From
Chris Hartmann
Title
S140701 - Site Plan - DFW Oral and Facial Surgical Arts (City Council District 2). Approval of a Site Plan for a development within Planned Development 177 (PD-177), approximately 0.98 acres. The subject property is located at 3261 S Carrier Pkwy. The agent is Arlyn Samuelson, Pogue Engineering and the owner is Thad Taylor IV, and James Swafford, Beatty Commons, LP. (On July 7, 2014, the Planning and Zoning Commission recommended approval of this request by a vote of 6-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request for the approval of a Site Plan for a development within Planned Development 177 (PD-177), approximately 0.98 acres, for Dental Office uses. The subject property is located at 3261 S Carrier Pkwy, generally located south of Mayfield/Beatty Drive, on the east side of S Carrier Pkwy.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Land Use |
|
North |
PD-177 |
NS, Dentist Office |
|
East |
PD-177 |
Single Family Residential Detached |
|
West |
PD-152 |
Single Family Residential Detached |
|
South |
PD-177 |
Single Family Residential Detached |
PURPOSE OF REQUEST:
The applicant is seeking approval of a Site Plan for development within Planned Development District 177 (PD-177). The applicant is proposing to build a professional office building to facilitate the DFW Oral & Facial Surgical Arts practice.
PROPOSED USE AND CHARACTERISTICS
This property is located within Tract 3 of PD-177 which has a base zoning of Neighborhood Services (NS) District. Article 4 of the Unified Development Code (UDC) allows Medical and Dental Office uses within NS zoning. This 0.98 acre lot was recently replatted; combing two lots into one. The replat was administratively approved on June 26, 2014 by the Development Review Committee (DRC).
Parking and Access:
The development will front onto S Carrier Pkwy; however the only direct street access will be to the south onto Hobbs Dr. There are mutual access easements on the properties to the north, giving the site access to S Carrier Pkwy and Beatty Dr. The entrance from S Carrier Pkwy is only accessible heading northbound on S Carrier Pkwy. There is an existing sidewalk along S Carrier Pkwy; the city is not requiring sidewalks along Hobbs Dr.
The proposed development is exceeding the parking requirements in the UDC. The table below provides and analysis of the parking requirements for dental office uses.
|
Standard |
Parking Rate |
Required |
Provided |
Meets |
|
Dental/Medical Office |
1 space/200sqft |
27 |
56 |
Yes |
|
Handicapped Spaces |
3 spaces/51-75 spaces |
3 |
3 |
Yes |
Dimensional and Paving Requirements:
The PD-177 Ordinance specifies the zoning designation for this property as Neighborhood Services. The property is regulated by the dimensional requirements of the Unified Development Code (UDC), except where specifically mentioned in the PD-177 ordinance. The applicant is proposing to build a 5310 professional office building. The proposed development is in compliance will all the minimum dimensional and paving requirements of the UDC and PD-177. The table below provides an analysis of the dimensional and paving requirements for PD-177 and NS districts.
|
Neighborhood Services (NS) District and PD-177 |
|
Standard |
Required |
Provided |
Meets |
|
Minimum Site Area |
22,500sqft |
42,636 sqft(0.98 acres) |
Yes |
|
Minimum Lot Width |
175ft |
175ft |
Yes |
|
Minimum Lot Depth |
150ft |
230ft |
Yes |
|
Front Yard |
25ft |
88ft |
Yes |
|
Side Yard - Internal |
0ft |
11ft |
Yes |
|
Side Yard Adj. - Street |
15ft |
67ft |
Yes |
|
Rear Yard Adj.- Residential |
22ft |
85ft |
Yes |
|
Floor Area Ratio |
2:1 |
0.12:1 |
Yes |
|
Maximum Height |
2 stories |
1 story (19.5ft) |
Yes |
|
Paving |
Concrete or Equivalent |
Concrete |
Yes |
Landscape and Screening:
The proposed landscaping plan shows the development will exceed the landscaping standards, as required by the UDC. The development has an existing 6ft brick wall along the east property line, which meets the residential screening requirements of the UDC. The parking areas adjacent to the rights-of-way will be screened from view with a 3ft berm wall, also meeting the minimum standards of the UDC. The table below provides an analysis of the landscape and screening requirements for the NS districts.
