From
Chris Hartmann
Title
SU150603A/S150607A - Specific Use Permit/Site Plan - Zac's Ridge (City Council District 2). Renew Specific Use Permit and amend approved Site Plan to construct and operate a multi-purpose event center campus. Lot 1, Block 1, Zac’s Ridge Conference Center Addition, 7.52-acres zoned Light Industrial (LI) District within the State Highway 161 Corridor Overlay and addressed as 1770, 1760, and 1780 Robinson Road and 1710 S. Carrier Parkway. (On December 3, 2018, 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
Approve
Analysis
SUMMARY:
Specific Use Permit/Site Plan - Zac's Ridge (City Council District 2). Renew Specific Use Permit and amend approved Site Plan to construct and operate a multi-purpose event center campus. Lot 1, Block 1, Zac’s Ridge Conference Center Addition, 7.52-acres zoned Light Industrial (LI) District within the State Highway 161 Corridor Overlay and addressed as 1770, 1760, and 1780 Robinson Road and 1710 S. Carrier Parkway.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Multi-Family-1 (MF-1) District |
Undeveloped, Religious, Residential |
|
South |
Multi-Family-1 (MF-1) District |
Undeveloped, Industrial |
|
East |
Single-Family-3 (SF-3) Multi-Family-2 (MF-2) |
Residential and Undeveloped |
|
West |
Light Industrial (LI) District |
Industrial and Municipal (FS 3) |
PURPOSE OF REQUEST:
The applicant is requesting approval to extend and modify an existing Specific Use Permit (SUP) and site plan (SP) for the construction and operation of a multi-purpose special event center in the Light Industrial (LI) District.
The proposal includes a single-story 4,500 square foot conference center, 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 June 16, 2015, the item was approved by City Council with an expiration date effective one year from release of a building permit should no Certificate of Occupancy be obtained.
Site Plan S150607 was approved on June 15, 2015 authorizing construction of the existing 4,500 square foot conference center. The building is substantially complete but has not been issued a Certificate of Occupancy.
Final Plat P151004 was approved on September 24, 2015 and filed with Dallas County.
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. The proposed amendment to the Site Plan would lessen the impact of the development on the property and keep the proposed improvements out of the floodplain. Staff believes the proposal fulfills the intent of the Comprehensive Plan.
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
|
Building Area (2015) |
Parking Rate |
Required |
Provided |
Meets |
|
4,500 SF (6,900 SF) |
MPSEC = 1 sp/200 s.f. |
23 |
66 |
Yes |
|
10 Rooming Units |
Hotel/Motel = 1/ Unit Plus 4 spaces |
14 |
14 |
Yes |
|
Total Spaces Provided |
80 |
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 Event Center is already constructed, though not occupied. The proposed 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. Staff does not object to the requested exception due to the distance of the cabins from the road and the falling topography of the site.
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. landscape area |
8 |
8* |
Yes |
|
Parking Lot Trees: 1/20 spcs |
4 |
4 |
Yes |
|
Shrubs: 1/50 s.f. landscape area |
76 |
135 |
Yes |
|
All trees are minimum 3 in. caliper |
3 inch |
|
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 applicant has requested to revise the landscaping that was originally approved. Buffalo grass shown on the original Landscape Plan will instead be planted as St. Augustine or equivalent. The applicant also requests the flexibility to preserve existing trees adjacent to the floodplain in lieu of plantings around the cabin as shown on the original landscaping plan.
Section 8.7.3 of the Unified Development Code allows a developer to substitute existing trees over 3 caliper inches for trees that are required to be planted during development. Before this credit is applied, the developer will need to submit a survey to staff indicating existing trees that will be used for credit and their caliper size. The identified trees must then be protected during construction in accordance with the guidelines in Section 8.7.3.
REQUESTED EXCEPTIONS AND APPEALS:
Exception to allow A-Frame cabins as noted in the Elevations section and depicted in Exhibit
RECOMMENDATION:
The applicant is proposing to reduce the scale of the project and save additional trees on the property. The Development Review Committee recommends approval of the modified Site Plan and the extension of the Specific Use Permit provided a Certificate of Occupancy is obtained within 9 months for the event center and 18 months for the cabins.
At its December 3, 2018 meeting, the Planning and Zoning Commission voted 7 to 0 to recommend approval per staff recommendation.
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) ON PROPERTY DESCRIBED AS LOT 1, BLOCK 1, ZAC’S RIDGE CONFERENCE CENTER ADDITION, AN ADDITION TO THE CITY OF GRAND PRAIRIE, DALLAS COUNTY; 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, Ordinance No. 9877-2015 was approved by City Council on June 16, 2015 and established a Specific Use Permit for a Multi-Purpose Special Event Center on the property described above; and
WHEREAS, Section 3.1 of Ordinance No. 9877-2015 stipulated that the Specific Use Permit would 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; and
WHEREAS, more than six (6) months have elapsed since the issuance of a building permit on the property; and
WHEREAS, the property owner has requested the renewal of the Specific Use Permit, subject to approval of an amended Site Plan reflecting improvements that have already been constructed on the property, along with further proposed improvements that modify the improvements contemplated in the original Site Plan approval; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on December 3, 2018, 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 7 to 0 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 December 11, 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 , 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 on the property location described as follows:
Lot 1, Block 1, Zac’s Ridge Conference Center Addition, City of Grand Prairie, Dallas County, 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 amended Site Plan, attached hereto as Exhibit “B” and the operational plan as approved by City Council under case number SU150603A/S150607A.
2. This specific use permit authorizes nine of the “cabins”, depicted on the site plan in “Exhibit B” and "Exhibit C" 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. Maximum occupancy shall be determined prior to building permit issuance.
4. No amplified music or outdoor events shall be permissible as part of the Multi-Purpose Special Event Center use.
5. The Multi-Purpose Event Center shall maintain compliance with State regulations and local ordinances for food service operations.
6. No on-site food preparation shall be allowed. Food service area shall be utilized for catering services only.
7. 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.
8. The aforementioned special events shall not be open to the general public or require an admission charge.
9. 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.
10. 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
11. 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.
12. 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.
13. 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.
14. Landscaping shall substantially comply with page 8 of Exhibit D, “Original Submittal”. Staff may administratively approve changes to the landscape plan if the property owner agrees to preserve the required number of existing trees in accordance with Section 8.7.3 of the Unified Development Code.
SECTION 3.
Compliance
All development must be in substantial conformance with Exhibit “B” (Amended Site Plan), and Exhibit “C” (Cabin Elevations), of this ordinance, which are herein incorporated by reference, and the following:
1. This Specific Use Permit (SUP) shall automatically terminate upon cessation of the use for a period of six (6) months or more following the issuance of a Certificate of Occupancy.
2. Furthermore, by this SUP Ordinance, this SUP shall automatically terminate if a Certificate of Occupancy is not issued for the operation of the event center within nine (9) months after the approval date of this ordinance, or if a Certificate of Occupancy is not issued for the operation of the cabins within eighteen months (18) months after the approval date of this ordinance.
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 Certificate of Occupancy for the Event Center is issued. 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.
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.
DULY PASSED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, ON THE 11th DAY OF DECEMBER, 2018.
Specific Use Permit No. 969A
Case No. SU150603A/S150607A
Ordinance No. 10573-2018