From
Chris Hartmann
Title
TA170701 - Text Amendment - A request to approve a Text Amendment to Article 6 "Density and Dimensional Standards," Article 30 "Definitions," and Appendix F "Corridor Overlay District Standards" of the Unified Development Code revising the definition of masonry materials to include stucco and fiber cement siding as masonry materials. The owner/applicant is the City of Grand Prairie Planning Department. (On July 10, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Assitant City Manager Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
Text Amendment Article 6: Density and Dimensional Requirements, Sections 15, 16, 17, 18, Article 30: Definitions, Section 2, and Appendix F, Sections 2 and 3
OVERVIEW:
Staff received direction from City Council at its May 30, 2017 meeting to include cement plaster (commonly known as stucco) and fiber cement siding or cementitious siding (also known as Hardie board or Hardie plank) in the definition of masonry material within the Unified Development Code. The proposed amendment is intended to give designers and builders more flexibility and creativity, along with making the City more competitive with other communities which allow broader use of these materials.
This proposed amendment revises applicable sections of Article 6, Article 30, and Appendix F to allow exterior Portland cement plaster (stucco) and fiber cement siding as allowable masonry materials in meeting minimum masonry building calculations.
RECOMMENDATION:
The Development Review Committee recommends approval of the noted amendments to the Unified Development Code.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING ARTICLE 6: “DENSITY AND DIMENSIONAL REQUIREMENTS” AND APPENDIX F, “CORRIDOR OVERLAY DISTRICT STANDARDS” OF THE UNIFIED DEVELOPMENT CODE, ESTABLISHED BY ORDINANCE NUMBER 4779, PASSED ON NOVEMBER 20, 1990; TO AMEND DEFINITIONS AND REQUIREMENTS TO ALLOW THE USE OF STUCCO AND CEMENT FIBER SIDING AS EXTERIOR MASONRY MATERIAL ON RESIDENTIAL AND COMMERCIAL BUILDINGS; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
WHEREAS, Section 1.11.3.1 of the Unified Development Code of the City of Grand Prairie, Texas states: “Amendments to the text of the Unified Development Code shall be initiated only by action of the City Council directing the City Manager to initiate such a request on be-half of the City or by the City Manager's own initiative.”; and
WHEREAS, on May 30, 2017, a review and briefing was held by City Manager staff before the City Council Development Committee of the City of Grand Prairie, Texas for consideration of a proposal to initiate an amendment to establish a provision to allow On-premise alcohol sales and consumption in restaurants with walk-up service only; and
WHEREAS, after consideration of said amendments, the City Council Development Committee of the City of Grand Prairie, Texas directed City Manager staff to initiate the preparation of an ordinance amending Article 6 “Density and Dimensional Requirements” and Appendix F “Corridor Overlay District Standards” of the Unified Development Code to amend definitions and requirements to allow the use of stucco and cement fiber siding as exterior masonry material on residential and commercial buildings for submittal to the Planning and Zoning Commission of Grand Prairie, Texas for consideration of a recommendation to the City Council; and
WHEREAS, Notice was given of a public hearing on said amendments to be held by the Planning and Zoning Commission of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 P.M. on July 10, 2017, such Notice of the time and place of such hearing having been given at least ten (10) 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, after consideration of said amendments, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 8 to 0 to recommend to the City Council of Grand Prairie, Texas, that said amendments should be approved since its provisions are in the public interest and will promote the health, safety and welfare of the community; 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 July 18, 2017 to consider the advisability of amending the Code of Ordinances and the Unified Development Code as recommended by the Planning and Zoning Commission, 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.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1
THAT Article 6 “Density and Dimensional Requirements” and Appendix F “Corridor Overlay District Standards” of the Unified Development Code, City of Grand Prairie, Texas, be and are amended, with proposed additions of text being shown in underlined print, and deleted text being shown with a single line strikethrough, as follows:
Article 6: Density and Dimensional Requirements
SECTION 15 ‐ MINIMUM MASONRY CONTENT FOR STRUCTURES IN RESIDENTIAL ZONING DISTRICTS
15.15.1 All buildings shall have the minimum percentage, as indicated in Table 6-A, Table 6-B, and Table 6-C, of their total exterior walls constructed of masonry materials. Any building façade directly visible from a public right-of-way shall be constructed of 100% masonry.
