From
Chris Hartmann
Title
SU141002/S141003 - Specific Use Permit/Site Plan - 4125 E Jefferson Street (City Council District 5). Approval of a Specific Use Permit and Site Plan to permit an Auto Salvage Yard. The 35.62-acre property, zoned Heavy Industrial (HI) District, is located immediately south of E. Jefferson Street and approximately 1,600 feet west of N. Merrifield Road (Dallas). The property is also located within the Central Business District No. 4. The agent is Adel Zantout, JEA HydroTech Engineering, Inc. and the owner is Michael Miller. (On October 5, 2015, the Planning and Zoning Commission denied this request by a vote of 8-1). This case is being appealed per Article 1 Section 1.11.5.9 of the Unified Development Code, City Council action is scheduled for November 17, 2015. The applicant has requested this case be tabled to the December 15, 2015 Council meeting.
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Deny
Analysis
SUMMARY:
Consider a request for approval of a Specific Use Permit and Site Plan to permit an Auto Salvage Yard. The 35.62-acre property, zoned Heavy Industrial (HI) District, is located immediately south of E. Jefferson Street and approximately 1,600 feet west of N. Merrifield Road (Dallas). The property is also located within the Central Business District No. 4.
ADJACENT LAND USES AND ACCESS:
North - The subject property directly abuts E. Jefferson Street, classified a 6 lane divided principal arterial (P6D), on the north. Across this street to the northeast are properties zoned Heavy Industrial (HI) District with auto salvage uses. The properties to the northwest are zoned Light Industrial (LI) with auto savage, trucking, and auto sales uses.
South - Directly to the south of the subject property is a vacant property zoned Heavy Industrial (HI) District. South of this property is the Grand Prairie/Dallas city limit line, which leads into properties under the City of Dallas zoning jurisdiction, which appear to be part of the floodway of Mountain Creek.
East - The properties directly to the northeast of the subject property are zoned Heavy Industrial (HI) District with auto salvage uses. East of the subject property are three vacant tracts zoned Heavy Industrial (HI) District, which all appear to be part of the floodway of Mountain Creek.
West - The properties to the west are zoned Heavy Industrial (HI) District with auto salvage uses.
PURPOSE OF REQUEST:
The applicant, Michael Miller (dba Auto Recyclers), is seeking City Council approval of a Specific Use Permit/Site Plan application in order to develop a 35.62 acre auto salvage business on a Heavy Industrial (HI) District zoned property located within Central Business District No. 4 (CDB4). The proposal primarily includes the re-establish of a previously operated auto salvage site with existing facilities.
In accordance with Section 14, “Use Charts” of the Article 4 of the Unified Development Code (UDC), a specific use permit is required to operate an Auto Salvage Yard in the Heavy Industrial (HI) District. Further, in accordance with Section 16.2.1 of the Article 16 of the Unified Development Code (UDC), site plan approval is required whenever a project is located within a designated Corridor Overlay District. As such, the development must meet the minimum requirements prescribed in the UDC for the property’s underlying zoning district classification, as applicable, and adhere to the additional standards specified in the UDC, Appendix R “Central Business District No. 4.” The purpose of the specific use permit/site plan review is to ensure full compliance with these regulations and standards.
PROPOSED CHARACTERISTICS AND FUNCTION:
Use
The subject property was previously operated as a salvage yard but is void of any current use. The applicant proposes to open and operate a new auto salvage yard, which according to Article 30 of the UDC is defined as, “{a} place or property where the principal use is the storage, parking, or holding of inoperable vehicles for the purpose of retail or wholesale sales of said vehicles, or salvaging of any parts thereof; or short or long term storage of said vehicles or portions thereof; including the dismantling, and partial dismantling, crushing, or compacting of said vehicles. The maximum time period for the on‐site storage of crushed vehicles shall not exceed six (6) months.” According to the applicant’s operational plan, the scope of the proposed operation will include multiple uses types including: office, automotive salvage facility, inoperable vehicle holding yard, and sales of uses automotive parts; but will not include any vehicle parts washing or repair of motor vehicles.
The main areas of operation include the existing developed portion of the property, approximately 6-acres located at the northwest corner of the property and an additional, approximately 6-acres, located at the northeast corner of the property. The northwest corner of the property will house the majority of the operations. All of the loading and unloading of vehicles; dismantling, including the removal of fluids and parts; storage of parts, and crushing of vehicles will take place in either of the two buildings or outside work area located at the northwest corner of the property. The northeast corner of the property will be used for vehicle storage only. A drive aisle is proposed to be constructed to connect the two areas of the operations.
