From
Chris Hartmann
Title
S101103 - Site Plan - Crosspoint Church of Christ (City Council District 4). Consideration of a request for the approval of a Planned Development Site Plan on 9.808 acres for a church. The subject property is currently zoned Planned Development District 140 (PD-140) and is generally located south of Interstate Highway 20 and west of Endicott Drive. The property is in the IH-20 Overlay District. The owner is Crosspoint Church of Christ, the applicant is Basic Architects, and the agent is Wier & Associates. (On November 1, 2010, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0.)
Presenter
Chief City Planner Kevin Lasher
Recommend Action
Approved
Analysis
SUMMARY:
Consideration of a request for the approval of a Planned Development Site Plan on 9.808 acres for a church. The subject property is currently zoned Planned Development District 140 (PD-140) and is generally located south of Interstate Highway 20 and west of Endicott Drive. The property is in the IH-20 Overlay District.
ADJACENT LAND USES AND ACCESS:
North - Immediately to the north is the undeveloped remainder of this lot. North of the lot is the east bound access road for Interstate Highway-20.
South - To the south is Bardin Road, which is classified on the Master Transportation Plan (MTP) as a principal arterial four lane divided roadway (P4D). Properties farther to the southeast are zoned Planned Development District, 140 (PD-140) and are developed with residential uses. To the southwest property is zoned Planned Development No. 140 (PD-140) and is undeveloped.
East - Property to the east is zoned Planned Development District 140 (PD-140) and is undeveloped. Farther east is Endicott Lane which is classified on the MTP as a minor arterial four lane undivided roadway (M4U).
West - Property to the west is zoned Planned Development District 140 (PD-140) and is undeveloped. This property extends to the north bound access road of State Highway 360.
PURPOSE OF REQUEST:
To modify Planned Development District No. 140 by site plan approval, for the development of Crosspoint Church of Christ. All new development within planned development districts and within the Interstate Highway-20 Overlay District requires site plan approval. The church will be occupied by the previously established Turnpike Church of Christ located along Interstate Highway-30.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed use will function as a church with the initial development being placed adjacent to Bardin Road. The proposed structure will be constructed of a complementary mix of split faced concrete masonry, textured concrete wall panels, stucco, western red cedar siding, and color coordinated metal wall panels and glass store front. The structure will be 18,068 square feet, and be situated on an artificial lot of 186,000 square feet or 4.269 acres. The total site is 9.808 acres. The northern portion of the site, adjacent to the Interstate Highway-20 access road will remain for future development.
Landscaping on the site is being calculated based on the artificial lot created by the current area of development, and will be located primarily along Bardin Road and in the parking areas. There will be shrubbery and ornamental tree plantings added around the building and beds with annual seasonal color at a later time. Trees and shrubs provided to meet the site plan requirements for this phase of development are as follows. Nine Southern Live Oaks will be planted as street trees adjacent to Bardin Road, and an additional sixteen Cedar Elms will be planted as parking lot trees with four additional Southern Live Oaks at the parking lot corners. Five Bald Cypress trees will be planted southeast of the main entry. A continuous hedge of five gallon Abelia shrubs and three additional Bald Cypress trees will be planted on the interior of the median adjacent to Bardin and along the eastern property boundary in the parking area. The total trees planted on the site will be thirty-seven trees, the total shrubs being provided is 372 five gallon shrubs, total open space or grassed areas shall be 71,691 square feet. All plantings meet or exceed the minimum landscaping requirements.
Concrete parking will be provided that meets City standards. Parking for churches is calculated on the basis of one space per three seats in the sanctuary. Standard parking spaces required based on the sanctuary size is 134 spaces with an additional 5 spaces for the handicapped, making a total of 139 required spaces. The applicant has indicated 138 standard spaces and 7 handicapped spaces for a total of 145 spaces provided.
Initial review indicated that the site would require onsite detention of storm water; however, the applicants engineer, in discussion with the Engineering Division, have determined that detention can be accommodated when the northern portion of the site is developed. A note has been added to the site plan indicating the detention requirement and the easement will be shown on the Replat prior to filing. No onsite detention will be required with this phase of development.
