From
Chris Hartmann
Title
S150503 - Site Plan - State Farm Office Building - Lake Ridge Pkwy (City Council District 6). Approve a site plan to construct a 5,870-square-foot office building. The 0.92-acre property, located at 6900 Lake Ridge Pkwy., is zoned Planned Development 249 (PD-249) for Single Family Residential, General Retail, and Commercial uses and is within the Lake Ridge Corridor Overlay District. The agent is Lew Crawford, SOS Retail Services, the applicant is Seth Kelly, RLK Engineering, and the owner is David Peterson. (On May 4, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a site plan to construct a 5,870-square-foot office building. The 0.92-acre property, located at 6900 Lake Ridge Pkwy., is zoned Planned Development 249 (PD-249) for Single Family Residential, General Retail, and Commercial uses and is within the Lake Ridge Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
Direction |
Zoning |
Existing Use |
North |
PD-249 for Single Family Residential, General Retail, and Commercial Uses and within the Lake Ridge Corridor Overlay District |
Memory Care Center |
South |
PD-202-A for General Retail Uses and within the Lake Ridge Corridor Overlay District |
Undeveloped |
East |
PD-213-A for Hotel with Meeting and Conference Center, Golf Course, Festival Entertainment Complex and Equestrian Facility and within the Lake Ridge Corridor Overlay District |
Undeveloped |
West |
PD-249 for Single Family Residential, General Retail, and Commercial Uses and within the Lake Ridge Corridor Overlay District |
Detention Pond |
PURPOSE OF REQUEST:
The applicant proposes to construct a single story- 5,870-square-foot office building on approximately 0.92 acres. The subject site is currently zoned PD-249 for Single Family and General Retail uses. The subject site is also within the Lake Ridge Corridor Overlay District.
BACKGROUND
On March 17, 2015, the applicant submitted an application for site plan approval to develop a 40,076-square-foot lot with a 5,870-square-foot office building.
On April 20, 2015, legal notice was published in the Fort Worth Star Telegram giving notice of the upcoming hearing.
On April 23, 2015, the Development Review Committee (DRC) met to discuss the proposal. The DRC recommended approval subject to the conditions found in this report.
On April 24, 2015, property owner notifications were mailed to the affected property owners.
On May 4, 2015, the Planning and Zoning Commission will consider the site plan request and make a recommendation to the City Council.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Commercial/Retail/Office uses. The existing zoning on the property is PD-249. The PD-249 Ordinance designates this area for Commercial-One (C-1) uses, which is consistent with the FLUM designation.
ZONING REQUIREMENTS
Dimensional Requirements
The subject site is designated as Zoning District C-1 in the PD-249 ordinance. The proposal meets most of the applicable minimum dimension requirements set forth in the PD ordinance. The following table provides detailed dimensional requirements information.
Standard |
Required |
Provided |
Meets |
Minimum Lot Area |
50,000 s.f. |
40,076 s.f. |
No |
Minimum Width |
150 ft. |
148 ft. |
No |
Minimum Depth |
150 ft. |
270 ft. |
Yes |
Front Yard |
25 ft. |
88 ft. |
Yes |
Rear Yard |
10 ft. |
94 ft. |
Yes |
Side Yard |
0 ft. |
15 ft. |
Yes |
Maximum Height |
50 ft. |
28 ft. |
Yes |
Maximum F.A.R. |
1:1 |
0.15:1 |
Yes |
Minimum Landscape |
20% |
32% |
Yes |
Minimum Masonry |
75% |
73% on North |
No |
The PD ordinance requires lots at this location to be a minimum of 50,000 square feet. The applicant proposes to create a lot that is 9,924 square feet smaller than permitted by the PD ordinance. The applicant is requesting an exception to this requirement.
The PD ordinance requires lots at this location to be a minimum of 150 feet wide. The applicant proposes to create a lot that is two feet narrower than is permitted by the PD ordinance. The applicant is requesting an exception to this requirement.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Parking and Access
The site has access to Lake Ridge Parkway and will have share mutual access with the property to the north.
Article 10 of the Unified Development Code requires one space per 325 square feet of building area for General Office uses rounded up to the nearest whole number.
Standard |
Required |
Provided |
Meets |
1 space/325 s.f. (5,870 s.f.) |
19 |
39 |
Yes |
Elevations
The PD ordinance specifies that buildings at this location must have a minimum of 75% masonry, excluding windows and doors. Masonry is defined by the PD as brick, stone, precast stone, marble, and clay tile cladding. The applicant is proposing the following masonry content:
Façade |
Required |
Provided |
Meets |
|
SF |
% |
SF |
% |
|
North |
610.5 |
75 |
595 |
73 |
No |
South |
853.5 |
75 |
880 |
77 |
Yes |
East |
847.5 |
75 |
855 |
76 |
Yes |
West |
890.25 |
75 |
917 |
77 |
Yes |
|
|
|
|
|
|
The PD ordinance requires a minimum of 610.5 square feet of masonry on the northern façade. The applicant is proposing to construct the building with 15.5 square feet less masonry than is required by the PD ordinance. The applicant is requesting and appeal to this requirement.
