached uses and an amenity center.
West - The property to the west is vacant and is zoned Planned Development 267A (PD-267A) District for General Retail (GR) uses.
PURPOSE OF REQUEST:
This request is for a site plan and specific use permit for a minor care facility with emergency services on 1.888 acres. The subject property is zoned Planned Development 267 (PD-267) District for Neighborhood Services (NS) uses and Planned Development 267A (PD-267A) District for General Retail (GR) uses.
According to UDC, Article 4, "Permissible Uses," a Specific Use Permit is required for an emergency care clinic in a Neighborhood Services (NS) District. In addition, Site Plan approval is required for all new development in the Lake Ridge Parkway Overlay District.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed building is 13,500 square feet. The minor care facility, ER at Grand Prairie, a Department of Medical Center Arlington, will encompass 10,500 square feet. The remaining 3,000 square feet will be used for a medical office. A minor emergency clinic is defined as a health care facility, which provides diagnosis and treatment for victims of accidents, emergencies or minor illness, but where the patient is not usually kept overnight [UDC, Article 30].
The Fire Department may pick up or drop off patients in need of emergency transport. In addition, non-emergency transfer services might bring patients there for routine care. An operational plan has been submitted for the proposed minor care facility. The facility will be open 24 hours, 365 days per year. There will be 16 total employees and 12 employees on staff at any one time.
One medical provider will be present at the emergency facility at all times. The facility will include 12 examination rooms, a triage room and specialty rooms. Specialty rooms are isolation/negative pressure room, secure holding room and trauma room.
UDC, Appendix F "Corridor Overlay District Standards," recommends a design sequence for non-industrial projects [UDC, Appendix F, Section 4.F]. The purpose is to articulate the building envelope, and to establish a site plan layout with building footprint, parking areas, landscaped areas, required setbacks and other basic site plan elements as required by code. The next step is to establish which building facades are to be defined as primary and secondary facades.
UDC, Appendix F "Corridor Overlay District Standards," Section 1.B.(6) "Classification of Development Standards" establishes Section 2 and Section 4 as the development standards for commercial and general office uses. Section 2.B (1) establishes that one hundred percent (100%) of the exterior of all new buildings (excluding doors and windows) shall be finished with one or more of the principal masonry materials established in Section 2.B.(1), (2) and (3).
Ø The primary facades are the north and east facades with turns along the south and west facades [O.L.2.A (1) and (2)]. The building materials include brick and stone on the elevations, and a standing metal seam roof for the canopy and fascias.
Ø A generator is ground mounted and screened behind a six-foot high screening wall with a brick veneer. UDC, Appendix F, Section 4.C(1.c) stipulates that ground mounted equipment shall be screened with a minimum six-foot high wall constructed of brick, stone, reinforced concrete or other similar masonry materials. The proposed enclosure meets this requirement.
Ø Access for the minor care facility is from mutual access easements onto Lake Ridge Parkway and W. Camp Wisdom Road. Parking required is 66 spaces and parking provided is 66 spaces. Handicapped parking required is three spaces, and four spaces are provided.
Ø Fire lanes follow the front property lines along Lake Ridge Parkway and W. Camp Wisdom Road. The canopies for the drop off and pick up of patients are not within the designated fire lanes. The canopies are 12 feet from the pavement to the bottom of the canopy, thus a passenger vehicle or an ambulance can clear the height.
A Landscape Plan was submitted that meets and in some cases exceeds UDC requirements. The minimum landscape area required is 5%, and the landscape area provided is about 36% of the site area. The trees provided include Live Oak, Shumard Oak and Desert Willow. A continuous shrub screening of Knock Out Rose will be provided along the rights-of-way [O.L.4.B.2].
ZONING HISTORY:
The subject property is zoned Planned Development 267 (PD-267) District and Planned Development 267A (PD-267A) District. The property was zoned Planned Development 159 (PD-159) District and Planned Development 181 (PD-181) District prior to February 4th, 2002. The property was zoned Agriculture (A) District when it was annexed into the city on October 13, 1981 [Ordinance 3249].
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Comprehensive Plan designates this area for commercial and retail uses. A minor care facility is considered an allowable general retail use. Thus, this use is in conformance with the Future Land Use Map of the 2010 Comprehensive Plan.
PROJECT'S VESTED STATUS:
The subject property is platted as the CVS Addition, Block 1, Lot 1 [Cabinet A, Slide 8943 & 8944, PRTCT]. The plat was filed with Tarrant County on June 21, 2004 and the property has remained vacant since that time. Submittal of this site plan and specific use permit request will vest the property to the development standards in place as of the date of application submittal of August 14, 2012.
DENSITY AND DIMENSIONAL IMPACTS:
A sampling of development requirements applicable to this site are highlighted in the attach.
REQUESTED APPEALS BY APPLICANT:
The applicant is not requesting any appeals.
