From
Chris Hartmann
Title
Z180504/S180504 - Zoning Change/Site Plan - 521 E. Jefferson Event Center (City Council District 5). Approximately 4,850 square feet of event space in a one story building on 0.723 acres at 521 E Jefferson Street. Portions of lots 5, 6, 7, and 8, Block A, Baird's Dallas Addition, City of Grand Prairie, Dallas County, Texas, 0.723 acres zoned CA, Central Area District, in the CBD No. 2, addressed as 521 and 529 E. Jefferson Street, and 516, 522, and 524 Austin Street, Grand Prairie, Texas. The owner is Victor Reyes. (On May 7, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning Change and Site Plan for approximately 4,850 square feet of event space in a one story building on 0.723 acres at 521 E Jefferson Street. Described as portions of lots 5, 6, 7, and 8, Block A, Baird's Dallas Addition, City of Grand Prairie, Dallas County, Texas, 0.723 acres zoned CA, Central Area District, in the CBD No. 2, addressed as 521 and 529 E. Jefferson Street, and 516, 522, and 524 Austin Street, Grand Prairie, Texas.
ADJACENT LAND USES AND ACCESS:
North: E Jefferson Street; Union Pacific
South: Zoned CA, developed as office and single-family residential
East: Zoned CA, vacant
West: Zoned CA, developed as auto repair
PURPOSE OF REQUEST:
The purpose of the request is to create a Planned Development District to allow a 4,850 square foot event center.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Site Plan depicts a single-story building fronting Jefferson Street with parking in the rear. Two driveways are proposed from E Jefferson Street while a single entrance-only drive is shown from Austin Street. Primary circulation is provided around the building for emergency services as well as pick up and drop off of patrons. No parking or standing is allowed on E Jefferson Street. As part of this development, the applicant will construct a sidewalk along both the Jefferson and Austin Street frontages.
The interior includes a 94 foot by 32 foot ballroom (3,008 square feet) and a 44 foot by 17.5 foot reception area (770 square feet). The balance of the space is kitchen/prep area, restrooms, office, and closet. No cooking facilities are proposed in the kitchen.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Mixed Use (MU) and Open Space/Drainage. Mixed Use development should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development. As an amendment to the current zoning, the proposed PD would retain existing CA uses while allowing for an Event Center. While the proposal does not include a mixture of uses, the proposed use and building design is in keeping with the intended character of the area and the proposed zoning would not preclude future mixed use development.
DEVELOPMENT STANDARDS:
The proposed building has been designed to conform with the overlay standards found in Appendix F. The building utilizes 100% masonry veneer with the required roof articulation, windows, and covered walkways. In addition, landscaping has been provided which exceeds the requirements of the underlying zoning district. Two Afghan Pines along with a row of hedges are shown in front of the building along E Jefferson Street with the parking and service areas located in the rear of the building. The Austin Street frontage will be screened with a wrought iron fence and additional landscaping.
EXCEPTIONS:
1. Dumpster Enclosure - The applicant requests an exception to provide a 10 foot by 10 foot masonry dumpster enclosure rather than the required 12 foot by 12 foot enclosure.
2. Parking - Required parking based on the projected number of seats within the main room is 50. The applicant requests a variance to reduce the number of parking spaces required by 20 percent due to the shape of the lot.
ANALYSIS:
The surrounding area contains a mix of development, including single-family homes used as residences or for business purposes, auto repair businesses, commercial contractors, restaurants and a gas station. While the CA zoning does not allow for event center use even by SUP, staff cannot find that the introduction of the proposed use would have a negative effect upon the area as it exists now or is projected to exist in the future.
Transportation staff and the Police Department have expressed concern regarding proposed access from Austin Street, citing the residential nature of the street and safety concerns. Regarding the first concern, which is the residential nature of the street, while the street does operate in a manner similar to a local residential street and does have some residences along its frontage, the zoning along both the north and south sides is commercial. Many of the structures along Austin Street currently serve commercial uses. Any current residential use along Austin Street is legally non-conforming per Article 4 of the Unified Development Code, and any previous residential use which has transitioned to a commercial use would not be allowed to return to residential.
Regarding the second concern, the applicant has indicated he will install a wrought iron gate to bar access to the property from Austin except during times when access is needed for events.