A. This calculation includes the wall below the fascia board at the roof line on single-family, two-family, multi-family, or non-residential structures and excludes doors and windows.
B. The following building materials are considered masonry:
1. Stone, standard-size full-width brick, cultured stone and/or thin tile brick;
2. Exterior Portland cement plaster (stucco) with three coats over metal lath or wire fabric lath (excludes EIFS except where specified);
3. Fiber Cement Siding (as defined in the most recently adopted Building Code)
15.15.1 15.15.2 In the event that any single-family or duplex structure, lawfully existing on the effective date of this Ordinance, has no exterior brick or stone content which can be viewed from the public street upon which such structure fronts, or sides if located on a corner lot, any expansion, enlargement or reconstruction of such structure shall be exempted from the required exterior brick or stone content of the district in which such structure is located. However, when such structure has exterior brick or stone, the facade of the area of expansion, enlargement or reconstruction which can be viewed from the public street upon which such structure fronts, or sides if located on a corner lot, shall have a brick or stone content equal to or greater than the brick or stone content of the facade of the structure which can be viewed from such public street(s) prior to the expansion, enlargement or reconstruction.
15.15.2 All buildings shall have the minimum percentage, as indicated in Table 6-A, Table 6-B, and Table 6-C, of their total exterior walls below the fascia board at the roof line on single family, two family, multi family or non residential structures in residential districts, excluding doors and windows, constructed of stone, standard size full width brick, cultured stone and/or thin tile brick. Any building façade directly visible from a public right-of-way shall be constructed of 100% masonry.
Upon notification of all property owners within 200 feet of the subject property, the Zoning Board of Adjustment may waive the masonry requirement for single family detached houses and for allowed non-residential uses not meeting the requirements of the district unless 51 percent of the surrounding property owners within 200 feet petition against the masonry exception, in which case no exception can be granted.
15.15.3 If a new single-family detached residential dwelling is located on a lot of official record prior to January 1, 1972, the dwelling shall be exempt from the masonry requirements in all zoning districts, only if each of the following applies:
A. When more than 50% of the block on the same side of the street between intersecting streets has primary structures on them without masonry, then the remaining properties are exempt from the masonry requirements.
B. When more than 50% of the total lots on both sides of the block on the street upon which a new dwelling is to be placed, measured from the block's intersecting streets, are developed.
15.15.4 If a new single-family detached residential dwelling is located on a lot of official record prior to July 18, 2017, stucco or fiber cement siding shall be considered masonry material only if each of the following applies:
A. When fewer than 50% of the total lots on both sides of the block on the street upon which a new dwelling is to be placed, measured from the block's intersecting streets, are developed;
B. The use of these materials is not prohibited by any private covenant or deed restriction applicable to the property;
C. The Director of Planning and Development or designee determines that the use of stucco or fiber cement siding will not have an adverse impact on the surrounding neighborhood.
15.15.5 When an addition is proposed for an existing single-family, duplex, or multi-family residence which has an exterior masonry surface, the addition shall have an exterior masonry surface equal to or greater than the percentage of exterior masonry of the existing dwelling; except that an addition made to the rear of an existing structure which has an exterior masonry surface on the front yard facing only shall be exempt from any masonry requirements. In no case shall the total amount of masonry content on the dwelling, after the addition has been made, be required to exceed the minimum required in that zoning district.
15.15.6 When rehabilitation is made to an existing single-family, duplex, or multi-family dwelling, the structure shall have an exterior masonry surface, after rehabilitation, equal to or greater than the percentage of exterior masonry surface prior to rehabilitation. In no case shall the total amount of masonry content on the dwelling, after rehabilitation has been made, be required to exceed the minimum required in that zoning district.
