From
Chris Hartmann
Title
S160804 - Site Plan - Aura South Gate (City Council District 4). Approve a site plan to construct and operate a multi-family residential development. The 13.11-acre property, zoned Planned Development-352 (PD-352) District for mixed use development, is generally located south of Ragland Road between State Highway 360 (SH 360) and Day Miar Road, is within the State Highway 360 (SH 360) Corridor Overlay District. The applicant is Adam Brown, Trinsic Acquisition Company LLC and the owner is Charlie Anderson, TA Land Fund LP. (On August 1, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 7-1).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a site plan to construct and operate a multi-family residential development. The 13.11-acre property, zoned Planned Development-352 (PD-352) District for mixed use development, is generally located south of Ragland Road between State Highway 360 (SH 360) and Day Miar Road, is within the State Highway 360 (SH 360) Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD-352 with SH 360 Overlay |
Undeveloped |
|
South |
Agriculture (A) District |
Undeveloped |
|
East |
PD-352 with SH 360 Overlay |
Undeveloped |
|
West |
PD-352 with SH 360 Overlay |
Undeveloped |
PURPOSE OF REQUEST:
The applicant is proposing to final plat 13.11 undeveloped acres in PD-352 and SH 360 Overlay Districts to allow a multi-family developed.
BACKGROUND:
On October 13, 2015, the City Council approved Ordinance Number 9957-2015 which established Planned Development 352. The subject site is governed by the regulations therein.
On July 21, 2016, a Development Review Committee (DRC) meeting was held to review the plans for this project. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
On July 18, 2016, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On August 1, 2016, a public hearing is scheduled before the Planning and Zoning Commission.
On August 16, 2016, this proposal is scheduled for a public hearing before the City Council.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The property is designated as Mixed Use (MU) on the Future Land Use Map (FLUM). The FLUM identifies development in this category should include residential, personal service and some limited office uses in a pedestrian oriented development. The proposal would allow a multi-family residential, commercial, and retail uses. The project is part of a mixed use development that is consistent with the FLUM.
ZONING REQUIREMENTS
Dimensional Requirement
The subject site is zoned PD-352 District for a mixture of uses. There is base zoning for multi-family and retail uses. The following table contains PD-352 District requirements and evaluates the proposal against PD-352 and Multi-Family-3 (MF-3) District standards.
|
Standard |
Required |
Proposed |
Meets |
|
Area (s.f.) |
12,000 |
571,187 |
Yes |
|
Width (ft.) |
100 |
509 |
Yes |
|
Depth (ft.) |
120 |
871 |
Yes |
|
Front Yard Setback (ft.) |
10 |
10 |
|
|
Side Yard Setback (ft.) |
Min. 20 |
Min 10 |
Min. 20 |
Min. 70 |
Yes |
|
Interior |
Exterior |
|
|
|
|
|
|
Rear Yard Setback (ft.) |
10 |
10 |
Yes |
|
Max. Height (stories/ft.) |
4/55 |
4/55 |
Yes |
|
Net Denisty (du/ac.) |
30 |
27 |
Yes |
|
Lot Coverage |
40% |
32% |
Yes |
The proposal is consistent with the dimensional requirements of PD-352 and the MF-3 Districts.
State Highway - 360 Corridor Overlay District
The subject site is part of the State Highway-360 (SH-360) Corridor Overlay District. The Overlay District establishes development standards and design criteria along the Corridor that are compatible with the residential, commercial, and light industrial districts located along the western boundary of the City of Grand Prairie.
The purpose of this overlay district is to provide support for the development of a unified area within the SH-360 Corridor as a retail and commercial destination and to foster opportunities for the establishment of mixed-use residential, retail, and office uses that are planned and designed in a unified manner. This district is intended to increase the quality of development by applying design and development requirements developed by staff and property owners. These requirements are contained in Appendix F of this Code. Multi-Family development in this area is consistent with the SH-360 Overlay District purpose and intent.
Site Plan
A concept plan was approved as part of the PD approval. The site plan is in substantial conformance with the concept plan.
Parking
Article 10 of the Unified Development Code requires parking as follows:
|
Standard |
Ratio |
Calculation |
Required |
Provided |
Meets |
|
Total Spaces |
1.25 spaces/1 bedroom 2 spaces/2 or more bedrooms |
(1.25) (211) =264 (2) (141) = 282 |
546 |
686 |
Yes |
|
Garages |
15% of required spaces |
(0.15) (546) =82 |
82 |
108 |
Yes |
|
Covered Parking |
20% of required spaces |
(0.20) (546) = 110 |
110 |
110* |
Yes |
|
Visitor Parking |
10% of required spaces |
(511)(0.10) = 52 |
52 |
355 |
Yes |
* Covered parking amount 110 is derived as follows: the 26 excess garages plus 84 covered parking
spaces.