The major issue associated with the proposed new auto salvage use is the fact that a large portion of the property, approximately 22.5 acres, is located with the Mountain Creek floodway, and the balance of the property is located within the 100-year floodplain. The auto salvage ordinance specifically prohibits the storage of vehicles, auto parts and hazardous materials in the floodplain and floodway. Storage tanks are also prohibited from being kept in the floodway and the floodplain.
UDC Article 15 and Drainage Design Manual require that the lowest floor of any structure to be one foot above the 1% annual chance (100-year) flood for fully developed conditions or two feet above the 1% annual chance (100-year) flood for existing conditions, whichever is higher. Parking lots and driveways must be at least one foot above the 1% annual chance (100-year) flood. The revisions to UDC Article 15 clarify that open storage must also be one foot above the 1% annual chance (100-year) flood. The City allows dry and wet floodproofing of non-residential structures in accordance with FEMA Technical Bulletin 3-93.
To date, the Michael Miller property at 4125 E Jefferson has submitted a flood report including the floodplain development permit application and the Corridor Development Certificate application. The applicant has also submitted a letter indicating their understanding that the existing structure would have to be floodproofed in accordance with FEMA Technical Bulletin 3-93.
Site and Dimension Standards
The bulk of the 35.62 acre subject property is largely undeveloped. The developed portion of the property, approximately 6-acres located at the northwest corner of the property, consists of some deteriorating paved surfaces (mix of asphalt and concrete) and two metal buildings. The property also has an existing metal screening fence along approximately 2/3rds of north property line that transitions into a metal “wrought iron style” fence along the western 1/3rd of the north property line. As proposed, all the minimum lot dimensional standards of the Heavy Industrial (HI) District are met.
Buildings
As stated above, the property consists of two existing metal buildings. The larger structure is approximately 28,240 sq. ft. in size and the smaller structure is approximately10,720 sq.ft. in total area. The larger building, which is two (2) feet below the 100-year floodplain, will house the office portion of the operation as well as providing space for the storage of equipment and supplies. This building will also house some indoor salvage operations, including the removal of fluids. The smaller building, which is four (4) feet below the 100-year flooplain, will be used for battery storage; core storage; radiator storage; tire, rim and wheel storage; and engine and transmission storage. The applicant proposes to add a brick façade to the “visible” portions of the larger structure to enhance its overall appearance.
Access, Parking and Storage
Access to the property is unchanged from existing conditions. There are currently two access drives to/from E. Jefferson. According to the applicant, the western most drive will be used by customers and the eastern most drive will be restricted to delivery vehicles. In regards to on-site parking, the UDC does not include a parking standard specifically for auto salvage. However, it does provide in Article 10 that auto related service use require one (1) space per 400 sq. ft. of building area, which in this case would be 98 parking space. As proposed the site will have 187 parking spaces. As much of the existing asphalt needs to be replaced, the applicant proposes to install new asphalt on top of flex base (a compacting gravel road base material). The applicant also proposes to replace some concrete portions of the parking lot. Delivery vehicles are proposed to park along the eastern side of the larger building.
The applicant is proposing, once the vehicle is processed (fluids and parts removed), to store the vehicles on the approximately 6-acre site located at the northeast corner of the property and the approximately 1.15 acre site located to the east of the parking lot of the facility. The applicant proposed to stack crushed vehicles two high. The vehicles will be secured to the ground via a cable running through the frame/body of the car to a tie down affected to the ground. The applicant is also proposing to remove the top layer of soil and then place a fabric barrier plus 19-inches of flex base. This flex base material would also be used to create the access road between the vehicle storage yards described above and the primary yard located at the northwest corner of the property.
Fencing, Buffers, and Landscaping
As stated above, the property has an existing metal screening fence along approximately 2/3rds of north property line that transitions into a metal “wrought iron style” fence along the western 1/3rd of the north property line. The applicant also proposed to establish a 30-landscape buffer along the entire length of the northern property line. Of note, due to the placement of the existing fence, approximately ½ of the landscape buffer will be on the inside or property side of the fence.
Dumpster Enclosure
The applicant is requesting a waiver of the standard dumpster enclosure requirement as their operations require the use roll-off style dumpster.
