From
Chris Hartmann
Title
SU160302 - Specific Use Permit - Love's Travel Stop (City Council District 1). Approval of a Specific Use Permit/Site Plan permitting a truck tire retreading facility operating out of 94,609 sq.ft. tenant space of a 366,466 sq.ft. multi-tenant industrial building. In addition to the retreading operations, the facility will operate as a new commercial truck tire, included the newly retreaded tires, and light mechanical parts distribution center. The multi-tenant industrial building that houses the subject tenant space is located on an 18.143 acre lot. The property is generally located west of Roy Orr Blvd. and north of Oakdale Road. The agent is Steve Riordan, Stream Realty Partners, the applicant is Jeff Rice, Love's Travel Stops and Country Stores, and the owner is Chris Jackson, Riverpoint Industrial Investors LLC. (On March 7, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request for approval of a Specific Use Permit/Site Plan permitting a truck tire retreading facility operating out of a 94,609 sq.ft. tenant space of a 366,466 sq.ft. multi-tenant industrial building. In addition to the retreading operations, the facility will operate as a new commercial truck tire, included the newly retreaded tires, and light mechanical parts distribution center. The multi-tenant industrial building that houses the subject tenant space is located on an 18.143 acre lot. The property is generally located west of Roy Orr Blvd. and north of Oakdale Road.60201
ADJACENT LAND USES AND ACCESS:
North - The two properties directly north of the subject site are occupied by H & E Equipment Services, a heavy equipment rental & sales facility, and Pavecon, a commercial concrete contractor, both companies have a significant amount of outdoor storage. Immediately north of these businesses are two new industrial warehouse buildings that are at the beginning stages of construction. Access to each of these properties is from Roy Orr Boulevard.
South - The property directly south consists of a newly constructed industrial warehouse building on property zoned Light Industrial (LI) District.
East - Directly east of the subject property is Roy Orr Boulevard, which is classified on the Master Transportation Plan (MTP) as six lane divided arterial (P6D). Farther east is an existing industrial warehouse, the Grand Prairie Fire Station No. 8, and a couple of contractor businesses with outside storage. To the southeast, along W. Oakdale Road, is a RV park.
West - Directly west of the subject property is the Trinity River, which is located within a narrow portion of the City of Fort Worth that dips down, following the river, and effectively separates the City of Grand Prairie from itself. Further west, and on the other side of the river, are developed industrial properties that are again located with the City of Grand Prairie.
PURPOSE OF REQUEST:
Love’s Travel Stop & Country Store, the applicant, seeks City Council approval of a Specific Use Permit application to obtain authorization to develop and operate a commercial truck tire retreading facility.
CHARACTERISTICS AND FUNCTION:
Use:
Based on staff discussions with the applicant and information provided within the applicant’s Operational Plan and Site Plan, Love’s Travel Stop & Country Stores, headquartered in Oklahoma City, OK., proposes to operate a new warehouse distribution center and commercial truck tire retreading facility from within a 94,609 sq. ft. portion of an existing 366,466 sq. ft. multi-tenant industrial building located at 3010 Roy Orr Boulevard. The applicant operations include warehousing & distribution of between five-hundred (500) to seven-hundred (700) light mechanical commercial truck parts and commercial tires, including retreaded tires. This new Grand Prairie facility will serve sixty-nine (69) regionally located Love’s Tire Care Shops. The operation, once the warehouse/distribution and tire retreading facility is up and running smoothly, is anticipated expand to include external fleet customers.
The distribution and tire retreading facility is an entirely indoor operation. No outdoor operations or storage is proposed save the parking of two (2) 53-foot long semi-trailers at two (2) of the thirteen (13) loading dock doors located at the south end of the tenant space. One of the trailers will be used to house discarded tire casings (the industry term used to describe a used tire that is slated for retreading) that are damaged and cannot be retreaded for safety reasons. The other trailer will be used to store rubber crumb (the industry term for the material removed from a used tire prior to applying new tread to the tire casing).
In accordance with Article 4 of the Unified Development Code (UDC), the proposed warehousing/distribution center portion of the facility is classified as a permitted use by right within the Light Industrial (LI) District. However, tire retreading, which is not specifically listed within the Use Charts of Article 4 of the UDC, was determined by staff to require a specific use permit.
Staff has reviewed the tire retreading process proposed by the applicant and determined that the retreading process does not pose an environment hazard that would necessitate special permitting beyond the typical and routine review and permitting of any other “clean” manufacturing process. Further, Building Inspections and the Fire Department have reviewed the
Employees and Hours of Operation:
The facility will employ approximately thirty (30) full time employees and it is initially planned to be open Monday through Friday between 8:00 AM and 5:00 PM. Additional employees and an evening shift may be added, as sales volumes increase.
Lot & Dimensional Standards:
The subject property is platted as Lot 1, Block A of the Riverpoint Industrial Addition. The lot conforms to all minimum dimensional standards. The property was also recently developed with a 366,466 sq. ft. multi-tenant industrial building, concrete drive aisles and parking spaces, landscaping, and necessary utility improvements. The development conformed to the minimum/maximum dimensional standards at the time of construction. Staff is not aware of any non-conforming issues related to the property.
The only proposed additions to the property are fencing and a dumpster enclosure. These additional improvements to the property conform to the dimensional limitations of the UDC.