15.15.7 When detached accessory buildings are designed and used as a garage, they shall have the same percentage of masonry content as the main structure when permitted and/or constructed simultaneously with the main structure. In no case shall the amount of masonry content on the accessory building be required to be in excess of the minimum required by the zoning district in which the accessory building is located, regardless of percentage of masonry content of the main structure. All other residential detached accessory structures shall comply with the building construction requirements of Section 6.7.3 of this ordinance.
SECTION 16 - MINIMUM MASONRY CONTENT FOR NON-RESIDENTIAL STRUCTURES IN NON-RESIDENTIAL ZONING DISTRICTS
16.16.1 When property is zoned Central Area (CA), Office-1 (O-1), General Retail-1 (GR-1), Commercial-1 (C-1), Office (O), Neighborhood Service (NS), General Retail (GR), Commercial Office (CO), Commercial (C) or Heavy Commercial (HC), and is adjacent to a Collector or Arterial Thoroughfare as designated on the City’s Thoroughfare Plan, every wall (excluding doors and windows) shall be of 100% masonry construction and the following standards shall apply:
A. Masonry shall be defined as:
1. Hard fired (kiln fired) brick, face or building brick with a troweled mortar bond finish;
2. Stone, including granite, sandstone, slate, limestone, marble or other hard and durable all weather stone;
3. Split-faced, fluted, sandblasted or textured concrete masonry units, textured or sandblasted concrete tilt-wall, cultured stone and/or thin tile brick. Ashlar, cut stone, and dimensional stone construction techniques are acceptable;
4. Exterior Portland cement plaster (stucco) with three coats over metal lath or wire fabric lath (excludes EIFS);
5. Fiber Cement Siding, excluding lap siding (as defined in the most recently adopted Building Code and approved by the Building Official).
A. Walls adjacent to any street right-of-way, regardless of setback, shall be constructed of 75% hard fired (kiln fired) brick, face or building brick with a troweled mortar bond finish or stone. Stone material used for masonry construction may consist of granite, sandstone, slate, limestone, marble or other hard and durable all weather stone. Ashlar, cut stone, and dimensional stone construction techniques are acceptable.
B. The remaining walls may be constructed of brick or stone as previously described, split-faced, fluted, sandblasted or textured concrete masonry units, textured or sandblasted concrete tilt-wall, cultured stone and/or thin tile brick.
B. Walls adjacent to any street right of way, regardless of setback, shall be constructed of no more than 75% of a single material from the list in 16.16.1.A above. The remaining 25% of the wall surface shall consist of one or more the remaining materials from the list in 16.16.1.A above and shall be of a contrasting color from the other 75% of the wall.
C. Exposed concrete tilt-wall wall surfaces shall include reveals with a minimum two inch width, punch-outs, or integrated form liner on at least fifteen percent (15%) of each exposed concrete finished wall surface.
16.16.2 Additions to buildings erected legally of materials other than those listed above may be constructed of the same materials as the original building, provided the addition or additions do not exceed 50% of the area of the original building.*
SECTION 17 - MINIMUM MASONRY REQUIREMENTS FOR NON-RESIDENTIAL STRUCTURES LOCATED IN THE LIGHT INDUSTRIAL (LI) ZONING DISTRICT
17.17.1 When property is zoned Light Industrial (LI) District every wall shall be of masonry or glass construction and the following standards shall apply:
A. Masonry construction shall include all masonry construction, which is composed of solid, cavity, faced, or veneer-wall construction.
1. Stone material used for masonry construction may consist of granite, sandstone, slate, limestone, marble, or other hard and durable all weather stone. Ashlar, cut stone, and dimension stone construction techniques are acceptable.
2. Brick material used of masonry construction shall be composed of hard fired (kiln fired), stacked in place, mortared joints, faced or building brick with a minimum nominal depth of three (3”) inches.
3. Concrete finish for precast concrete panel (tilt wall) construction shall be exposed aggregate, bush-hammered, sandblasted, or textured, all of which may be painted or stained.