Historical Use
Auto salvage activities along E. Jefferson, including the use of the subject property, starting in the late 1960’s. By 1982, full blown salvage operations extending all the way from Idlewood Road on west end of E. Jefferson Street to Mountain Creek on the east. This property was used as an auto salvage operation until the early 1990’s.
Of note, the City Council on April 1, 2003, revoked, via Ordinance No. 6821, the applicant’s Specific Use Permit (SUP 277) for an auto salvage yard that was located across the street from the proposed site at 4412 E. Jefferson. The SUP was revoked due to numerous code violations.
COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Heavy Industrial uses on the Future Land Use Map (FLUM). This land use category is intended for more intense industrial uses and activities that may involve toxic materials. The Comprehensive Plan also references the Central Business District, of which, the subject property is located in Central Business District No. 4.
This district states that heavy industrial automotive uses are the intended principle land use in Area Four. It further states, that this area is a southwest regional center for auto salvage activities of major insurance companies. However, the plan notes that this area also contains large areas of floodplain and that the area requires extensive mitigation of automotive salvage operations. The proposed use is consistent with the plan, provided that appropriate mitigation standards are put in place to address any hazard associated with its proximity to the floodplain/floodway.
REQUESTED APPEALS BY APPLICANT:
1. Floodplain Development - The applicant is requesting the ability to develop and operate within the floodplain and partial in the floodway.
2. Concrete Paving - The applicant is seeking a waiver of the Section 4 of Article 10 of the UDC standard that requires all off-street access drives, fire lanes, and parking lots to be constructed of concrete.
3. Dumpster Enclosure - The applicant proposes to use a roll-off dumpster that will be screened by the existing buildings.
RECOMMENDATION:
The Development Review Committee is not able to offer support for the proposed SUP/Site Plan for the following reasons:
1. Allowing the proposed development to move forward as proposed by the applicant could jeopardize the City’s participation in the National Flood Insurance Program (NFIP). The City agreed to enforce higher standards when it enrolled in the NFIP and Community Rating System (CRS). Issuing a variance would be a concern for FEMA.
2. The applicant’s SUP for an auto salvage yard at 4412 E. Jefferson was revoked for a lack of compliance with city regulations. Staff contends that it’s not reasonable to assume that the applicant will be able to meet and/or maintain compliance with the numerous regulatory standards that will be required should this SUP be granted.
3. Insufficient information was submitted, as more detailed in the Development Review Comments listed below, to confirm that all operations and the storage of equipment, supplies, salvaged parts are adequate will meet minimum standards for operation within the floodplain/floodway.
4. There exists a history of non- compliance with environmental rules and regulations by the former owner of Big State Auto which resulted in elevated levels of arsenic, cadmium, lead, and mercury in the soil. High levels of total petroleum hydrocarbon from the former UST location which was not properly closed also exist on this property. The owner refused to take and groundwater samples after the tank removal so it is unknown. if releases from the USTs occurred and had impacted the soil and groundwater according to the Reed Engineering Report dated March 18, 2014.
5. The proximity of this property to Mountain Creek does not support the type of activities proposed on this site. This site is approximately 260 feet to the west of Mountain Creek which is the major tributary of Mountain Creek Lake. This property is also partially in the floodway. According to a report commissioned by Reed Engineering, this site has a shallow groundwater system that may develop following extended periods of precipitation and would mimic surface topography (towards Mountain Creek).
6. This site is not paved which would create further potential for groundwater contamination.
CURRENT PLANNING: Jim Hinderaker (972) 237-8261
M. 1 Add case number SU141002/S141003 to the lower right hand corner of all new submittals.
I. 2. The subject property is located in City Council District No. 5, which represented by Councilman Tony Shotwell.
I. 3. The subject property is zoned Heavy Industrial (HI) District.
I. 4. The subject property is located within the Central Business District No. 4, which is an additional set of regulations and standards for development as governed by Appendix R: Central Business District of the Unified Development Code.
I. 5. The subject 35.623 acre tract is situated in the Radcliff Platt Survey, Abstract No 1142 and the Rynd Lander Survey, Abstract No. 816, City of Grand Prairie, Dallas County, Texas.
I. 6. Staff has classified the proposed use as an “Auto Salvage Yard” use, which requires a specific use permit within the HI zone district.
