From
Chris Hartmann
Title
SU150603/S150607 - Specific Use Permit/Site Plan - Zac's Ridge (City Council District 2). Consider a request to approve a specific use permit and site plan to construct and operate a multi-purpose event center campus. The 7.52-acre property, zoned Light Industrial (LI) District, is located at 1770, 1760, and 1780 Robinson Road and 1710 S. Carrier Parkway; and is within the State Highway 161 Corridor Overlay District. The applicant is Tamara Burden and the owner is Cathy Griffith, Goddard Irr. Living Trust. (On June 1, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 8-1.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a specific use permit and site plan to construct and operate a multi-purpose special event center campus. The 7.52-acre property, zoned Light Industrial (LI) District, is located at 1770, 1760, and 1780 Robinson Road and 1710 S. Carrier Parkway, and is within the State Highway 161 (SH 161) Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
Direction |
Zoning |
Existing Use |
North |
Multi-Family-1 (MF-1) District |
Undeveloped, Religious Institution, Multi-family Residential Uses |
South |
Multi-Family-1 (MF-1) District |
Undeveloped, Industrial Uses |
East |
Single-Family-3 (SF-3) District and Multi-Family-2 (MF-2) District |
Single Family Residential and Undeveloped Uses |
West |
Light Industrial (LI) District |
Industrial and Municipal Uses |
PURPOSE OF REQUEST:
The applicant is requesting approval of a specific use permit (SUP) and site plan (SP) to construct and operation a multi-purpose special event center in the Light Industrial (LI) District. A multi-purpose special event center is permissible in the LI zoning district with City Council approval of a SUP.
The proposal includes construction of two, single-story buildings totaling 6,900 square feet; 4,500 square feet and 2,400 square feet, and ten A-Frame cabins. The unplatted subject site consists of multiple tracts of property located at 1770, 1760, and 1780 Robinson Road and 1710 South Carrier Parkway. The 7.52-acre subject site is zoned LI District and is within the State Highway 161 Corridor Overlay (161 Overlay) District.
BACKGROUND:
On April 14, 2015, an application was submitted which requested approval to construct and operate a multi-purpose special event center on an assemblage of 7.52 acres located at 1770, 1760, and 1780 Robinson Road and 1710 S. Carrier Parkway.
On May 21, 2015, a Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
On May18, 2015, notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On May 22, 2015, legal notice was mailed to affected property owners.
On June 1, 2015, the item is scheduled to be heard by the Planning and Zoning Commission.
On June 16, 2015, the item is scheduled to be heard by the City Council.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan designates this area as Open Space/Drainage (OS/D) uses. Development of the property is subject to a floodplain study, which indicates that the floodplain and floodway will not be adversely impacted by the development without adequate mitigation. Letters of map revision and conditional map revision may be required after the FEMA permitting process is complete. At such time as the developed property is properly designated by City Staff and FEMA, the future land use map will have to be updated to reflect the new condition. Staff amends the Future Land Use Map annually to address inconsistencies such as this.
UNIFIED DEVELOPMENT CODE ANALYSIS:
Multi-Purpose Special Event Center Use
Multi-purpose special event centers are defined by the UDC as a "A business which leases facilities on a short term basis for the purpose of accommodating meetings, conferences, exhibitions, social functions, and amusement activities. Such a facility may not host any activity that could be considered a sexually oriented business as defined in City Ordinances. Such facilities shall also be subject to all City Ordinances and regulations involving the sale and/or service of alcoholic beverages. Specifically, no alcohol beverage sales or service shall be permitted on site unless associated with a full service on-site restaurant. This use is intended to provide a primary use classification for temporary activities that would typically be allowed as accessory uses in certain primary uses such as a hotel or conference center.". Multi-purpose special event centers are permissible in the Light Industrial district with approval of a site plan and a specific use permit from the City Council.
The multi-purpose special event center will have eight cabins available for overnight stays. This use will be accessory to the primary multi-purpose special event center use and will be regulated in accordance with the provisions established for hotels and motels. Overnight stays at the multi-purpose special event center will be permitted on a transient lodging basis where tenancy is arranged for periods of less than 30 days. The units will be subject to all applicable taxes including Hotel Occupancy Taxes.
Dimensional Requirements
The proposal has been compared to the Light Industrial District dimensional requirements. The proposal meets all applicable minimum dimension requirements outlined in UDC. The following table provides detailed dimensional requirements information.