The subject site is within the Lake Ride Corridor Overlay District and is subject to the design standards contained in Appendix F that do not directly conflict with provisions within the PD ordinance. The proposal meets all of the requirements of Appendix F except the requirement to provide covered walkways or arcades along 50% of the linear frontage on Primary Façades. Per Appendix F, the northern, eastern, and southern façades are considered primary. The following table analyzes the proposal's compliance with the walkway/arcade requirements:
Façade |
Required |
Provided |
Meets |
North |
42 ft. |
23 ft. |
No |
South |
42 ft. |
0 ft. |
No |
East |
41 ft. |
35 ft. |
No |
The applicant is proposing to construct a walkway along the northern façade that is 19 feet shorter than required by Appendix F. The applicant is requesting an appeal to this requirement.
The applicant is proposing to construct a walkway along the eastern façade that is approximately 6 feet shorter than required by Appendix F. The applicant is requesting an appeal to this requirement.
A covered walkway or arcade is required along the southern façade. The plans as submitted do not indicate a walkway or arcade will be provided. The applicant is requesting an appeal to this requirement.
Landscape
The PD ordinance contains specific landscape standards. Most of the requirements contained in the PD Ordinance and the Unified Development Code have been met. The following table analyzes the requirements that do not comply:
Standard |
Required |
Provided |
Meets |
3-foot berm along Lake Ridge Parkway |
3-foot berm along Lake Ridge Parkway |
Plans do not call out berm |
Yes - Staff has conditioned the site plan to require the 3-foot berm. |
A three-foot berm is required along Lake Ridge Parkway. The plans do not provide a cross-section of the landscaped area adjacent to Lake Ridge Parkway or a note calling out the required berm; it is unclear whether the berm is proposed with this development. Staff is recommending a condition of approval to ensure that this provision is met.
REQUESTED APPEALS BY APPLICANT:
The applicant is requesting the following appeals to requirements:
Ø Lot Size - The PD ordinance requires lots at this location to be a minimum of 50,000 square feet. The applicant proposes to create a lot that is 9,924 square feet smaller than permitted by the PD ordinance.
Ø Lot Width - The PD ordinance requires lots at this location to be a minimum of 150 feet wide. The applicant proposes to create a lot that is two feet narrower than is permitted by the PD ordinance.
Ø Masonry Composition - The PD ordinance requires a minimum of 610.5 square feet of masonry on the northern façade. The applicant is proposing to construct the building with 15.5 square feet less masonry than is required by the PD ordinance.
Ø Covered Walkways/Arcades - Appendix F of the Unified Development Code requires covered walkways/arcades to equal 50% of the length of the primary façade. The building has three primary façades, based on the definition contained in Appendix F. The applicant is requesting the following appeals to this requirement:
o North - a covered walkway that is 19 feet shorter than required by Appendix F;
o East - a covered walkway that is 6 feet shorter than required by Appendix F;
o South - not provide the 42-foot covered walkway/arcade that is required by Appendix F;
The applicant has provided a letter requesting the appeals, which is included as an attachment to this report.
RECOMMENDATION:
Staff cannot offer full support due to the requested appeals. The Development Review Committee reviewed the project and cleared it to proceed the Planning and Zoning Commission for consideration subject to the following recommendations:
1. The final plat for the subject site shall be filed prior to issuance of building permits.
2. A Type 1 Fence shall be constructed along the western property line between the subject site and the detention pond.
3. The landscape plan shall be revised to include a not that indicates the three-foot berm required by the PD ordinance.
4. The landscape plan shall be revised to reflect 12,665 square feet of landscape will be provided instead of 12.665 square feet.
5. The project development shall comply with the following Development Review Committee comments and requirements:
ENGINEERING/FLOODPLAIN: Brent O'Neal/Chris Agnew/Stephanie Griffin (972) 237-8141
M. 1. Should show the existing detention facility serving the property on the site plan;
M. 2. Proposed drainage on concept plan needs to comply with the master drainage plan for the addition;
M. 3. Minimum requirement for storm drains in city ROW and easements is 18" RCP; the 21" storm drain shown on the concept plan should be labeled a public system on concept drainage plan;
M. 4. City approved grading, drainage, and erosion control plans are required in compliance with current drainage manual criteria prior to approval of any final plat, earthwork or building permit for the property. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information designed to current standards as provided in the Drainage Design Manual as currently amended. 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.