4. Split faced, fluted, sandblasted, glazed or textured concrete masonry units.
5. Ceramic tile as approved by the Building Code.
6. Exterior Portland cement plaster (stucco) with three coats over metal lath or wire fabric lath (excludes EIFS);
7. Fiber Cement Siding, excluding lap siding (as defined in the most recently adopted Building Code and approved by the Building Official).
B. Glass walls shall include glass curtain walls or glass block construction. Glass curtain wall shall be defined as an exterior wall, which carries no floor or roof loads, and which may consist of a combination of metal, glass and other surfacing material supported in metal framework.
C. Exterior metal walls shall be prohibited on all buildings hereafter erected, constructed, altered, repaired or used.
D. Exposed walls of the front exterior facade consisting of a single texture shall be prohibited.
E. Not less than 15% of the total area of exposed walls, excluding windows, doors, or garage doors, of the front exterior facade shall be constructed from an alternate material, or a contrasting texture or color.
17.17.2 Additions to buildings erected legally of materials other than those listed above may be constructed of the same materials as the original building, provided the addition or additions do not exceed 50% of the area of the original building.*
SECTION 18 - MINIMUM MASONRY REQUIREMENTS FOR NON-RESIDENTIAL STRUCTURES NOT ON DESIGNATED ARTERIAL THOROUGHFARES LOCATED IN LI ZONING DISTRICTS
18.18.1 When property is zoned Light Industrial (LI), and abuts or is adjacent to any public thoroughfare which is not designated as an arterial thoroughfare on the adopted Thoroughfare Plan of the City of Grand Prairie, all buildings hereafter erected, constructed, or used on such property shall have a front exterior façade of masonry construction, glass or metal and the following standards shall apply.
A. Masonry Construction shall include all construction, which is composed of solid, cavity, faced, or veneer-wall materials.
1. Stone material used for masonry construction may consist of granite, sandstone, slate, limestone, marble, or other hard and durable all weather stone. Ashlar, cut stone, and dimensioned stone construction techniques are acceptable.
2. Brick material used for masonry construction shall be composed of hard fired (kiln fired), stacked in place, mortared joints or building brick with a minimum nominal depth of three inches.
3. Concrete finish for precast concrete panel (tilt wall) construction shall be exposed aggregate, bush-hammered, sandblasted or textured all of which may be painted or stained.
4. Split-faced, fluted, sandblasted, glazed or textured concrete masonry units.
5. Ceramic tile as approved by the Building Code.
6. Exterior Portland cement plaster (stucco) with three coats over metal lath or wire fabric lath (excludes EIFS);
7. Fiber Cement Siding, excluding lap siding (as defined in the most recently adopted Building Code and approved by the Building Official).
B. Glass walls shall include glass curtain walls or glass block construction. Glass curtain wall shall be defined as an exterior wall which carries no floor or roof loads, and which may consist of a combination of metal, glass and other surfacing material supported in a metal framework.
C. Metal walls shall include ribbed or fluted metal panels and metal curtain walls.
1. The use of corrugated panels with a depth of less than one (1) inch, or thickness less than U.S. Standards 26 gauge shall be prohibited.
2. The use of unpainted metal panels, excluding panels made from copper, weathering steel, or stainless steel, shall be prohibited.
D. Exposed walls of the front exterior façade consisting of a single texture or color shall be prohibited.
E. Not less than 15% of the area of exposed walls, excluding windows, doors, or garage doors, of the front exterior façade shall be constructed from an alternate material, texture or color as identified in this Section.