ZONING HISTORY
The current zoning is Planned Development District 140 (PD-140) for single-family residential, multi-family residential, retail and commercial uses at specific locations. The zoning ordinance [Ordinance 3507] was approved on September 13, 1983. There have been amendments to the original ordinance [Ordinances 5284 and 5754]; however, these amendments do not pertain to the subject property (Tract 1).
The property was previously zoned Agriculture (A) and Planned Development for Commercial, Office and Single Family Detached uses as recorded in Book 8, Pages 405 to 509 of the ordinance records of Grand Prairie, Texas on January 27, 1971.
The property was annexed into the City in 1963.
CONFORMANCE WITH COMPREHENSIVE PLAN
The Comprehensive Plan designates this area for commercial and retail uses. Churches are permitted in all zoning districts. Consequently, staff has determined that this use is in conformance with the Comprehensive Plan as adopted in October of 2005.
PROJECTS VESTED STATUS
A Final Plat was approved by the Grand Prairie Planning and Zoning Commission on July 16, 1985 for the site plan area titled Block 3, Phase IV, Sheffield Village Addition. Said Final Plat was recorded on September 11, 1985 in Volume 388-190, Page 83-86, Plat Records of Tarrant County Texas. A replat was submitted in February of this year. The replat was tabled pending approval of the required planned development and I-20 Overlay District site plan. The date of application submittal for this Site Plan request is September 21, 2010. Section 12.14.12 of the Unified Development Code (UDC) establishes the following criteria for determining a projects vested status with respect to the application of current zoning requirements:
12.14.12 A project is considered dormant if it does not have an expiration date and no progress has been made towards completion of the project as defined in Local Government Code Section 245.005.
A. The following projects will be considered dormant and expired as of January 18, 2005:
1. Any plat or land study approved prior to November 20, 1990 on which no progress has been made toward completion of the project.
2. All projects, for which final plats have not been filed of record with the County, approved between November 20, 1990 and the effective date of this ordinance amendment, on which no progress has been made toward completion of the project (January 18, 2005) Ordinance No. 7158.
B. Following adoption of this ordinance amendment, projects for which final plats have been filed of record with the County that are not developed, and for which no other progress has been made towards the completion of the project within five years from the date said final plat is approved by the Planning and Zoning Commission, will be considered dormant and expired.
C. All other plats and land studies expire according to the standards for lapse of approval as set out within the Unified Development Code, Article 12, Platting.
D. In accordance with Local Government Code Section 245.005 (May 11, 1999), progress towards completion of the project shall include any one or more of the following:
1. An application for a final plat or plan is submitted to a regulatory agency;
2. A good-faith attempt is made to file with a regulatory agency an application for a permit necessary to begin or continue towards completion of the project;
3. Costs have been incurred for developing the project including, without limitation, costs associated with roadway, utility, and other infrastructure facilities designed to serve, in whole or in part, the project (but exclusive of land acquisition) in the aggregate amount of five percent of the most recent appraised market value of the real property on which the project is located;
4. Fiscal security is posted with a regulatory agency to ensure performance of an obligation required by the regulatory agency; or
5. Utility connection fees or impact fees for the project have been paid to a regulatory agency.
6. Any adopted provision modified or added to Local Government Code Section 245.005 by the Texas Legislature.
Vesting established by the Final Plat is deemed void since no measurable and verifiable progress is evident within the five year period after P&Z approval of the Final Plat on July 16, 1985 (Section 12.14.12.B of the UDC). However, submittal of this Site Plan application will vest this project to development standards in place as of the date of application submittal of September 21, 2010.
DENSITY AND DIMENSIONAL IMPACTS
Since the proposed Site Plan, Elevations and Landscape Plan are in compliance with the requirements of both Planned Development No. 140 and the Interstate Highway-20 Overlay District staff has determined that there should be no negative or adverse impacts from the density of the development or from variances to setbacks or building height.
REQUESTED APPEALS BY APPLICANT
No appeals are being requested by the applicant.