The proposal meets all of the requirements of Article 10.
Landscape
The subject site is governed by Article 8 of the UDC requirements are as follows:
|
Standard |
Required |
Provided |
Meets |
|
Minimum Landscape Area (15% 571,187 s.f.) |
85,678 s.f. |
126,804 s.f. |
Yes |
|
Sidewalks |
Connector Road (Name to be determined) |
Provided |
Yes |
|
Street Trees: 1 tree/25 - 50 l.f. (509 l.f./50 l.f.) |
11 |
13 |
Yes |
|
Trees: 1/500 s.f. required landscape (85,678/500) |
172 |
178 |
Yes |
|
Parking Lot Trees: 1 tree/20 parking spaces (546/20) |
28 |
87 |
Yes |
|
Shrubs: 1/50 s.f. required landscape (85,678/50) |
1,714 |
1,926 |
Yes |
|
All trees are minimum 3 in. caliper |
3 inch |
All required trees are 3 caliper inches |
Yes |
Elevations
All of the building types proposed have a façade that is 100% masonry and all other façades are a minimum of 80%. All of the proposed apartment buildings meet the minimum requirements of PD-352. However, the clubhouse building does not. The clubhouse has primary masonry content ranging between 13% and 31%.
APPEALS AND EXCEPTIONS:
Ø Primary Masonry - The applicant is requesting an exception to allow construction of the clubhouse building with 13% - 31% primary masonry instead of 80% primary masonry. Staff does not support the exception.
Ø Unit Composition - The applicant is requesting an exception to allow 60% of the development to be one-bedroom units. The UDC limits the number of one-bedrooms to 50%. Staff is currently in the process of reviewing the unit composition requirements for multi-family development. Staff does not object to approval of this exception.
Ø Roof - Pitch - The applicant is requesting an exception to the roof pitch requirements contained in Article 6 of allow construction of the multi-family buildings as depicted in the elevations.
RECOMMENDATION:
Generally speaking, the proposal is consistent with the Unified Development Code and PD-352. Staff cannot recommend full support because of the requested exception to construct the clubhouse with 13% - 31% primary masonry. Staff recommends approval subject to the following conditions:
1. All building shall contain a minimum of 80% primary masonry as defined in Appendix F of the Unified Development Code.
2. All covered parking structures shall comply with the requirements contained in the UDC.
3. The landscape plan shall be revised and submitted to the Planning and Zoning Division prior to the City Council meeting to reflect correct require landscape materials.
4. The applicant shall work with the Grand Prairie Police to Department to ensure best management practices of Community Policing Through Environmental Design are implementated and maintained as part of the development.
CURRENT PLANNING: Colby Collins (972) 237-8255
M. 1. Building letters will need to be assigned
M. 2. Secondary addresses will need to be assigned
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Brent O’Neal (972) 237-8141
M. 1. “Southgate Drive” already exists in Grand Prairie. Confirm the proposed street name is acceptable.
Note to applicant: Some comments below may not pertain to your development. Contact the Development Coordinator for clarification.
Approval of a project by the Planning and Zoning board, and/or City Council, does not release the Building Inspections Permit or Public Works Permit for construction.
It is the developer’s responsibility to confirm with the Planning Department if the property is to be (re-platted, preliminary, and/or final) platted.
It is the developer’s responsibility to submit all required escrow funds for third party drainage review for public improvements prior to construction plan submittal.
It is the developer’s responsibility to confirm the submittal of plans for review to the Engineering Division.
It is the developer’s responsibility to submit all required escrow funds for third party geotechnical and material testing for public improvements that are to be dedicated to the City prior to release of the construction permit.
It is the developer’s responsibility to submit all required information to establish a pro-rata for water or wastewater prior to release of the construction permit.
Final engineering plans released for construction are required prior to the recording of the final plat.
It is the developer’s responsibility to submit any required escrow funds for streets or sidewalks.
A preliminary drainage plan that meets City Code may be required. The plan shall address possible need for detention and provide preliminary storm drain layout and sizing for all lots.