Standard |
Required |
Provided |
Meets |
Minimum Site Area |
15,000 s.f. |
327,571 s.f. |
Yes |
Minimum Lot Width |
100 ft. |
450 ft. |
Yes |
Minimum Lot Depth |
150 ft. |
1,250 ft. |
Yes |
Front YardA |
30 ft. |
30 ft. |
Yes |
Rear Yard |
0 ft. |
886 ft. |
Yes |
Side Yard |
0 ft. |
14 ft. |
Yes |
Maximum Height |
50 ft. |
23 ft. |
Yes |
Maximum F.A.R. |
1:1 |
.03:1 |
Yes |
A - the front yard setback in the LI district is 25 feet; however, the overlay requires a 30-foot wide buffer adjacent to rights-of-way.
Parking and Access
The adequate parking as proposed by the applicant for the multi-purpose special event center (MPSEC) is one space per 200 square feet. Based on the operation proposed, Staff concurs with this ratio. The cabins will be parked in accordance with the hotel/motels requirement, which is one space per rooming unit plus four. An analysis of the required parking is provided in following table.
Building Area |
Parking Rate |
Required |
Provided |
Meets |
6,900 s.f. |
MPSEC = 1 sp/200 s.f. |
36 |
65 |
Yes |
10 Rooming Units |
Hotel/Motel = 1 sp/Rooming Unit Plus 4 spaces |
14 |
14 |
Yes |
Total Spaces Provided |
79 |
The subject site has frontage on South Carrier Parkway and Robinson Road. Access to Robinson Road has been provided by two driveways. No access is proposed for South Carrier Parkway at this time.
Elevations
The project is subject to the Appendix F design standards. The following table identifies the primary and secondary façades of the proposed building based on the Section 2.A.1 of Appendix F.
Building |
Façade |
|
Primary (P) or Secondary (S) |
4,200 S.F. Conference Center |
North = P, West = P, South = S, East = S |
2,400 S.F. Meeting Building |
North = P, West = P, South = S, East = S |
Cabins NE Cluster - Southwest Cabin NE Cluster - North Cabin NE Cluster - East Cabin Central Cluster - All Cabins Southern Cluster - West Cabin Southern Cluster - South Cabin Southern Cluster - East Cabin Caretaker Cabin |
All façades = S North = S, West = P, South = S, East = S All façades = S All façades = S North = S, West = P, South = S, East = S North = S, West = P, South = S, East = S All façades = S All façades = S |
The cabins are A-Frame building types. A-Frame design is characteristic of a roof-line that runs the extent of two sides of the building with openings and, in this case, stone on the other two façades. Staff does not have an exhibit which graphically depicts the orientation of each cabin so it is difficult to identify which specific instance an exception to the primary masonry regulations will be needed. To address this issue, the applicant is requesting an exception to allow construction and placement of the cabins as if none of the façades meet the minimum requirements. In reality, there are only three cabins that are affected; NE Cluster - North Cabin's west façade is primary and Southern Cluster - West and South Cabins' west façades are primary. Since the roof-line is not subject to the primary façade requirements and there are so few primary façades affected, Staff does not object to the requested exception.
The property is zoned Light Industrial but it will not be used as such. The primary façades on the Conference Center (Northern and Western Elevation) and the Meeting Building (Northern and Western Elevation) will have to be 100% masonry. As depicted, the buildings do not meet the minimum masonry requirements, however, Staff is proposing a condition that would require 100% masonry on the primary façades and the applicant has consented to revise the plans prior to submitting the mylars for final approval.
Landscape
The subject site is governed by the UDC. The requirements are as follows:
Standard |
Required |
Provided |
Meets |
Minimum Landscape Area |
3,776 s.f. |
49,497 s.f. |
Yes |
Sidewalks |
Robinson Road |
Provided |
Yes |
Street Trees: 1 tree/25 l.f. |
14 |
14 |
Yes |
Trees: 1/500 s.f. required landscape |
8 |
8 |
Yes |
Parking Lot Trees: 1 tree/20 parking spaces |
4 |
4 |
Yes |
Shrubs: 1/50 s.f. required landscape |
76 |
135 |
Yes |
All trees are minimum 3 in. caliper |
3 inch |
All required trees are 3 caliper inches |
Yes |
30 foot buffer from rights-of-way |
Robinson Road1 |
Robinson Road |
Yes |
1 - An artificial lot is being created for the purpose of landscape evaluation. The lot extends to South Carrier Parkway; however, no development is planned for that portion of the lot at this time. If additional development is to occur that would trigger additional landscape improvements adjacent to South Carrier Parkway, the requirements will have to be met at that time.
The landscape plan does comply with the landscape requirements contained in Article 10 of the UDC.
REQUESTED EXCEPTIONS AND APPEALS:
The applicant is requesting an appeal to allow A-Frame cabins with metal roofs to be constructed on the property. The A-Frame cabins are inconsistent with the requirements of the Overlay District Design standards contained in Appendix F. There are 40 façades in question, of which, 20 will be roofing and three are primary. Since roofing is not subject to the masonry requirements and there are so few primary façades affected, Staff does not object to the requested exception.