M. 5. Since this site is served by existing detention facilities before any final plat or 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.
Note to applicant: Some comments below may not pertain to your development. Contact the Development Coordinator for clarification.
Approval of a project by the Planning and Zoning board, and/or City Council, does not release the Building Inspections Permit or Public Works Permit for construction.
It is the developer's responsibility to confirm with the Planning Department if the property is to be (re-platted, preliminary, and/or final) platted.
It is the developer's responsibility to submit all required escrow funds for third party drainage review for public improvements prior to construction plan submittal.
It is the developer's responsibility to confirm the submittal of plans for review to the Engineering Division.
It is the developer's responsibility to submit all required escrow funds for third party geotechnical and material testing for public improvements that are to be dedicated to the City prior to release of the construction permit.
It is the developer's responsibility to submit all required information to establish a pro-rata for water or wastewater prior to release of the construction permit.
Final engineering plans released for construction are required prior to the recording of the final plat.
It is the developer's responsibility to submit any required escrow funds for streets or sidewalks.
A preliminary drainage plan that meets City Code may be required. The plan shall address possible need for detention and provide preliminary storm drain layout and sizing for all lots.
Contractor/Owner shall not alter, impede, or redirect the surface flow of storm water runoff per State requirements and shall control erosion on the site per federal, state, and local requirements.
Grading, drainage, and erosion control plans, released for construction are required prior to filing the final plat. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information. Proposed storm drain hydraulics shall tie to existing downstream storm drain hydraulics. Where applicable, drainage from the site shall discharge into a drainage easement and shall convey flow to a stream without causing erosion or flooding. The 100-year overflow shall be conveyed in a drainage easement.
Delineate the fully developed floodplain on plats and drainage plans with flood elevations and minimum finished floor elevations for structures. Floodplains and/or maximum water surface elevation for bodies of water shall be dedicated as drainage right-of-way (ROW) or in a drainage easement upon the plat. Drainage ROW shall be dedicated fee simple to the City of Grand Prairie. Also provide cross sections showing that limits of drainage easement have a maximum 4:1 slope from the streambed. Proposed slopes greater than 4:1 must be supported by an engineered design and will be reviewed on a case-by-case basis by the Engineering Department. Any work within floodplain will require Floodplain Development Permit and, if applicable, FEMA approval.
Delineate any erosion hazard setback upon the plat.
Any future improvements may require investigation of the adequacy of the downstream drainage system to convey increased flows. Construction plans for downstream improvements shall be required if the downstream system is not adequate to convey the increased flows. Proposed flows shall be within drainage easements or ROW's with no erosive velocities. This may require detention or additional detention or other improvements.
Add a note to preliminary plats:
The subject property is (or, is not) located within the 100 year floodplain per FIRM Panel # _________________, dated _____________________.
Where applicable and prior to construction, submit certification by a professional that site does not have wetlands and other waters of the United States, an investigation showing that site development will not impact wetlands and other waters of the United States, or a permit for proposed activities in wetlands and other waters of the United States. Wetlands and other waters of the United States are as defined in Section 404 of the Clean Water Act. All delineation's shall certify that they were conducted per U.S. Army Corps of Engineers' requirements. An agreement stipulating that the owner is responsible for maintenance of any wetland mitigation areas is required prior to construction.
Specify on plat that streams are to remain natural and maintenance of ponds and streams are solely the responsibility of the property owner or Home Owners Association (HOA).
Off-site detention ponds and appurtenances shall be within a drainage easement. A maintenance agreement shall be filed as separate instrument. The property owner or HOA shall be responsible for maintenance.
Owners or contractors must file a Notice of Intent (NOI) with the United States Environmental Protection Agency (USEPA) for storm water (general) management permits before beginning site work on any tract which involves five (5) acres or more, or on any lot which is a portion of a tract which involves five (5) acres or more. Contractors must have submitted a NOI to the USEPA, with copies to the City's Environmental Services Department, at least two (2) days in advance of the start of the project. Contact the stormwater management office of the USEPA at (214) 665-7175 and the City of Grand Prairie Environmental Services Department at (972) 237-8055.
A plan which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055.
Provide statement on the plat for perpetual maintenance agreement for any existing ponds.
Specify minimum finished floor elevations on the preliminary plat for lots adjacent to the floodway.