RECOMMENDATION
The Development Review Committee (DRC) recommends full approval of this case as it is in full compliance with all applicable requirements of the Unified Development Code and the Interstate Highway 20 Overlay District.
CONDITIONS
CURRENT PLANNING
1. A Final Plat has been submitted for the subject property and has been tabled pending Site Plan approval (RP100201).
2. Show sign locations. Provide monument sign elevations and details with revisions. Pole signs are not permitted within the I-20 Overlay district. [Appendix S, Section E]
3. All mechanical equipment will need to be concealed behind the parapet roof. A minimum three-foot parapet is required. Use a dashed line to indicate the top of roof on the elevations. Indicate locations of HVAC equipment. [Appendix S, Section G - Screening of Mechanical Equipment]
4. Sidewalks are required along all streets per Article 12 of the Unified Development Code (UDC).
5. All utility lines will be required to be installed underground. [Appendix S, Section H.a]
6. Please Note: A building permit and/or a Certificate of Occupancy will not be issued until the final mylars (Site Plan, Landscaping, Elevations, Dumpster, sign and Fence details) for your request have been submitted to the Planning department for review. The construction drawings for your building permit submittal must not deviate from the approved site plan drawings the City Council approved. Any deviation from the council approved site plan submittal will result in a denial of the building permit and may require additional reviews by the Planning and Zoning Commission and City Council.
7. This property will be addressed as follows: 3020 W. Bardin Rd
ENGINEERING/FLOODPLAIN
1. Need City approved grading, drainage, and erosion control plans prior to approval of any final plat or building permit for the property. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information. Tie storm drain hydraulics to existing downstream storm drain and extend to upstream properties. Where applicable, drainage from site shall discharge into drainage easement and shall convey flow to stream without causing erosion or flooding (maximum downstream velocity 6 fps). 100-year overflow shall be conveyed to stream in drainage easement;
2. Detention of storm drainage flows will be required for the development of the property. Detention area must be shown on site plan to detain drainage flows for the development of the property;
3. Before any building permit can be approved the property owner must accept the City New Development General Guidelines for the Operation and Maintenance of Stormwater Management Facilities and sign the city standard Owner/Developer Inspection and Maintenance Agreement form covering the proposed stormwater management facilities which form shall be filed with the county against the property. For more information please refer to City Ordinance 9039-2010.
4. A Detention and Drainage easement must be dedicated on the plat or provided by separate instrument with the following note added to the plat or instrument, and drainage plans:
5. The City of Grand Prairie is not responsible for the design, construction, operation, maintenance, or use of any detention pond or underground detention facility and associated drainage easements, hereinafter referred to as improvement, to be developed, constructed or used by Owner or his successors, assigns or heirs. Owner shall indemnify, defend and hold harmless the City of Grand Prairie, its officers, employees, and agents from any direct or indirect loss, damage, liability, or expense and attorneys fees for any negligence whatsoever, arising out of the design, construction, operation, maintenance, condition, or use of the improvement, including any non-performance of the foregoing. Owner shall require any successor, assigns or heirs in interest to accept full responsibility and liability for the improvement. All of the above shall be covenants running with the land. It is expressly contemplated that the Owner shall impose these covenants upon all the lots of this plat abutting, adjacent, or served by the improvement. It is also expressly contemplated that the Owner shall impose these covenants upon any successor, assigns or heirs in interest the full obligation and responsibility of maintaining and operating said improvement. Owner shall require any successor, assigns or heirs in interest to accept full responsibility and liability for the improvement. All of the above shall be covenants running with the land.
ENVIRONMENTAL SERVICES
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. Provide this information during first submission of building permit. Testing fees for backflow prevention devices must be paid prior to issuance of building permits.
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.
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].
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 citys 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.
5. 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 citys solid waste contractor. 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.
6. 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 ยง 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.
7. 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].
8. 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.
9. 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)]
10. 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, Section s 13-275 to 13-286. Construction must be limited the daytime hours between six oclock a.m. and ten oclock 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.