From
Chris Hartmann
Title
Z200201/S200204 - Zoning Change/Site Plan - Take 5 Oil Change at Victory at Lake Ridge (City Council District 6). Zoning change to allow Minor Auto Repair by right on property with a base zoning district of General Retail and a Site Plan for an oil change facility on 1.296 acres. Lot 6, Block 1, Victory at Lakeridge Addition, City of Grand Prairie, Tarrant County, Texas, zoned PD-283, within the Lake Ridge Corridor Overlay District, and addressed as 2380 W Camp Wisdom Rd. The applicant: Robert Baldwin, Baldwin Associates and the owner is Tony Ramji, Victory @ Lakeridge LLC. (On February 3, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Denial
Analysis
SUMMARY:
Zoning change to allow Minor Auto Repair by right on property with a base zoning district of General Retail and a Site Plan for an oil change facility on 1.296 acres. Lot 6, Block 1, Victory at Lakeridge Addition, City of Grand Prairie, Tarrant County, Texas, zoned PD-283, within the Lake Ridge Corridor Overlay District, and addressed as 2380 W Camp Wisdom Rd.
PURPOSE OF REQUEST:
The applicant intends to construct a 1,462 sq. ft. oil change facility on a portion of Lot 6, Block 1 of Victory at Lakeridge Addition. Minor Auto Repair, including Oil Change and Quick Lube, is not an allowed use. The first purpose of the request is to rezone the subject property to allow Minor Auto Repair.
The second purpose of the request is to obtain City Council approval of the Site Plan. Development in a Planned Development District or a Corridor Overlay District requires City Council approval of a Site Plan. Development at this location requires City Council approval of a Site Plan because the property is zoned PD-283 and within the Lake Ridge Corridor Overlay District.
The purpose of site plan approval is to ensure that development meets requirements in the Unified Development Code (UDC), provides adequate circulation, and uses quality site planning techniques. The UDC identifies criteria for evaluating proposed developments. Criteria include density and dimensional standards, landscaping and screening requirements, and architectural design for special districts.
ADJACENT LAND USES:
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 |
PD-283 |
Undeveloped, Parking, & Drives |
|
South |
PD-267 |
Undeveloped |
|
West |
PD-283 |
Convenience Store w/ Gas Sales |
|
East |
PD-283 |
Restaurant, Retail, Service Uses |
HISTORY:
• February 18, 2003: City Council approved a zoning change (Case Number Z021201) which created Planned Development-283 District and established General Retail as the base zoning district for the subject property.
• December 5, 2016: The Planning and Zoning Commission approved a Preliminary Plat (Case Number P161202) for Lots 1, 4, 5, and 6.
• October 1, 2018: The Planning and Zoning Commission approved a Final Plat (Case Number P181003) for Lot 6.
• December 11, 2018: City Council approved amendments to Article 4: Permissible Uses and Article 30: Definitions of the Unified Development Code (UDC) which removed auto repair from the list of permissible uses in the General Retail District.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Take 5 Oil Change provides drive-through oil changes. The 1,462 sq. ft. building includes three garage bays. The site is accessible from W Camp Wisdom Rd. Customers will enter the garage bays from the north then remain in the vehicle while employees change the car’s oil.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designates this location as Commercial/Retail/Office. Commercial uses are more intense than retail establishments, yet also provide goods and services for the public. Examples include hotels, automotive services, and big box retailers. Retail land use is intended to provide for a variety of restaurants, shops, grocery stores, and personal service establishments. While Minor Auto Repair is a type of use included in the broader Commercial/Retail/Office FLUM category, it is a more intense use than intended for retail land use.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-283 with a base zoning district of General Retail (GR). Development is subject to the standards in PD-283 and the UDC. The following table evaluates the density and dimensional standards of the proposed development. The proposal meets or exceeds the density and dimensional requirements.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area (Sq. Ft.) |
5,000 |
21,787 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
106.58 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
229.83 |
Yes |
|
Front Setback (Ft.) |
55 |
55 |
Yes |
|
Rear Setback (Ft.) |
0 |
0 |
Yes |
|
Max. Height (Ft.) |
25 |
17.5 |
Yes |
|
Max. Floor Area Ratio |
.35:1 |
.07:1 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 and Appendix F of the UDC and PD-283. Table 3 summarizes these requirements. The proposal provides the required number of trees and shrubs.
The UDC requires street trees along arterials. The width of the subject property is about 106 ft. at the front setback line but only 39 ft. at the front property line. The subject property is carved out of an existing lot and excludes the area directly in front of the proposed building. This area includes the landscape buffer required along Camp Wisdom Rd and is the appropriate area for street trees.
|
Table 3: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Area (Sq. Ft.) |
2,179 |
2,194 |
Yes |
|
Trees |
8 |
8 |
Yes |
|
Shrubs |
44 |
46 |
Yes |
|
Seasonal Color (C.G.) |
33 |
33 |
Yes |
APPENDIX F STANDARDS:
Building Design
The exterior building materials include brick, stone, and Exterior Insulation and Finish System (EIFS) used as an accent material.