Contractor/Owner shall not alter, impede, or redirect the surface flow of storm water runoff per State requirements and shall control erosion on the site per federal, state, and local requirements. Grading, drainage, and erosion control plans, released for construction are required prior to filing the final plat. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information. Proposed storm drain hydraulics shall tie to existing downstream storm drain hydraulics. Where applicable, drainage from the site shall discharge into a drainage easement and shall convey flow to a stream without causing erosion or flooding. The 100-year overflow shall be conveyed in a drainage easement.
Delineate the fully developed floodplain on plats and drainage plans with flood elevations and minimum finished floor elevations for structures. Floodplains and/or maximum water surface elevation for bodies of water shall be dedicated as drainage right-of-way (ROW) or in a drainage easement upon the plat. Drainage ROW shall be dedicated fee simple to the City of Grand Prairie. Also provide cross sections showing that limits of drainage easement have a maximum 4:1 slope from the streambed. Proposed slopes greater than 4:1 must be supported by an engineered design and will be reviewed on a case-by-case basis by the Engineering Department. Any work within floodplain will require Floodplain Development Permit and, if applicable, FEMA approval.
Delineate any erosion hazard setback upon the plat.
Any future improvements may require investigation of the adequacy of the downstream drainage system to convey increased flows. Construction plans for downstream improvements shall be required if the downstream system is not adequate to convey the increased flows. Proposed flows shall be within drainage easements or ROW’s with no erosive velocities. This may require detention or additional detention or other improvements.
Add a note to preliminary plats:
The subject property is (or, is not) located within the 100 year floodplain per FIRM Panel # _________________, dated _____________________.
Where applicable and prior to construction, submit certification by a professional that site does not have wetlands and other waters of the United States, an investigation showing that site development will not impact wetlands and other waters of the United States, or a permit for proposed activities in wetlands and other waters of the United States. Wetlands and other waters of the United States are as defined in Section 404 of the Clean Water Act. All delineation’s shall certify that they were conducted per U.S. Army Corps of Engineers’ requirements. An agreement stipulating that the owner is responsible for maintenance of any wetland mitigation areas is required prior to construction.
Specify on plat that streams are to remain natural and maintenance of ponds and streams are solely the responsibility of the property owner or Home Owners Association (HOA).
Off-site detention ponds and appurtenances shall be within a drainage easement. A maintenance agreement shall be filed as separate instrument. The property owner or HOA shall be responsible for maintenance.
Owners or contractors must file a Notice of Intent (NOI) with the United States Environmental Protection Agency (USEPA) for storm water (general) management permits before beginning site work on any tract which involves five (5) acres or more, or on any lot which is a portion of a tract which involves five (5) acres or more. Contractors must have submitted a NOI to the USEPA, with copies to the City's Environmental Services Department, at least two (2) days in advance of the start of the project. Contact the stormwater management office of the USEPA at (214) 665-7175 and the City of Grand Prairie Environmental Services Department at (972) 237-8055.
A plan which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055.
Provide statement on the plat for perpetual maintenance agreement for any existing ponds.
Specify minimum finished floor elevations on the preliminary plat for lots adjacent to the floodway.
Every source or potential source of contamination which is connected to (or has the capacity to cause a threat to) any public water supply within the City that is present in any commercial establishment must be equipped with protection that is required under the provisions of City Code Chapter 13 Article X. Any devices required must be shown on all plans submitted for review by the City. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055 to schedule inspections of any new or relocated cross-connection control devices.
The Environmental Services Department will require that a sample point be installed on the sanitary sewer line for commercial developments. The location and a drawing of the sample point must be shown on the plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055. [City code 26-53]
The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
Impact fees for water and wastewater are set by ordinance and cannot be waived by staff. Pro-rata charges, impact fees, tap fees, and meter fees will be due prior to issuance of building permit.
All required escrow funds for public improvements shall be submitted by the developer. Most escrow funds are required to be in place prior to construction plan submittal.
Provide lighting plans for lights being installed within residential subdivisions and lights installed along the right-of-way of perimeter streets.
Plans for retaining walls (over 4’ tall) and screening walls shall be site specific, prepared by an engineer licensed in the State of Texas, and submitted with construction plans.
The design engineer shall obtain approval from the Trinity River Authority for sewer connection to TRA lines and for any utilities crossing TRA lines.
The design engineer shall obtain approval from the Corp of Engineers for utilities that cross or run through Corp property.
Extension of water and sewer facilities that are needed to serve the development will be at the developer/owners expense.
The owner/developer shall make request for City participation in construction or funding of public infrastructure prior to the approval of final plat.
Provide water and sewer plans for new lots and a lot grading plan that meets current standards of the UDC.
