From
Chris Hartmann
Title
S170606 - Site Plan - Prairie Gate Community (City Council District 2). A request to approve a site plan to develop a 264-unit apartment complex one tract on 14.665 acres. The 14.665-acre property is generally located on the southeast corner of Dechman Drive and Fish Creek Drive. The property is zoned Planned Development 19 (PD-19) District allowing for apartment uses, and within Interstate 20 (I-20) Overlay Corridor District. The applicant is Chase Debaun, AeroFirma Corp. and the owner is Reginald Crump, Bedford Enterprises. (On June 5, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 6-0).
Presenter
Assistant City Manager Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
S170606 -Site Plan - Prairie Gate Community (City Council District 2). Consider a request to approve authorization to construct and operate a 264-unit multi-family residential development on one lot. The 14.66-acre property is generally located on the southeast corner of Dechman Drive and Fish Creek Drive. The property is zoned Planned Development 19 (PD-19) District allowing for multi-family uses and lies within the Interstate 20 (I-20) Corridor Overlay District. The property is located in City Council District 2, represented by Councilman Jim Swafford.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD-305 within the I-20 Corridor Overlay District |
Hunter’s Glen Single Family Residential Subdivision |
|
South |
PD-23 within the I-20 Corridor Overlay District |
Oaks Baptist Church |
|
East |
PD-18 and within the I-20 Corridor Overlay District |
Single Family Residential |
|
West |
PD-20 and within the I-20 Corridor Overlay District |
Undeveloped |
PURPOSE OF REQUEST:
The applicant is requesting site plan approval to construct a multi-family development on 14.66 acres within Planned Development-19 (PD-19) District. The applicant proposes to construct approximately 10 (1, 2 & 3 story) buildings totaling 112,842 square feet with 264 dwelling units. The development plans for 123 1-Bedroom units, 117 2-Bedroom units, and 24 3-Bedroom units developed to Multifamily-3 (MF-3) standards. The fully gated (8’wrought-iron with masonry columns) community will include a 4,000 sf leasing/administrative office and 1,500 sf club house & exercise facility. The site will include a pool and children’s playground, small dog park area and walking paths throughout the site. Other site amenities include a cabana with picnic and BBQ area.
Primary access to the community is being proposed off Dechman Drive.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map of the 2010 Comprehensive Plan designates this area as Commercial, Retail, Office uses. Developing the property with multi-family uses would be inconsistent with the FLUM designation. If approved, staff will recommend an amendment to the Land Use Map and Comprehensive Plan.
PD DIMENSION REQUIREMENTS AND UDC ANALYSIS
The base zoning for PD-19 is General Retail (GR) District with multi-family uses allowed. The proposal meets the MF-3 standards with the exception of roof pitch and attached garage requirements. The full requirements are included as an attachment.
Interstate Highway -20 Corridor Overlay District
The subject site is part of the Interstate Highway 20 (I-20) Corridor Overlay District. The Overlay District establishes development standards and design criteria along the Corridor that are compatible with a high density, highly traveled urban retail area. The purpose of this overlay district is to maximize the corridor’s potential as a city asset with sustainable development, and address the concerns of property owners that future non-residential development be compatible with existing residential uses. 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 I-20 Overlay District purpose and intent.
Parking
Article 10 of the Unified Development Code requires parking as follows:
|
Standard |
Ratio |
Calculation |
Required |
Provided |
Meets |
|
Total Spaces |
1.25 spaces/1 bed unit 2 spaces/2 or more bed unit |
(123)(1.25) = 154 (141)(2) = 282 |
436 |
436 |
Yes |
|
Garages |
30% of required spaces |
(436)(0.30) = 131 |
131 |
102 |
No |
|
Covered Parking |
20% of required = 87 |
(436)(0.20) = 87 |
87 |
166 |
Yes |
The proposal does not meet the requirements of Article 10 requiring 30% of parking be provided with attached garages and 20% have direct access to the living area of an apartment unit. The project is required to provide 20% (87 spaces) covered parking spaces; 166 covered parking spaces are being provided (38%).
Elevations
All of the building types proposed has a façade that is 100% masonry and all other façades are a minimum of 80%. All of the roof pitches are required to be constructed with a mixture of 6:12 and 10:12 roof pitches. The provided roof pitches show a minimum 5:12 roof pitch which is shallower than required by the UDC.
CONCERNS:
The applicant’s proposal for multifamily development is inconsistent with the FLUM. However, multifamily is an allowed use within this planned development. Staff has outlined several items for discussion including the applicant’s request for exceptions:
• The future intersection of Fish Creek Drive at Dechman Drive has been in discussion, with the final alignment yet to be determined. Additional right of way may be required to accommodate the design of the 90 degree bend at Fish Creek and Dechman.
• Multifamily standards in the UDC (Article 6, 11 & 10) require all buildings including parking garages and carports be constructed with minimum 6:12 roof pitches.
• 30% of the garages are required to be attached, with 20% required to provide direct access to units. As shown, only 23% of the proposed spaces consist of garages.
• The Fire Department does not support the design and layout of proposed access points, due to how close the access points are to each other. The applicant plans to work with Police Department’s CPTED (Crime Prevention Through Environmental Design) program and adopt & implement PDs recommendation for crime prevention.