Appendix F contains two windows requirements. The first is that facades shall include windows in an area that equals 50% of the overall vertical surface of all facades or that equals 50% of the length of all facades. The second requirement is that windows shall account for 30% of the area of street-facing facades.
|
Table 4: Windows |
|
Façade |
Required |
Provided |
Meets |
|
South |
30% |
28% |
No |
|
Total (Length) |
50% |
56% |
Yes |
Menu Items
Appendix F requires that applicants provide Menu Items from four categories: Usable Open and Pedestrian Walkways, Site Design and Building Orientation, Building Design, and Healthy, Smart, and Sustainable Community. The table below lists the Menu Items included in the proposal. The proposal includes 10.5 Menu Items when 12 Menu Items are required.
|
Table 5: Appendix F Menu Items |
|
Category |
Amenity |
|
Site Design & Building Orientation |
Add Parking Lot Trees |
|
Site Design & Building Orientation |
Permeable Surface |
|
Building Design |
Stone Accent |
|
Building Design |
Color Contrast |
|
Building Design |
Corner Treatment |
|
Building Design |
Roof Profile Variation |
|
Building Design |
Articulation Elements |
|
Building Design |
Canopy Variation |
|
Healthy, Smart, and Sustainable Community |
Mature Trees |
|
Healthy, Smart, and Sustainable Community |
70% Native Plants |
|
Healthy, Smart, and Sustainable Community |
Pollinator Friendly Flowers |
ANALYSIS:
Zoning Change
In 2018 the City updated its use charts and definitions for auto-related businesses. One of the goals of the amendments was to reevaluate the appropriateness of some uses within certain zoning districts and change the use charts to remove or restrict a use from certain zoning districts. As a result of this evaluation, the City removed Auto Sales and Auto Repair from the list of permissible uses in the General Retail District.
The nature of the General Retail District hasn’t changed since 2018 to warrant adding Minor Auto Repair to the list of permissible uses in the General Retail District. Staff is unaware of any new information to justify this change district wide.
This request singles out a piece of land for special treatment to allow Minor Auto Repair in a General Retail District for this particular property. Staff doesn't believe the characteristics of the property or the surrounding area warrant such a change.
Site Design
The subject property is carved out of an existing lot. Staff is concerned that the site boundaries and design will negatively impact how the remainder of the lot is developed. The Site Plan depicts in concept a restaurant with a drive-through lane. While the restaurant is not a part of the request, it depicts how the proposal will impact the design.
• The majority of the parking is behind the restaurant and there isn’t a safe or convenient path from the parking area to the restaurant.
• It shows parking in the 30 ft. landscape buffer along Camp Wisdom Rd, which doesn't conform to the rest of the existing shopping center.
• There is a single lane used for the drive-through and access to the parking area in the rear.
• The design relies on access from the lot to the east. There is not a cross access easement at this location. Additionally, the design would require removing the existing curb which isn’t located on the remainder of the lot.
RECOMMENDATION:
The Development Review Committee (DRC) recommends denial of the request.
At its February 3, 2020 meeting, the Planning and Zoning Commission voted unanimously to recommend approval with the condition that the applicant meet all requirements of Appendix F and that the landscaping along Camp Wisdom Rd. be consistent with the rest of the Victory at Lake Ridge development.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 1.296 ACRES OF LAND SITUATED IN THE MEMUCAN HUNT SURVEY, ABSTRACT NO. T758, IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, FROM PD-283 FOR GENERAL RETAIL USES TO PD-283A FOR GENERAL RETAIL USES AND MINOR AUTO REPAIR USES INCLUDING QUICK LUBE; 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; PROVIDING A PENALTY; PROVIDING A SAVINGS CLAUSE AND A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE.
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 PD-283 to PD-283A; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on February 3, 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 7-0 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 PD-283 to PD-283A for General Retail Uses including Minor Auto Repair and Quick Lube; 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 February 18, 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 PD-283 to PD-283A for General Retail Uses including Minor Auto Repair and Quick Lube; 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…”
is hereby further amended so as to rezone from its classification of PD-283 to PD-283A for General Retail Uses including Minor Auto Repair and Quick Lube on the property described as Lot 6, Block 1, Victory at Lakeridge Addition, and as depicted in Exhibit A - Location Map.
SECTION 2
Purpose and Intent
The purpose of this planned development to amend the larger PD-283 to allow for development of a Quick Lube auto service center on Lot 6 of the Victory at Lakeridge shopping center.
SECTION 3
Development Standards
I. Applicability
All development of land located within the boundaries of this Planned Development District shall adhere to the rules and regulations set forth in this ordinance. The locations of buildings, driveways, parking areas, amenity areas, trails, fencing, and other common areas shall substantially conform to the locations shown on the approved Exhibit B - Site Plan.
Development and land use standards not contained in this Ordinance shall be governed by all pertinent development and land use standards specified in the Unified Development Code (UDC).
1. Land Use Except as otherwise provided in this Ordinance, the regulations governing the General Retail (“GR”) district in the Unified Development Code (“UDC”) shall apply with the exception that Minor Auto Repair including Quick Lube shall be allowed on Lot 6, Block 1, Victory at Lakeridge Addition.
2. Site Plan Development within the zoning area as described in Exhibit A shall conform to Exhibit B - Site Plan, Exhibit C - Building Elevations, and Exhibit D - Landscape Plan.
SECTION 4
All appeals to the density, dimensional, architectural, and land use requirements of this Ordinance, as well as appeals to other applicable requirements of the Unified Development Code relating to this Ordinance, shall require an amendment to this Ordinance. Such amendment shall be considered by the Planning and Zoning Commission and the City Council at a public hearing.
SECTION 5
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 the terms of this Ordinance are severable and are governed by Section 1-4 of the Code of Ordinances of the City of Grand Prairie, Texas.
SECTION 8
That a violation of this Ordinance is a misdemeanor punishable in accordance with Section 1-8 of the Code of Ordinances of the City of Grand Prairie, Texas. The penalty provided herein shall be cumulative of other remedies provided by state law, and the power of injunction as provided in Texas Local Government Code Section 54.016, as it may be amended, may be exercised in enforcing this Ordinance whether or not there has been a complaint filed.
SECTION 9
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 18th DAY OF FEBRUARY, 2020.
ORDINANCE NO. xxxxx-2020
PLANNED DEVELOPMENT NO. 283-A