M. 7. General Comments:
a) As noted in the Operational Plan under Vehicle Storage Yard, you state that “Vehicles may be stored throughout the lot, …”, Staff is not supportive of this statement being included within the Operational Plan as vehicles cannot be stored throughout the lot due to discussed limitations (vehicle tie-down, paving, etc.) of operating within the floodplain. Please modify your operational plan or expand the proposed area of your vehicle storage, which will necessitate increasing the scope of your floodplain mitigation plan and other operations accordingly.
b) All parking areas, fire lanes, drive aisles, and storages areas are required to be paved in concrete per minimum City standards. Any alternative paving material will require approval from the City Engineer and/or an appeal of the standard.
c) Expand the Inset A site plan to graphically depict the outdoor operations proposed to be located southwest of the existing buildings and described on the site plan and operational plan as B, D, N, M, O, P, U, V, and X.
d) Please note that all outside storage of items, as noted in Item C above, must be removed from the floodplain or satisfactorily affixed or tied down so as not to float during a flooding event. As with the vehicle storage area, an engineered designed and approved flood mitigation plan that prevents materials from floating in a flood event must accompany any proposal for outdoor storage within the floodplain.
e) The operational plan states that “drive trains” may be stored in the “chassis, cars, beds, or trunks” as miscellaneous parts. Please note that loose items that are being stored in the floodplain and that are not affixed or tied down will not be permitted. Please modify the operational plan to note that all loose miscellaneous parts will either be stored inside a flood proof building or will remain intact and affixed to the tied-down vehicle until such time that the part(s) are removed from the vehicle and subsequently immediately removed from the property or stored within the flood proof building.
M. 8. Site Plan Comments:
a) A large portion of the site plan is blank and does not call out any particular proposed use. Please graphically label these areas on the site plan as “Non-Developable”.
b) The proposal does not include any parking spaces for large trucks or semi’s, other than to say in the Operational Plan that “delivery vehicles may temporarily park along the eastern side of Building 1.” Nor does it call out any loading or unloading area. Please describe within the operational plan the primary method in which the salvage automobiles are delivered to the site and ultimately, once all salvageable parts are removed from the vehicles, removed from the site for metal recycling. Also add information as to how larger pieces of salvaged parts, for example an engine, is loading by a customer for removal from the property. Please add theses loading/unloading areas and parking areas for larger vehicles to the site plan.
c) Will there any outdoor storage of salvaging equipment (i.e. trucks, trailers, front end loaders, skid steer tractors, metal shears or cutting torch equipment, crushing equipment, bins and/or containers, or other equipment that is used in the auto salvage process? If so, please describe, if not already provided, within operational plan where these items will be stored and graphically depict these outdoor storage locations on site plan.
d) The site plan references Buildings A & B whereas the operational plan references Buildings 1 & 2. Please modify one or the other so that both documents use the same reference notation.
e) Parking - In accordance with Article 10 of the UDC, minimum off-street standards are meant to meet the needs of the occupants, customers, visitors or other involved in the occupancy of any building and use of the property. The minimum parking standards are based specifically on the use of the buildings, i.e.
a. General Office use requires one space per 325 sq. ft.
b. Auto Related Services use require one space per 400 sq. ft. w/ a minimum of 6 spaces
c. Warehouses and Storage use require one space per 1,000 sq. ft. up to 25,000 sq. ft. over 25,000 sq. ft., 20 spaces are required with an additional single space per every additional 5,000 sq. ft.
f) Please expand the Site Data Table to include a parking space count based on the square footage and use of the entirety of the buildings. As show, only the office space was calculated. Also, please be advised that the Section 4 of Article 10 of the UDC requires that parking area be paved in concrete. And while staff is not opposed to the use of the existing alternative paving materials (i.e. asphalt), should this alternative material come into disrepair or otherwise not meet city standards (i.e. not meet the structural equivalent of a minimum concrete section or generate dust and/or allow mud, dirt, or other debris to be carried out onto the public road system), the existing alternative paving materials shall be repaired and/or replaced with concrete. Finally, it appears that the southerly most portion of the existing asphalt parking lot is proposed to be repaved with 6-inches of concrete. Staff is supportive of this change, but please add a paving detail indicating the type and depth of the proposed concrete pavement to the site plan.
g) Fire Lanes - Like the parking area, all fire lanes are to be paved with concrete per city specification. As shown, none of the two vehicle storage areas, or the access lane between the two storage areas, meet this standard. The City also requires that the fire lane access be provided so that a fire truck can park and be within 150 feet of all points of the building. As proposed, the standard has not been met. Finally, the fire lane must include a minimum 28’ inside turning radii; please ensure that this measurement is shown where applicable.