Every source or potential source of contamination which is connected to (or has the capacity to cause a threat to) any public water supply within the City that is present in any commercial establishment must be equipped with protection that is required under the provisions of City Code Chapter 13 Article X. Any devices required must be shown on all plans submitted for review by the City. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055 to schedule inspections of any new or relocated cross-connection control devices.
The Environmental Services Department will require that a sample point be installed on the sanitary sewer line for commercial developments. The location and a drawing of the sample point must be shown on the plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055. [City code 26-53]
The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
Impact fees for water and wastewater are set by ordinance and cannot be waived by staff. Pro-rata charges, impact fees, tap fees, and meter fees will be due prior to issuance of building permit.
All required escrow funds for public improvements shall be submitted by the developer. Most escrow funds are required to be in place prior to construction plan submittal.
Provide lighting plans for lights being installed within residential subdivisions and lights installed along the right-of-way of perimeter streets.
Plans for retaining walls (over 4' tall) and screening walls shall be site specific, prepared by an engineer licensed in the State of Texas, and submitted with construction plans.
The design engineer shall obtain approval from the Trinity River Authority for sewer connection to TRA lines and for any utilities crossing TRA lines.
The design engineer shall obtain approval from the Corp of Engineers for utilities that cross or run through Corp property.
Extension of water and sewer facilities that are needed to serve the development will be at the developer/owners expense.
The owner/developer shall make request for City participation in construction or funding of public infrastructure prior to the approval of final plat.
Provide water and sewer plans for new lots and a lot grading plan that meets current standards of the UDC.
All utility easements along street rights-of-way to be shown as 15' wide utility easements and show 7.5 foot utility easements along the rear of all lots. Side and rear lot easements may be modified or omitted upon request and if accepted by the Planning and Development Division. The design engineer and developer shall coordinate the proposed easements with franchise utilities and the City prior the submitting the final plat.
Offsite easements are required to be dedicated by separate instrument. The design engineer and developer shall coordinate the recordation of offsite easements with the City Right-of-way Agent. Documents for offsite easements shall be submitted with the civil design package to the Engineering Division and shall be deemed ready for recordation by the City Right-of-way Agent prior the filing the final plat and/or release of the plans for construction.
No signs or roof overhang are permitted to encroach in any easement per the UDC.
Lots with screening walls shall have a 5' wall easement adjacent to the property line and an adjacent 10' minimum utility easement. To avoid conflicts, these easements shall not overlap.
Dedication of right-of-way along street frontage shall be per the City of Grand Prairie Thoroughfare Plan. Dedication of corner clips at all street intersections shall be per the Transportation Division.
The design engineer shall be responsible for coordination and obtain all permits for access to, and construction within TxDOT right-of-way.
ENVIRONMENTAL SERVICES: Terri Blocker, (972) 237-8461
M. 1. DRINKING WATER PROTECTION: All new commercial establishments within the City of Grand Prairie must be equipped with appropriate cross connection device protection on the main waterline, fire line and irrigation lines.
Additional cross connections devices may be required under the provisions of City Code Chapter 13 Article X depending on how water will be used in the facility.
Any cross connection devices that are required must be shown on all plan submittals to building inspections. It is required that you provide the make model and location of the backflow preventer to be installed. Providing this information during first submission of building permits will speed up the permitting review process. Testing fees for backflow prevention devices must be paid prior to issuance of building permits.
M. 2. SAMPLE POINTS: The Environmental Services Department requires a sample point be installed on the sanitary sewer line. The location and a sample point detail must be shown on the building plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Providing this information during first submission of building permits will speed up the permitting review process.
M. 3. HEALTH PERMITS REQUIRED: Anyone wishing to operate a food or drinking establishment, food warehouse, child care center, grocery, public swimming pool, or convenience store must make application for a health permit and submit plans for review to the Environmental Services Department before construction is begun or before operation may begin within existing structures. Permits are non-transferable. These fees must be paid prior to issuance of building permits [city code 13-20].
M. 4. CONSTRUCTION ON ONE ACRE OR MORE: Before beginning site work on any tract which involves one (1) acre or more, or on any lot which is a portion of a tract which involves one (1) acre or more, owners or contractors must file a Notice of Intent (NOI) or complete an official Site Notice with the Texas Commission on Environmental Quality (TCEQ) for a construction storm water (general) permit. Contractors must have posted an official Site Notice. Contractors must provide a letter stating that they are posting an official site notice copy to the city's Environmental Services Department, at least two (2) days in advance of the start of the project.
A Storm Water Pollution Prevention Plan (SWP3) which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with the North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities.
M 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
FIRE DEPARTMENT: Joel Anderson, (972) 237-8300
M. 1. Show fire hydrants.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Identify the radius of the drive going out onto Lake Ridge Pkwy.