All utility easements along street rights-of-way to be shown as 15’ wide utility easements and show 7.5 foot utility easements along the rear of all lots. Side and rear lot easements may be modified or omitted upon request and if accepted by the Planning and Development Division. The design engineer and developer shall coordinate the proposed easements with franchise utilities and the City prior the submitting the final plat.
Offsite easements are required to be dedicated by separate instrument. The design engineer and developer shall coordinate the recordation of offsite easements with the City Right-of-way Agent. Documents for offsite easements shall be submitted with the civil design package to the Engineering Division and shall be deemed ready for recordation by the City Right-of-way Agent prior the filing the final plat and/or release of the plans for construction.
No signs or roof overhang are permitted to encroach in any easement per the UDC.
Lots with screening walls shall have a 5’ wall easement adjacent to the property line and an adjacent 10’ minimum utility easement. To avoid conflicts, these easements shall not overlap.
Dedication of right-of-way along street frontage shall be per the City of Grand Prairie Thoroughfare Plan. Dedication of corner clips at all street intersections shall be per the Transportation Division.
The design engineer shall be responsible for coordination and obtain all permits for access to, and construction within TxDOT right-of-way.
ENVIRONMENTAL SERVICES: Terri Blocker, (972) 237-8461
M. 1. DRINKING WATER PROTECTION: All new commercial establishments within the City of Grand Prairie must be equipped with appropriate cross connection device protection on the main waterline, fire line and irrigation lines.
Additional cross connections devices may be required under the provisions of City Code Chapter 13 Article X depending on how water will be used in the facility.
Any cross connection devices that are required must be shown on all plan submittals to building inspections. It is required that you provide the make model and location of the backflow preventer to be installed. Providing this information during first submission of building permits will speed up the permitting review process. Testing fees for backflow prevention devices must be paid prior to issuance of building permits.
M. 2. SAMPLE POINTS: The Environmental Services Department requires a sample point be installed on the sanitary sewer line. The location and a sample point detail must be shown on the building plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Providing this information during first submission of building permits will speed up the permitting review process.
M. 3. HEALTH PERMITS REQUIRED: Anyone wishing to operate a food or drinking establishment, food warehouse, child care center, grocery, public swimming pool, or convenience store must make application for a health permit and submit plans for review to the Environmental Services Department before construction is begun or before operation may begin within existing structures. Permits are non-transferable. These fees must be paid prior to issuance of building permits [city code 13-20].
M. 4. CONSTRUCTION ON ONE ACRE OR MORE: Before beginning site work on any tract which involves one (1) acre or more, or on any lot which is a portion of a tract which involves one (1) acre or more, owners or contractors must file a Notice of Intent (NOI) or complete an official Site Notice with the Texas Commission on Environmental Quality (TCEQ) for a construction storm water (general) permit. Contractors must have posted an official Site Notice. Contractors must provide a letter stating that they are posting an official site notice copy to the city’s Environmental Services Department, at least two (2) days in advance of the start of the project.
A Storm Water Pollution Prevention Plan (SWP3) which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with the North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities.
M. 4. CONSTRUCTION ON FIVE OR MORE ACRES: Before beginning site work on any tract which involves one (5) acres or more, or on any lot which is a portion of a tract which involves one (5) acres or more, owners or contractors must file a Notice of Intent (NOI) with the Texas Commission on Environmental Quality (TCEQ) for a construction storm water (general) permit. Contractors must have submitted a NOI to the TCEQ, and send a copy of application to the city’s Environmental Services Department, at least two (2) days in advance of the start of the project.
A Storm Water Pollution Prevention Plan (SWP3) which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with the North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities. Contact the City of Grand Prairie Environmental Services Department at (972)237-8055.
M 5 For development of a tract of land that is greater than one acre in area, the applicant must provide documents demonstrating compliance with Title 30, Part 1, Chapter 330, Subchapter T of the Texas Administrative Code relating to the use of land over closed municipal solid waste landfills. This is a state requirement designed to prevent the development of buildings over old landfills (known and unknown).
M. 6. REFUSE CONTAINERS: During all phases of construction projects, all waste disposal services shall be contracted with Grand Prairie Disposal Company, J.C. Duncan. Commercial-type refuse containers (dumpsters and roll-offs) shall be placed at a location arranged in advance with the city’s contractor, Grand Prairie Disposal Company, J.C. Duncan. If materials are to be recycled, they shall not be co-mingled with trash. All property owners or facility owners shall contact Grand Prairie Disposal Company at (817) 261-8812 [city code 26-105(a)]. Mechanical garbage and trash compactors shall conform to city code sections 29-74 and 26-75. The general contractor shall be held responsible for ensuring compliance with these city codes.
