From
Chris Hartmann
Title
S171101 - Site Plan - Carrier Parkway Offices (City Council District 5). Site Plan for three office single-story medical office buildings totaling 20,000 square feet on a 2.56 acre tract. Tract 6.23, Elizabeth Gray Survey, Abstract No. 517, in the City of Grand Prairie, Dallas County, Texas and generally located northwest of the intersection of S. Carrier Parkway and Bennie Lane. Zoned PD-12, Planned Development. The agent is Walter Nelson, Walter Nelson and Associates and the owner/applicant is Fray Webster, Bramata. (On November 6, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
David Jones, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a Site Plan authorizing the construction of three medical office buildings, totaling 20,000 square feet. The 2.56-acre property is zoned PD-12, Planned Development, and is within the SH 161 Overlay District, and addressed as 820 S. Carrier Parkway.
ADJACENT LAND USES AND ACCESS:
North: Zoned PD, Planned Development 12, medical office
East: Across Carrier Parkway, Zoned SF-4, Single Family-Four Residential District, Single-Family Residential
South: Zoned PD, Planned Development 12, vacant lot
West: Zoned PD, Planned Development 175, multi-family development
PURPOSE OF REQUEST:
The applicant intends to build 3 medical office buildings within the State Highway 161 Corridor. Development in the SH 161 Overlay District requires City Council approval of a Site Plan.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Site Plan depicts three buildings, two 5,000-sf buildings, and one 10,000-sf building. The two smaller building entrances are facing one another, while the larger building will have its primary facade facing towards Carrier Parkway. The site is accessible from Carrier Parkway from the east, and via a private drive south of the property.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area High Density Residential (HDR).
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The property is zoned PD 12, Planned Development, with an underlying zoning of GR, General Retail. The property is subject to the density and dimensional requirements found in Article 6 of the Unified Development Code (UDC). Table 1 evaluates the density and dimensional standards of the proposed development. The proposal meets the density and dimensional requirements in everything but the rear setback.
|
Table 1: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
5,000 |
111,426 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
300 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
360 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
20 |
15 |
No |
|
Max. Height (Ft.) |
25 |
25 |
Yes |
|
Max. F.A.R |
.5:1 |
0.14:1 |
Yes |
Landscape and Screening
The property is subject to the landscaping and screening requirements found in Article 8 and Appendix F of the UDC. Table 2 summarizes what is required and what is provided. The proposal meets or exceeds the landscaping and screening requirements.
|
Table 2: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
5% |
5% |
Yes |
|
Trees |
17 |
38 |
Yes |
|
Shrubs |
50 |
63 |
Yes |
|
Parking Lot Screening |
36” Hedge |
5’ Hedge |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
|
|
|
|
|
OVERLAY REQUIREMENTS:
Appendix F applies to properties within an overlay district and contains standards intended to increase the quality of development. These standards include requirements for building materials, articulation, and architectural elements.
Exterior Building Materials
The proposed elevations consist of stone veneer, stucco and glass. Table 3 and 4 shows the percentage of each building material by façade.
|
Table 3: Building Materials for North 5,000-sf Building |
|
Façade |
Primary Masonry (Stone) |
Secondary Masonry (Stucco) |
|
|
North |
67 % |
33 % |
|
|
South |
57 % |
43 % |
|
|
West |
61 % |
39 % |
|
|
East |
61 % |
39 % |
|
|
Table 4: Building Materials for South 5,000-sf Building |
|
Façade |
Primary Masonry (Stone) |
Secondary Masonry (Stucco) |
|
|
North |
57 % |
43 % |
|
|
South |
67 % |
33 % |
|
|
West |
61 % |
39 % |
|
|
East |
61 % |
39 % |
|
|
Table 5: Building Materials for 10,000-sf Building |
|
Façade |
Primary Masonry (Stone) |
Secondary Masonry (Stucco) |
|
|
North |
50 % |
50 % |
|
|
South |
48 % |
52 % |
|
|
West |
43 % |
57 % |
|
|
East |
90 % |
10 % |
|
Architectural Features
Appendix F requires that primary facades include architectural features summarized in the table below. With an exception to the required windows on the facades, the proposal meets the requirements for architectural features.
|
Table 6: Architectural Features for Primary Facades |
|
Standard |
Required |
Meets |
|
Architectural Elements |
Distinct base, field wall and parapet with cornice |
Yes |
|
Windows, North 5,000-sf Bldg 50% of the length of the façade for sub 10,000-sf buildings No |
|
|
|
Windows, South 5,000-sf Bldg 50% of the length of the façade for sub 10,000-sf buildings No |
|
|
|
Windows, 10,000-sf Building |
25% of the length of the façade for over |
Yes |
|
|
10,000-sf buildings, 5,000-sf building |
|
|
Roof Line |
Roof profile variation |
Yes |
REQUESTED APPEALS:
1. Façades - Windows are required along 50% of the length of the primary façade. The applicant is requesting an appeal for the smaller two buildings, citing needing to be able to properly separate the rooms in the building. The applicant has proposed to enhance landscaping in lieu of the window requirements.
2. Horizontal Articulation - The applicant is also requesting an appeal to the horizontal articulation on the west side of the larger medical office building. The west side of the building will be facing a 6 foot masonry screening wall.
3. Rear Yard Setback - The applicant it requesting a variance to the rear yard setback of the 10,000-sf building. The current site plan shows the rear setback of the building being 15 feet, while the requirement is 20 feet. This setback abuts the western screening wall.
RECOMMENDATION:
DRC recommends approval of the site plan proposal including the requested appeals.
P&Z RECOMMENDATION:
At its November 6, 2017 meeting, the Planning and Zoning Commission voted 9-0 to recommend approval with requested appeals.