|
Landscaping and Screening: Neighborhood Services (NS) District |
|
Standard |
Required |
Provided |
Meets |
|
Overall Landscape (5%) |
2,132sqft |
17,052sqft |
Yes |
|
Minimum Front Yard Landscaping (75%) |
1,599sqft |
13,565sqft |
Yes |
|
Residential Screening |
6ft Masonry Wall |
6ft Brick Wall |
Yes |
|
Shrubs |
|
Standard |
Required |
Provided |
Meets |
|
Total Shrubs(1) |
43 |
68 |
Yes |
|
Parking Screening |
3ft Berm |
3ft Berm |
Yes |
|
Trees(2) |
|
Standard |
Required |
Provided |
Meets |
|
Total Trees(3) |
9 Trees |
17 Trees |
Yes |
|
Street Trees(4) |
9 Trees |
9 Trees |
Yes |
|
Parking Area Trees(5) |
5 Trees |
5 Trees |
Yes |
(1) - 1 shrub per 50sqft of required landscaping; Min 5-gallon shrub.
(2) - Required trees must be allocated; 1st to street trees, 2nd to parking lot trees, and 3rd to site trees.
(3) - 1 tree per 500sqft of required landscaping; Min. 3-inch caliper tree.
(4) - 1 tree per 50ft of street frontage; Distance from tree centers: Max. - 50ft, Min. - 25ft.
(5) - 1 tree per 20 parking spaces; all parking spaces within 100ft of the center of a tree.
Elevations and Masonry:
UDC requires all non-residential structures in NS districts, excluding doors and windows, to be constructed of 100% masonry. This development substantially complies with the masonry requirements.
|
Elevation Materials |
|
|
West |
East |
North |
South |
Total % |
|
Brick |
37% |
85% |
57% |
69% |
62% |
|
Stone |
32% |
6% |
17% |
26% |
20% |
|
Doors/Windows |
26% |
1% |
24% |
3% |
15% |
|
Metal Canopy |
5% |
8% |
2% |
2% |
3% |
|
Total |
100% |
100% |
100% |
100% |
100% |
|
Masonry Content |
|
|
North |
East |
South |
West |
Total % |
|
Masonry(1) |
47% |
99%% |
97%% |
98 % |
97% |
|
Metal Canopy |
7% |
1% |
3% |
2% |
3% |
|
Total(2) |
100% |
100% |
100% |
100% |
100% |
(1) - Brick and Stone.
(2) - Excluding Doors/Windows.
Dumpster Enclosure:
When adjacent to residential property, the dumpster enclosure must maintain a 20ft setback from the residential property line. The proposed location will exceed the required 20ft setback. The proposed dumpster enclosure will meet all the design requirements of the UDC; a minimum 12ft x 12ft area enclosed by a solid non-transparent masonry wall, 6ft in height, with a screening gate that is concealed from public view from all areas of the public street right-of-way.
ZONING HISTORY:
Planned Development District 177, Ordinance No. 3935, was passed and approved by City Council on February 4, 1986. The zoning changed from Single Family-One (SF-1), Planned Development 141 for Single Family Detached uses, to Planned Development 177 for Neighborhood Services and Single Family Detached uses.
An amendment to Section III (5)(J)(1) of PD-177 was approved by City Council on November 10, 1992, increasing the maximum lot coverage for the single family uses; Ordinance No. 5045.
Prior Zoning: The 1977 zoning map shows the area zoned Single Family-Two (SF-2). It was rezoned on February 7, 1984 when City Council approved Planned Development 141 for Single Family Detached uses.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Low Density Residential uses. This development is inconsistent with the FLUM. Annually, the FLUM is updated to address similar inconsistencies.
REQUESTED APPEALS BY APPLICANT:
Staff has found the proposed site plan is in substantial conformance with PD-177 and the UDC standards. No appeals are being requested by the applicant.
RECOMMENDATION:
The Development Review Committee recommends full approval of this site plan.