RECOMMENDATION:
This proposal has been reviewed by the Development Review Committee and has been cleared to proceed to the Planning and Zoning Commission for consideration. Staff cannot offer full support due to the requested exception; however, Staff does not oppose the project should the Planning and Zoning Commission recommend approval.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING MAP AND ORDINANCE BY SHOWING THE LOCATION, BOUNDARY AND USE OF CERTAIN PROPERTY FOR A SPECIFIC USE PERMIT FOR A MULTI-PURPOSE SPECIAL EVENT CENTER, IN THE SH-161 OVERLAY AND LIGHT INDUSTRIAL (LI) DISTRICTS TO WIT: BEING 3.78 ACRES OF LAND OUT OF THE CHARLES GIBBS SURVEY ABSTRACT 534, FURTHER DESCRIBED AS TRACT 22, AND ADDRESSED AS 1770 ROBINSON ROAD; 0.8 ACRES OF LAND OUT OF THE CHARLES GIBB SURVEY ABSTRACT 534, FURTHER DESCRIBED AS TRACT 9, AND ADDRESSED AS 1780 ROBINSON ROAD; 0.3 ACRES OF LAND OUT OF THE CHARLES GIBBS SURVEY ABSTRACT 534, FURTHER DESCRIBED AS TRACT 51, AND ADDRESSED AS 1760 ROBINSON ROAD; 2.63 ACRES OF LAND OUT OF THE CHARLES GIBBS SURVEY ABSTRACT 534, FURTHER DESCRIBED AS TRACT 53, AND ADDRESSED AS 1710 S. CARRIER PARKWAY; DALLAS COUNTY, GRAND PRAIRIE, TEXAS; SAID ZONING MAP AND ORDINANCE BEING NUMBERED ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
WHEREAS, the owners of the property described herein below filed application with the City of Grand Prairie, Texas, petitioning an amendment of the Zoning Ordinance and map of said city so as to amend the zoning designation of said property to include a Specific Use Permit for a Multi-Purpose Special Event Center within a designated overlay district; specifically, the SH-161 Overlay District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on June 1, 2015, after written notice of such public hearing before the Planning and Zoning Commission on the proposed Specific Use Permit had been sent to owners of real property lying within 300 feet of the property on which the Specific Use Permit for a Multi-Purpose within a designated overlay district; specifically, the SH-161 Overlay District; is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 8 to 1 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a Specific Use Permit for a Multi-Purpose Special Event Center within a designated overlay district; specifically, the SH-161 Overlay District; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 o'clock P.M. on June 16, 2015, to consider the advisability of amending the Zoning Ordinance and Map as recommended by the Planning and Zoning Commission, and all citizens and parties at interest were notified that they would have an opportunity to be heard, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the Fort Worth Star Telegram , Fort Worth, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, all citizens and parties at interest have been given an opportunity to be heard on all the matter of the Specific Use Permit and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the specific use proposed on said property, as well as the nature and usability of surrounding property, have found and determined that the property in question, as well as other property within the city limits of the City of Grand Prairie, Texas, has changed in character since the enactment of the original Zoning Ordinance to the extent that a specific use may be made of said property as herein provided and by reason of changed conditions, does consider and find that this amendatory Ordinance should be enacted since its provisions are in the public interest and will promote the health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1.
That Ordinance Number 4779, being the Unified Development Code of the City of Grand Prairie, Texas, showing the locations and boundaries of certain districts, and said Zoning Ordinance and Map having been made a part of an Ordinance entitled:
"THE UNIFIED DEVELOPMENT CODE OF THE CITY OF GRAND PRAIRIE, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 20TH DAY OF NOVEMBER, 1990, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULATIONS; CREATING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN..."
passed and approved November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered 969 for the property location described as follows:
Being 3.78 acres of land out of the Charles Gibbs Survey Abstract 534, further described as Tract 22, and Addressed as 1770 Robinson Road; 0.8 acres of land out of the Charles Gibbs Survey Abstract 534, further described as Tract 9, and addressed as 1780 Robinson Road; 0.3 acres of land out of the Charles Gibbs Survey Abstract 534, further described as Tract 51, and addressed as 1760 Robinson Road; 2.63 acres of land out of the Charles Gibbs Survey Abstract 534, further described as Tract 53, and addressed as 1710 S. Carrier Parkway; Dallas County, Grand Prairie, Texas.
SECTION 2.