Access and Parking:
Access to the subject property will be Roy Orr Boulevard. As stated above, the property is fully developed with an existing access drive, drive aisles, parking areas all paved with concrete in compliance with the UDC. As part of the applicant’s lease agreement with the property owner, the subject tenant space includes access to thirteen (13) dock doors, seven (7) trailer parking spaces, and 91 passenger vehicle parking spaces.
|
Proposed Use/Parking |
Parking Rate/s.f. |
Required |
Proposed |
Meets |
|
Distribution/Warehousing (Approx. 76,609 sq. ft.) |
20 spaces PLUS 1/5000sq.ft. |
36 |
|
|
|
Manufacturing (Approx.18,000 sq.ft.) |
1/600 |
30 |
|
|
|
Total |
|
66 |
91 |
Yes |
|
|
|
|
|
|
Building Elevations - Articulation and Masonry Standards:
As stated above, the property is fully developed. No changes to the existing masonry tilt-wall building are proposed as part of this request.
Landscape and Screening:
As stated above, the property is fully developed. No changes to the existing landscaping are proposed as part of this request. No outdoor storage is proposed.
Dumpster Enclosure:
The applicant is proposing to build a 12ft. x 12ft. (inside dimension) masonry (CMU integral colored block) dumpster enclosure with metal gates. The enclosure conforms to city standards.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Light Industrial Development on the Future Land Use Map (FLUM). The proposal is consistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
REQUESTED APPEALS BY OWNER/APPLICANT:
None
RECOMMENDATION:
Development Review Committee recommends approval of the request w/ adherence to review comments.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP SHOWING THE LOCATION, BOUNDARY AND USE OF CERTAIN PROPERTY FOR A SPECIFIC USE PERMIT FOR A TIRE RETREADING FACILITY IN THE LIGHT INDUSTRIAL (LI) DISTRICT, TO WIT: BEING AN APPROXIMATELY 5.15 ACRE TRACT OF LAND SITUATED WITHIN THE WESTERLY MOST PORTION OF LOT 1, BLOCK A, RIVERPOINT INDUSTRIAL ADDITION, IN THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND BEING MORE PARTICULARLY DESCRIBED BELOW; SAID ZONING ORDINANCE AND MAP 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 site to allow for a Tire Retreading Facility in the Light Industrial (LI) District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on March 7, 2016, 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 creation of the Tire Retreading Facility in the Light Industrial (LI) 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 9 to 0 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow for a Tire Retreading Facility in the Light Industrial (LI) 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 March 22, 2016, 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 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:
"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…”
and passed and approved November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered 990 for the property location as shown in attached Exhibit B - Location Map and as legally described as follows:
BEING AN APPROXIMATELY 5.15 ACRE TRACT OF LAND SITUATED WITHIN THE WESTERLY MOST PORTION OF LOT 1, BLOCK A, RIVERPOINT INDUSTRIAL ADDITION, IN THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, WHEREIN THE EASTERLY LINE OF SAID TRACT RUNS IN A NORTH SOUTH DIRECTION AND LIES PERPEDUCULAR TO THE NORTH AND SOUTH PROPERTY LINES OF SAID LOT 1, SAID EASTERLY LINE BIFURCATING THE EXISTING 366,466 SQUARE FOOT WAREHOUSE AND BEING LOCATED APPROXIMATELY 300 FEET FROM THE WESTERLY MOST WALL OF SAID WAREHOUSE RESULTING IN A 94,689 SQUARE FEET PORTION OF SAID WAREHOUSE BEING LOCATED WITHIN SAID TRACT.
SECTION 2: PURPOSE AND INTENT
The purpose of this Ordinance is to provide the appropriate restrictions and development controls that ensure this Specific Use Permit is compatible with the surrounding development and zoning and to also ensure that the development complies with the City’s Comprehensive Plan and Unified Development Code.
SECTION 3: STANDARDS AND CONDITIONS
For operations of a Tire Retreading Facility in the Light Industrial (LI) District, the following standards and conditions are hereby established as part of this ordinance:
1. The development shall maintain compliance with all Federal, State and Local regulations; including, but not necessarily limited to, all applicable standards and regulations of the Grand Prairie Municipal Code and Unified Development Code.
2. The development shall adhere to the City Council approved Exhibit A - Site Plan.
SECTION 4: COMPLIANCE
All development must conform to the approved site plan and all exhibits incorporated herein, as well as those incorporated herein by reference.
1. By this Ordinance, this Specific Use Permit shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if a Certificate of Occupancy is not issued for said use within one (1) year after City Council adoption of this Ordinance, or upon cessation of said use for a period of six (6) months or more.
2. Furthermore, by this Ordinance, the City Council shall conduct a public hearing one (1) year after City Council approval of this Specific Use Permit to confirm compliance with all applicable codes which shall include, but not be limited to, the requirements of this 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.
3. It shall be unlawful for the owner, manager, or any person in charge of a business or other establishment to violate the conditions imposed by the City Council when a Specific Use Permit is granted, and the violation of those conditions could result in a citation being issued by the appropriate enforcement officers of the City of Grand Prairie. Violation of this provision may be punishable in accordance with Section 1-8 of the Code of Ordinances of the City.
4. This Specific Use Permit shall run with the land and therefore may be transferred from owner to owner; however, each new owner shall obtain a new Certificate of Occupancy.
5. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its number and title.
SECTION 5:
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:
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 ON THIS THE 22ND DAY OF MARCH, 2016.
Ordinance No. 10020-2016
Specific Use No. 990
Case No. SU160302