M. 7. WATER WELLS: Please note any abandoned or currently used water wells on the preliminary and final plat. According to the City of Grand Prairie ordinance and the Texas Water Code Chapter 32 § 32.017, Plugging of Water Wells, owners of any property where an abandoned well is located must have the well plugged by a licensed well driller, holding a valid registration with the TCEQ. A permit will be required to abandon the well. In addition a copy of the well completion report must be supplied to the Environmental Services Department before any building permit will be issued.
M. 8. DRILLING WATER WELLS: All property owners wishing to drill a well must obtain a well drilling permit from the Environmental Services Department prior to drilling. Drillers must be licensed by the Texas Well Drillers board. [Texas Water Well Drillers Act sub-section 287.91].
M. 9. NUISANCE: No operations or activities may result in creation of a nuisance as defined in city code 29-68(12) to (29). Specifically, no building, road or construction activity may cause water to stand and result in mosquito harborage.
I. 10. MOSQUITO HARBORAGE: Property owners shall be responsible for all mosquito control activities on any body of water created as part of the site drainage plan. [city code 29-68(3)]
I. 11. NOISE: All noise created during the construction and subsequent operational activities conducted on the subject property must comply with City Code Chapter 13, Article XIII, Sections 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.
All businesses must comply with City Code Chapter 13, Article XIII Noise Ordinance
I. 12. ILLEGAL STORM WATER RUNOFF: Only rain water is allowed into the storm water system. Any wastewater generated from any swimming pool maintenance, commercial or industrial operations must be discharged to the sanitary sewer. All discharges into the sanitary sewer must comply with all federal, state, and local industrial discharge requirements [40 CFR part 122 and city code 26-40 to 26-69]
M. 13. WASH BAYS: Wash bays must be covered to prevent storm water or surface runoff from entering the sanitary sewer system. (City code 26-45(a)(1)]
M. 14. GREASE AND SAND TRAPS: Grease and sand traps from automotive centers, service centers, and vehicle wash operations shall be connected to the sanitary sewer system [city code 26-41)]
M. 15. VEHICLES IN THE FLOOD PLAIN: Vehicles must not become flooded so that greases, oils, or other automotive fluids do not contaminate storm water. A bulk storage permit is required for these fluids [city code 29-150(22)].
M. 16. UNDERGROUND STORAGE TANKS: Applicants for permits to install, repair, or remove underground or above ground storage tanks or their associated piping or any part thereof must contact the Texas Commission of Environmental Quality (TCEQ) and the City of Grand Prairie Environmental Services Department at (972)237-8055 prior to beginning work on the project.
M. 17. MANUFACTURING: The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
M. 18. SPECIFIC COMMENTS: 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.
I. 20. STRIP CENTER/RETAIL BUILDING: If the retail building has a projected food service use, the sanitary sewer must be designed in a way that a grease trap and an industrial waste sample point can be installed for each of those proposed suites.
M. 21. DUMPSTER ENCLOSURE: For new business customers seeking a certificate of occupancy or submitting a site layout, must adhere to requirements outlined in “Commercial Garbage Collection and Container Requirements, which may be accessed at: <http://www.gptx.org/index.aspx?page=1808>
M. 22. SOIL TESTING: For development of a tract of land that is greater than one acre in area, the applicant must provide documents demonstrating compliance with Title 30, Part 1, Chapter 330, Subchapter T of the Texas Administrative Code relating to the use of land over closed municipal solid waste landfills. This is a state requirement designed to prevent the development of buildings over old landfills (known and unknown).
FIRE DEPARTMENT: Joel Anderson, (972) 237-8300
M. 1. Show purposed hydrants, fire lanes and gates
M. 2. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 ft. from a hydrant on a fire apparatus access road on site fire hydrants and mains shall be provided where required by the fire code official.
M. 3. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet. The intent of this section is that not more than 400 ft. of hose will have to be laid out to reach all portions of the exterior grade level of the building.
M. 4. Fire hydrants must be approved by the Fire Department and shall be in-service prior to construction progressing above the foundation.
M. 5. Any gates that obstruct emergency access must have a Knox padlock or Knox Over-ride system. If gate is electrically operated, it must have a Knox override system for Fire Department access during emergency operations. If gate is manually operated, it must have a Knox padlock for Fire Department access during emergency operations.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. The gate at the western most drive must be exit only and emergency since there is no call box.
M. 2. All drives that are fire lanes must be a minimum of 24’ wide (main drive).