Specific Use Permit
FOR THE OPERATION OF A MULTI-PURPOSE SPECIAL EVENT CENTER WITHIN A DESIGNATED OVERLAY DISTRICT; SPECIFICALLY, THE SH-161 OVERLAY DISTRICT; the following conditions are hereby established as part of this ordinance:
1. All operations shall conform to the site plan package, attached hereto as Exhibit "A" and the operational plan as approved by City Council under case number SU150603/S150607.
2. This specific use permit authorizes nine of the "cabins", depicted on the site plan in "Exhibit A" to operate as a "transient lodging" facility as defined by Article 30 of the Unified Development Code. The transient lodging shall not be used individually or independent of the Multi-Purpose Special Event Center use.
3. Prior to issuance of building permit the property shall be platted.
4. Maximum occupancy shall be determined prior to building permit issuance.
5. No amplified music or outdoor events shall be permissible as part of the Multi-Purpose Special Event Center use.
6. The Multi-Purpose Event Center shall maintain compliance with State regulations and local ordinances for food service operations.
7. No on-site food preparation shall be allowed. Food service area shall be utilized for catering services only.
8. For the purpose of this Specific Use Permit, the definition of a Multi-Purpose Special Event Center shall be understood as: A business which leases facilities on a short term basis for the purpose of accommodating meetings, conferences, exhibitions, social functions, and amusement activities. Such a facility may not host any activity that could be considered a sexually oriented business as defined in City Ordinances. Such facilities shall also be subject to all City ordinances and regulations involving the sale and/or service of alcoholic beverages. Specifically, no alcohol beverage sales or service shall be permitted on-site unless associated with a full-service on-site restaurant. This use is intended to provide a primary use classification for temporary activities that would typically be allowed as accessory uses in certain primary uses, such as a hotel or conference center.
9. The aforementioned special events shall not be open to the general public or require an admission charge.
10. The applicant may allow the person(s) renting the room to "bring their own bottles" (BYOB) in accordance with TABC provisions, as defined in the Alcoholic Beverage Code of the State of Texas and the Unified Development Code.
16. The hours of operation for the formalized the Multi-Purpose Special Event Center shall be Sunday through Thursday until 10:00 p.m. and Friday through Saturday until 11:00 p.m
19. 3408.1 Conformance. No change shall be made in the use or occupancy of any building that would place the building in a different division of the same group of occupancies or in a different group of occupancies, unless such building is made to comply with the requirements of this code for such division or group of occupancies.
23 DUMPSTER ENCLOSURE: A 12 x 12 dumpster enclosure area must meet City of Grand Prairie requirements. Dumpster must be in an area that allows easy accessibility to garbage trucks. Show city specifications. See the unified development code, reference article 8 for dumpster screening fences.
26. The Multi-Purpose Special Event Center shall be used for organized group assemblies only, and shall not be used for single admission type events involving a cover charge entrance fee for individuals not associated with the organized group assembly.
SECTION 3.
Compliance
All development must be in substantial conformance with Exhibit "A" of this ordinance, which is herein incorporated by reference.
1. This Specific Use Permit (SUP) shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if a building permit is not issued for a Multi-Purpose Event Center within a designated overlay; specifically, the SH-161 Overlay District, within one (1) year after City Council adoption of this Ordinance, or upon cessation of the use for a period of six (6) months or more.
2. Furthermore, by this SUP Ordinance, this SUP shall automatically terminate if a Certificate of Occupancy is not issued for a Multi-Purpose Event Center within a designated overlay; specifically, the SH-161 Overlay District, within six (6) months after the issuance of a building permit.
3. The operation of this facility shall be in strict compliance with the requirements of this SUP Ordinance, the Unified Development Code, the City of Grand Prairie Code of Ordinances, city-adopted building codes, city-adopted fire codes, and with other applicable regulatory requirements administered and/or enforced by the state and federal government.
4. It shall be unlawful for the owner, manager, or any person in charge of a business or other establishment to violate the conditions of this SUP as granted. The violation of those conditions could result in a citation being issued by the appropriate enforcement officers of the City of Grand Prairie, and/or an action to revoke the SUP.
4. The SUP shall be reviewed by the Planning and Zoning Commission and City Council after one (1) year from the date the ordinance granting the SUP is adopted. If no code violation(s) have been recorded within the first year, staff will recommend a succeeding renewal period of two years with an option to exercise an administrative renewal process. The City Council reserves the right to modify the time deadline and require a public hearing for the succeeding renewal period(s).
SECTION 4.
It is further provided that in case a section, clause, sentence, or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair or invalidate the remainder of this Ordinance.
SECTION 5.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 6.
That this Ordinance shall be in full force and effect from and after its passage and approval.
DULY PASSED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, ON THE 16th DAY OF JUNE, 2015.
ORDINANCE NO. 9877-2015
CASE NO. SU150603/S150607
SPECIFIC USE PERMIT NO. 969