h) Vehicle Storage and Drive Aisles - City regulations require that all drive aisles and vehicle storage areas are paved with concrete to minimum City specifications. Alternative pavement types, such as the proposed flexbase, must be approved by the City Engineer or an appeal of this standard is necessary. In order to better assess the acceptability of the flexbase material, please specifically describe what the proposed flexbase is made of within the operational plan and/or with a note/detail on the site plan.
i) Bullpen Storage - Your Operational Plan states that, “Since loss of fluids are possible in this area, secondary containment will be required in accordance with TCEQ and City regulations.” Please graphically depict location of containment area on Site Plan or provide a detail of the containment area. Also, please note that staff is not supportive of the uses of the existing flexbase in lieu of concrete. Finally, as with proposed flexbase, please provide a description of the existing flexbase material. What exactly is it?
j) Doors and Hoods Outdoor Storage Area - Please describe in more detail the type of racking system proposed, include information about the width and height, number of rows, type of material, etc. within operational plan and graphically depict on site plan. Provide a detail(s) as needed. Please see comment 7.c-e above.
k) Miscellaneous Parts Storage - How many drums? How large are the drums? Are they covered? Please provide more information about the drums. Please see comments 7.c-e above.
l) Chassis Storage - As with all outside storage located southwest of the existing building, please provide a more detailed site plan that shows how this area will be used. For example, will the chassis’ be stacked on top of one another? Or placed in rows? Please see comments 7.c-e above.
m) Tire Storage, Rims/Wheels Storage - Please describe how these items will be stored, especially as proposed outside within the area located southwest of the existing buildings. Please see comments 7.c-e above.
n) Drive Train Storage - Please describe where & how these items will be stored. The operational plan states that they will be stored inside the south end of Building No. 1 and inside chassis, cabs, beds or trunks as miscellaneous parts. Please see comments 7.c-e above.
o) Crusher/Crush Storage - Please provide a detail of the proposed fluid containment system. Please see comments 7.c-e above.
p) Containers - Please note that 12.0 ft x 12.0 ft minimum inside dimension, masonry walled dumpster enclosure is required by Section 8.9.7.2 of the UDC. Add a dumpster location and detail to the site plan. Please see comments 7.c-e above.
I. 9. Elevation Comments:
a) The minimum masonry requirement for all building facades is 85%.
b) Please note that elevation elements that DO NOT meet the minimum standards will be considered an appeal.
M. 10. Landscaping and Screening Comments:
a) The proposed 30-foot landscape buffer in lieu of required area landscaping is acceptable.
b) All outside storage areas are required to be screened with a Type 3 wood fence.
c) A Type 1 masonry fence is required for all outside storage adjacent to, and within 40-feet of a street right-of-way.
d) While an appeal of the above noted fencing standards will be necessary, staff is not opposed to the use of the existing fences.
M. 11. Staff has identified the items necessary to continue the submittal process. Please make revisions, and corrections, and provide additional information as requested. The applicant may contact staff to schedule a meeting to discuss disputed issues or the review process. If revision issues are resolved, bring 3 copies of the revised plans to the Development Review Committee August 20, 2015 meeting. (Attendance is mandatory). If revisions are approved, we will provide final submittal requirements and schedule the case for the next available P & Z Meeting.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. The regulated floodplain and floodway of Mountain Creek are located on the property. The Floodplain Development Permit (FDP) and Corridor Development Certificate (CDC) are required for this property. FDP 20150210-1 is associated with this project and is being reviewed by City staff. CDC GP 021015-1 is associated with this project and is being reviewed by City staff. The parking lot/outside storage area must be one foot above the base flood elevation. Any proposed structures must have a lowest floor elevation of at least two feet above the base flood elevation. Existing structures may be floodproofed in accordance with FEMA Technical Bulletin 3-93.
M. 2. No fill work permitted without an approved floodplain development permit;
M. 3. Specify minimum finished floor elevations for structures on the plat. MFF elevation must be 2 feet above the BFE for the site;
M. 4. City approved grading and erosion control plans prior to starting any earth disturbing activities and approval of any building permit associated with such activity.
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
STAFF DOES NOT SUPPORT THIS PROJECT
1. NEED OPERATIONAL PLANS FOR THIS PROJECT BEFORE COMMENTS CAN BE MADE
SITE PLAN
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>
I. 22. MUST BE CONNECTED TO CITY WATER AND SEWER
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Show loading/unloading area where vehicles will be loaded/unloaded from truck trailers for pick-up and deliveries.