From
Monica Espinoza, Executive Assistant
Title
Z201001/CP201001 - Zoning Change/Concept Plan - Warehouse at N Hwy 161 & Deja Lane (City Council District 5). Zoning Change and Concept Plan for an industrial development with a 130,000 sq. ft. warehouse. A 9.278-acre tract of land in the P.H. Ford Survey, Abstract No. 1711, and the Joseph C. Reed Survey, Abstract No. 1729, City of Grand Prairie, Dallas County, Texas, zoned PD-196 and LI, within the SH-161 Corridor Overlay District, and addressed as 1101 N Hwy 161. (On October 12, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 6-0).
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Planned Development Request and Concept Plan to rezone 9.264 acres from PD-196 and LI to a Planned Development District for Light Industrial Use. The subject property is situated in the P.H. Ford Survey, Abstract No. 1711 and Joseph C. Reed Survey, Abstract No. 1729, City of Grand Prairie, Dallas County, Texas, zoned PD-196 and LI, within the SH-161 Corridor Overlay District, and addressed as 1101 N HWY 161.
PURPOSE OF REQUEST:
The purpose of this request is to create a Planned Development District with a base zoning district of Light Industrial on 9.264 acres. The property is currently zoned LI and PD-196 for commercial/retail uses.
ADJACENT LAND USES AND ACCESS:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
MF-2 |
Multi-Family |
|
South |
PD-347 |
Warehouse/Distribution |
|
West |
PD-122 |
Multi-Family |
|
East |
PD-196 |
SH-161 Right-of-Way |
ZONING HISTORY:
Zoning on the property predates State Highway 161 service road and main lane construction. The construction for State Highway 161 service road began approximately (2007) and main lane toll roads (2013).
Prior to the current PD-196 (Commercial/General Retail) zoning on the property it was designated for residential uses and since transitioned into non-residential uses due in part to its proximity to the freeway.
• City Council approved a zoning change from single family-4 detached (SF-4) residential uses to PD-108 for single family-attached (SF-A) uses on October 6, 1981.
• City Council approved a zoning change from PD-108 for single family-attached (SF-A) uses to PD-196 for commercial/general retail uses on October 4, 1988.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Concept Plan depicts the facility’s orientation, truck dock facilities, ingress/egress points, associated parking and required landscaping.
The applicant completed a Traffic Impact Analysis (TIA) to evaluate the proposed use and potential impacts on roadway conditions. One of the findings of the TIA is that a 300 ft. deceleration lane is needed at the northern driveway.
The site will be accessible by two commercial drives off the SH-161 service road. The northern drive will provide direct access and include a deceleration lane that meets TxDOT requirements. The southern driveway will provide access via a mutual access drive located on the adjacent property. Deja Lane, a collector street, dead ends at the northern property line. The on-site drive that connects to Deja Lane will be gated and used for emergencies only.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map Update (FLUM) designates this location as Light Industrial (LI). Forms of industrial development may include warehouse/storage facilities. The proposal is consistent with the FLUM and following policies and objectives in the 2018 Comprehensive Plan Update:
• Warehouse/distribution center uses shall be located along arterial thoroughfares, in proximity to freeways.
• Truck docks and trailer storage areas shall be buffered and screened from residential uses.
DEVELOPMENT STANDARDS:
The proposed Planned Development will have a base zoning district of Light Industrial and will be subject to standards in Appendix X and the UDC for a LI district. The following table summarizes the LI zoning district's standards and the proposed development compliance with those standards.
|
Ordinance Provision |
LI Zone District Standards |
Proposed Conditions |
Meets |
|
Min. Lot Size |
15,000 sq. ft. |
9.2644 acres (403,557.sq ft.) |
Yes |
|
Min. Lot Width |
100 ft. |
Approx. 630 ft. |
Yes |
|
Min. Lot Depth |
150 ft. |
Approx. 673 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
110 ft. @ SH 161 ROW |
Yes |
|
Internal Side Yard |
35 ft. |
N/A |
Yes |
|
Rear Yard Setback |
0 ft. |
70 ft. |
Yes |
|
Bldg. Separation |
25 |
N/A |
N/A |
|
Bldg. Height |
50 ft. |
45 ft. to top plate |
Yes |
|
Bldg. Coverage |
1:1 Floor Area Ratio |
0.32:1 % |
Yes |
|
Paving Type |
Concrete or Equivalent |
Concrete |
Yes |
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 6-0.
The Development Review Committee (DRC) recommends approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 9.278 ACRES OF LAND SITUATED IN THE P.H. FORD SURVEY, ABSTRACT NO. 1711 AND THE JOSEPH C. REED SURVEY, ABSTRACT NO. 1729, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, FROM LIGHT INDUSTRIAL (LI) DISTRICT AND PLANNED DEVELOPMENT-196 (PD-196) FOR COMMERCIAL USES TO PLANNED DEVELOPMENT WITH A BASE ZONING DISTRICT OF LIGHT INDUSTRIAL; SAID ZONING MAP AND ORDINANCE BEING 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 rezone and reclassify said property from its classification of Light Industrial and Planned Development-196 to a Planned Development with a base zoning district of Light Industrial; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 12, 2020, after written notice of such public hearing before the Planning and Zoning Commission on the proposed rezoning had been sent to owners of real property lying within 300 feet of the property on which the change of classification 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 6-0 to recommend approval to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of Light Industrial and Planned Development-196 to a Planned Development with a base zoning district of Light Industrial; 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 P.M. on November 3, 2020, 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, Grand Prairie, 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 proposed rezoning and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the 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 from its classification of Light Industrial and Planned Development-196; 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 Zoning Ordinance and Map 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:
“AN ORDINANCE AMENDING IN ITS ENTIRETY CHAPTER 28 OF THE CODE OF ORDINANCES KNOWN AS THE ZONING ORDINANCE 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…”
and passed and approved November 20, 1990, as amended, is hereby further amended to rezone from its classification of Light Industrial and Planned Development-196 to a Planned Development with a base zoning district of Light Industrial; as described and depicted in Exhibit A - Boundary Description.
SECTION 2. THAT the purpose of this planned development is to establish appropriate restrictions and development controls necessary to ensure predictable land development, safe and efficient vehicular and pedestrian circulation, compatible uses of land and compliance with appropriate design standards.
SECTION 3. THAT the following shall apply to development in the Planned Development District:
A. Development shall generally comply with Exhibit B - Concept Plan and Exhibit C - Conceptual Building Elevations.
B. Development shall comply with the use and development standards for Light Industrial (LI) District and Appendix X: Industrial Development Standards in the Unified Development Code, as amended.
SECTION 4. THAT a Site Plan shall be reviewed and approved by the City Council prior to the issuance of any building permits.
SECTION 5. THAT 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 6. THAT all ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 7. THAT this Ordinance shall be in full force and effect from and after its passage and approval.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, this the 3rd day of November, 2020.
Ordinance No. 10929-2020
Zoning Case No. Z201001/CP201001
Planned Development No. 406