RECOMMENDATION:
The proposal is inconsistent with the Unified Development Code and MF Standards per Article 6 & 11 of UDC. Staff cannot recommend full support because of noncompliance with the requirement that garages be attached and provide direct access to the primary buildings and the requirement to provide minimum 6:12 roof pitch.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Brent O’Neal (972) 237-8141
M. 1. Add the current effective FEMA FIRM reference, including the map number, county name, flood zone and effective map date.
M. 2. For future reference, any improvements on this property will require a floodplain development permit.
M. 3. Developer must provide evidence that detention is not required.
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 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, Republic. 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, Republic. 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. SWIMMING POOL/SPA: SWIMMING POOL/SPA WILL NEED A SEPARATE PERMIT. FENCING REQUIREMENTS MUST MEET CITY AND STATE CODES. (THE PROPOSED FENCING AROUND THE SWIMMING POOL DOES NOT MEET STATE LAW REQUIREMENTS
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>
BUILDING INSPECTIONS: Rob Ard, (972) 237-8230
I. 1. Any owner or owner’s authorized agent who intends to construct, enlarge, alter, install, repair any structure, electrical, plumbing, gas, or mechanical system, shall first make application to the Building Inspection Dept. and obtain any and all applicable permits. (Ref. 2015 IBC, 105.1)
I. 2. Any and all construction shall comply with the latest adopted ICC Codes, Unified Development Code and Code of Ordinances as exists at the time of application submittal for the permit.
FIRE DEPARTMENT: Joel Anderson, (972) 237-8300
Any underground plumbing for fire protection must be designed, permitted, and installed by a contractor specifically licensed by the Texas State Fire Marshal’s Office (SFMO) to perform underground fire lines.
Fire hydrants shall comply with the following requirements/specifications:
• Be located within five hundred (500) feet of all portions of a commercial and multiple-family building
• Be located at 300-foot intervals for commercial and multiple-family development
• Be located within five hundred (800) feet of all portions of a single-family residence
• Be located at 500-foot intervals for single-family residential development
• Be protected from vehicular damage, either by location in a median not more than six (6) feet from the curb, or protective bollards
• Have a three (3)-foot clear area around them
• Have a main “steamer” cap with a diameter of 4½ inches with two side 2½-inch discharges, all threaded with national standard thread (NST) unless otherwise approved by the Fire Chief
• Be red in color, unless a private hydrant
In areas not currently served with hydrants, they must be added to meet this requirement at the developer’s expense.
Fire department connection (FDC) for the fire sprinkler or any other water-based fire protection system, if installed, shall comply with the following:
• Front a “fire apparatus access road”; either a private fire lane or public street
• Located within one hundred (100) feet of a fire hydrant, on the same side of the street.
• Equipped with a listed 5-inch Storz connection with a 30-degree “down-bend”
• Vertical piping painted red with black address numbers corresponding to the property stenciled vertically along the pipe, fronting the access road
• If more than one FDC exists, all must be permanently-labeled with exactly which area/building they serve
Buildings constructed will be required to have an automatic fire sprinkler system installed depending upon their occupancy classification and area. Generally, any building 12,000 square feet or larger is required to have a sprinkler system installed.
Buildings must be protected IAW the 2015 IFC and IBC and their referenced standards.
Separate permits are required for the installation of any fire protection system (i.e. sprinklers, alarms, paint booth, kitchen hood, special agent extinguishing system). All contractors performing such work must be licensed in that discipline by the SFMO.
Any room or area containing a fire sprinkler riser, fire pump, fire alarm control panel (FACP), or other controls for a fire protection system must be conspicuously marked on the outside of the door with contrasting red letters, and have a Knox Box in the vicinity.
All water-based fire protection systems must be designed with at least a 10-psi safety factor.
Any multiple-family residential development containing more than 100 dwelling units must be provided with two separate fire apparatus access roads (either public street or private fire lane) a distance apart not more than one-half the maximum diagonal dimension of the development. Both access points must be in place prior to occupancy of the 100th residence.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. The City intends to reclassify Fish Creek/Dechman to a Collector type street which requires 70’ of right-of-way and a 550’ centerline radius which may require dedication for the future improvements to Fish Creek/Dechman. The City has consultants currently working on updating the Master Thoroughfare Plan (MTP) and details of Fish Creek.
M. 2. Allow for sight distance requirements as required in Article 23 of the City’s Unified Development Code (UDC).
M. 3. The westbound Frontage Road (WBFR) is planned by TxDOT and the main drive must meet the distance from the proposed intersection as required in Article 23 of the UDC.
M. 4. Driveway geometrics and entry gates must be in conformance with requirements in the UDC.
M. 5. The City recommends the main access and orientation of the development of the site to be from the proposed westbound frontage road (WBFR). Any access to the WBFR requires TxDOT approval.
M. 6. The centerline of the drives at the “intersection” at the middle of the development need to line up (no offset).
POLICE DEPARTMENT: Sgt. Eric Hansen, (972) 237-8906
I. 1. The wrong county is shown on the site plan (shows Tarrant, but this property is in Dallas Co)
M. 2. Using some CPTED recommendations we should add the following requirements for the listed location:
Entrance/Exit use one primary location for ingress and egress.
Add additional emergency exits.
Place cameras covering ingress and egress using cameras capable of capturing images of license plates.
Place cameras in common areas.
Covered parking areas should be opened on the end, allowing for visibility.
Gated entrance, using some type of electronic device (fob or tag) to activate the gates.
Avoid using electronic key pads.
Install opticom for emergency vehicle entrance.
Adequate lighting on buildings and walk ways.
Large numbers on buildings clearly identifying address.