RECOMMENDATION:
Staff recommends approval of the request for zoning and the associated variances with the following conditions:
1. Prior to occupancy, the existing lots must be replatted into a single lot.
2. Prior to construction, the applicant must work with staff to finalize an access solution from Austin Street.
3. Use of the building shall be limited to a special event center for wedding, reunions, and similar activities. Any other use, including but not limited to any use meeting the definition of a church, retail, wholesale, or service use other than an events center, must be listed as an approved use within the CA zoning district and a new Certificate of Occupancy must be issued listing the approved use.
4. Once issued, the Certificate of Occupancy for a Multi-Purpose Events Center may be revoked if two or more nuisance violations or violations of this ordinance occur within any 12 month period.
5. Prior to construction, the applicant should work with the Police Department to find ways to address any outstanding security concerns.
At its May 7, 2018 meeting, the Planning and Zoning Commission voted unanimously to recommend approval per staff recommendation.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 0.733 ACRES IN BAIRD’S ADDITION, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, MORE FULLY DESCRIBED BELOW, FROM CENTRAL AREA (CA) DISTRICT TO A PLANNED DEVELOPMENT FOR COMMERCIAL MIXED-USE INCLUDING MULTI-PURPOSE EVENT CENTER; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 3123 AND PASSED ON MARCH 4, 1980; 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 CA, Central Area district to a Planned Development for Commercial Mixed-Use including Multi-Purpose Event Center; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on May 7, 2018, 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 9 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of CA, Central Area district to a Planned Development for Commercial Mixed-Use including Multi-Purpose Event Center; 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 May 15, 2018, 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 CA, Central Area district to a Planned Development for Commercial Mixed-Use including Multi-Purpose Event Center; 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 3123, 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 so as to rezone from its classification of CA, Central Area district to a Planned Development for Commercial Mixed-Use including Multi-Purpose Event Center; as depicted in Exhibits A & B.
SECTION 2.
Purpose and Intent
The purpose of this planned development to create a commercial Multi-Purpose Events Center and 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.
Development Standards
I. Applicability
All development on land located within the boundaries of this Planned Development District shall adhere to the rules and regulations set forth in this ordinance.
II. Base Zoning
1. Any zoning, land use requirement or restriction not contained within this zoning ordinance shall conform to those requirements and/or standards prescribed for the Central Area (CA) zoning district.
2. All development shall conform to the approved Site Plan (Exhibit B).
3. A Multi-Purpose Event Center may operate by right only in compliance with the conditions approved herein.
4. Approval of a Certificate of Occupancy for a Multi-Purpose Event Center does not authorize use of the public right of way to fulfill parking requirements associated with a Multi-Purpose Event Center. Parking requirements shall be based on the requirements of the Unified Development Code, as amended, and as approved by City Council.
5. The minimum number of parking spaces for the Multi-Purpose Event Center shall be 40 or 1 per 4 seats, whichever is less. Any use other than Multi-Purpose Event Center shall provide adequate parking for that use.
6. Two or more nuisance violations or violations of this ordinance within any 12-month period shall be grounds for revocation of a Certificate of Occupancy for a Multi-Purpose Event Center use.
7. All uses other than Multi-Purpose Event Center shall obtain a separate Certificate of Occupancy and shall not operate simultaneously with a Certificate of Occupancy for a Multi-Purpose Event Center. No other use may be established on the property unless that use is authorized in the Central Area zoning district.
8. Allowed hours of operation for Multi-Purpose Special Event Center are Monday-Sunday, 3pm - Midnight.
9. Prior to occupancy, a minimum 6 foot Type I masonry screening wall shall be constructed adjacent to the common property line with 530 Austin street.
10. Any property adjacent to the zoning area that is acquired by the owner of the property described in “Exhibit A” may only be developed with due consideration to additional parking demand generated by the Multi-Purpose Event Center. If the need for additional parking for the Multi-Purpose Event Center has been established, the adjacent property shall be developed to provide for needed and adequate parking for the Multi-Purpose Event Center with the balance of land being made available for other uses only after adequate parking has been provided for the Multi-Purpose Event Center.
SECTION 4. 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 5. THAT 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.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, this the 15th day of May, 2018.
Ordinance No. 10468-2018
Zoning Case No. Z180504/S180504
Planned Development No. 375