RECOMMENDATION:
The Development Review Committee recommends approval of this request for a minor emergency care facility in a planned development district in accordance with all Unified Development Code requirements.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING MAP AND ORDINANCE BY SHOWING THE LOCATION, BOUNDARY AND USE OF CERTAIN PROPERTY FOR A SPECIFIC USE PERMIT FOR A MINOR EMERGENCY CARE CLINIC IN PLANNED DEVELOPMENT 267 (PD-267) DISTRICT AND PLANNED DEVELOPMENT 267A (PD-267A) DISTRICT, TO WIT: BEING LOT 1, BLOCK 1 OF THE CVS LAKE RIDGE ADDITION IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING ADDRESSED AS 5203 LAKE RIDGE PARKWAY, SAID ZONING MAP AND ORDINANCE BEING NUMBERED AS ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; 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 owner 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 amend the zoning designation of said site to a Specific Use Permit for a Minor Emergency Care Clinic in Planned Development 267 (PD-267) and Planned Development 267A (PD-267A) District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 1, 2012, after written notice of such public hearing before the Planning and Zoning Commission on the proposed Specific Use Permit had been sent to owners of real property lying within 300 feet of the property on which the creation of a Specific Use Permit for a Minor Emergency Care Clinic in Planned Development 267 (PD-267) and Planned Development 267A (PD-267A) District 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 9 to 0 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a Specific Use Permit for a Minor Emergency Care Clinic in Planned Development 267 (PD-267) and Planned Development 267A (PD-267A) District; 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 October 16, 2012 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, Fort Worth, 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 Specific Use Permit and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the specific 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 to the extent that a specific use may be made of said property as herein provided 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 4779, being the Unified Development Code 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:
"THE UNIFIED DEVELOPMENT CODE 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..."
being passed and approved on November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered 903 for the property location described as follows:
Being Lots 1, Block 1 of the CVS Lake Ridge Addition, in the City of Grand Prairie, Tarrant County, Texas, and being addressed as 5203 Lake Ridge Parkway, and as shown on the approved site plan labeled as Exhibit 'A', which is incorporated herein by reference.
SECTION 2.
Definition
Minor Emergency Care Clinic: A health care facility, which provides diagnosis and treatment for victims of accidents, emergencies or minor illness, but where the patient is not usually kept overnight. The facilities can range in size depending on the services being provided.
SECTION 3.
Specific Use Permit Conditions
FOR OPERATION OF A MINOR EMERGENCY CARE CLINIC IN PLANNED DEVELOPMENT 267 (PD-267) DISTRICT AND PLANNED DEVELOPMENT 267A (PD-267A) DISTRICT. The following conditions are hereby established as part of this ordinance:
1. All operations on the subject property must conform to the City Council signed and approved ordinance and operational plan as provided in the final submittal under case number S121002 SU121002.
2. The hours of operation must conform to the operational plan as shown in Exhibit "A."
3. FDC cannot be wall mounted. Remote FDC location shall be along a fire lane with a fire hydrant within 100 feet. The fire hydrant and FDC shall be on the same side of the fire lane. We suggest that the FDC and fire hydrant be installed on the north side of the fire lane off of Camp Wisdom.
4. All noise created during the construction and subsequent operational activities conducted on the subject property must comply with City Code Chapter 13, Article XIII, Section s 13-275 to 13-286. Construction must be limited the daytime hours between six o'clock a.m. and ten o'clock p.m. when constructing a building with 300 feet of a residence. A Noise abatement study may be required on any new businesses, which may affect residence that live within 300 feet.
5. Detention of 100-year storm drainage flows for reduction of peak flows to the 25-year flood peak flow may be required to comply with city standards for the proposed development of the property. Any required detention areas must be shown on the site plan and engineering plans and designed to the City Drainage standards as provided for in the 2010 Drainage Design Manual. Easements must be dedicated on the proposed final plat or by separate instrument to cover the 100-year pool and outfall structure for detaining of drainage flows for the development of the property or a separate outfall provided for 100-year overflows to serve this proposed development.
6. All existing buildings and facilities must be upgraded to comply with current health and water quality standards before a new certificate of occupancy can be issued. These issues will be addressed during the building review process.
7. Occasional EMS ambulance activity will include departures and arrivals at the facility for limited patient emergency care.
8. A 12 x 12 dumpster enclosure area must meet City of Grand Prairie requirements. Dumpster must be in an area that allows easy accessibility to garbage trucks. Show city specifications. See the unified development code, reference article 8 for dumpster screening fences.
SECTION 4.
Compliance
All development must conform to the approved Site Plan labeled as Exhibit 'A', which is herein incorporated by reference.
1. The Specific Use Permit (SUP) shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if no building permit is issued for a "Minor Emergency Care Clinic in Planned Development 267 (PD-267) District and Planned Development 267A (PD-267A) District" within one (1) year after City Council adoption of this Ordinance, or upon cessation of the use for a period of six (6) months or more.
2. Furthermore, by this SUP Ordinance, the Specific Use Permit shall automatically terminate if no certificate of occupancy is issued for a "Minor Emergency Care Clinic in Planned Development 267 (PD-267) District and Planned Development 267A (PD-267A) District" within nine (9) months after the issuance of a building permit.
3. The operation of this site shall be in strict compliance with the requirements of this SUP Ordinance, the Unified Development Code, the City of Grand Prairie Code of Ordinances, city adopted building codes, city adopted fire codes and with other applicable regulatory requirements administered and/or enforced by the state and federal government.
SECTION 5.
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.
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 the 16th day of october 2012.
ORDINANCE NO. 9443-2012
CASE NO. S121002/SU121002
SPECIFIC USE PERMIT NO. 903