18.18.2 Additions to buildings erected legally of materials other than those listed above may be constructed of the same materials as the original building, provided the addition or additions do not exceed 50% of the area of the original building.*
Appendix F: Corridor Overlay District Standards
SECTION 2 - STANDARDS FOR NON-INDUSTRIAL DEVELOPMENT
B. Exterior Building Material Requirements
1. Principal Masonry Requirement - One hundred percent (100%) of the exterior of all new buildings (excluding doors and windows) shall be finished with one or more of the following principal masonry materials indicated in Section 2.B.a below.
a. Brick, stone, cast stone, cultured stone, rock, marble, granite, and poured in place tilt wall concrete, exterior Portland cement plaster (stucco) with 3 coats over metal lath or wire fabric lath, and fiber cement siding, excluding lap siding (as defined in the most recently adopted Building Code and approved by the Building Official).
i. The use of either split-face or smooth-face Concrete Masonry Units (CMU’s) shall be prohibited on a Primary façade, but shall be permitted on a Secondary façade only.
ii. Material substitutions may be approved by the Development Review Committee in accordance with Sections 2.B.b., c. and d below.
iii. A minimum stone requirement shall be applied and credited as specified in Sections 2.B.2 and 3 below.
iv. Exterior Insulating Finishing System (EIFS) shall be allowed for roof parapet cornice molding, ornamental roundels or similar decorative elements.
b. The developer/builder shall be allowed, but not required, to substitute Exterior Insulating Finishing System (EIFS). The use of EIFS shall not exceed twenty percent (20%) of an exterior wall of the building, and may not be utilized on any portion of a wall that is less than eight feet (8’) in height from finished grade elevation of said wall.
i. Stucco may be substituted for EIFS and shall be composed of exterior Portland cement plaster with three (3) coats over metal lath or wire fabric lath.
ii. EIFS/Stucco shall be allowed for roof parapet cornice molding, ornamental roundels or similar decorative elements.
b. The developer/builder shall be allowed, but not required, to substitute architectural glass (other than windows and doors), spandrel glass or polished metal panels with less than twenty percent (20%) reflectance. However, only a maximum of twenty percent (20%) of any building façade may be constructed with such materials.
d. The developer/builder shall be allowed, but not required, to substitute the following accent materials on up to 10% of any façade type, excluding all windows, doors and glass construction materials as approved by the Development Review Committee:
i. Pre-coated and roll formed architectural aluminum wall panels and standing seam metal roof panels;
ii. Glass block,
iii. Tile, and
iv. Terracotta Façade Panels
2. Masonry and texture appliqués - Masonry and texture appliqués shall be required for exposed poured-in-place concrete or tilt-wall façades.
a. Twenty-five percent (25%) of an exposed poured-in-place concrete or tilt-wall façade, that is constructed for a Primary façade, shall be finished with one or more of the following treatments:
i. Building brick, or thin brick with a minimum dimension of ½” x 2-1/4” x 7-5/8”, stacked in place with an authentic troweled mortar bond finish (poured-in-place, form liner or prefabricated brick textures shall not be permitted to meet the requirement of this paragraph) ; or,
ii. Stone, Austin stone, cultured stone, granite, sandstone, slate, limestone, marble or combinations thereof. Ashlar, cut stone, and dimensional stone construction techniques are acceptable. Poured-in-place, form liner or prefabricated stone textures shall not be permitted to meet the requirement of this paragraph. The use of this option shall be credited to the 25% minimum stone requirement specified in Section 2.B.3.a below.
iii. Exterior Portland cement plaster (stucco) with three coats over metal lath or wire fabric lath (excludes EIFS);
iv. Fiber Cement Siding, excluding lap siding (as defined in the most recently adopted Building Code and approved by the Building Official).
b. The remaining exposed poured-in-place and tilt-wall concrete facades shall have an integrated color and be textured or patterned.
i. Exposed tilt-wall concrete wall surfaces, constructed for all Primary and Secondary facades, shall include reveals with a minimum two inch width or punch-outs on at least ten percent (10%) of each exposed concrete finished wall surface to enhance the main structure.
ii. Integrated form liner shall be only permitted on a Secondary façade and on those remaining exposed concrete surfaces that are not included in the stone and masonry calculations required in Sections 2.B.2 and 3 herein.
3. Minimum Stone Accent Required - In addition to the material requirements specified in Section 2.B.1 above, a minimum of twenty-five percent (25%) of the Primary façade shall be finished in stone, Austin stone, cultured stone, granite, sandstone, slate, limestone, marble, or other hard and durable all weather stone in order to establish a local architectural theme for the area. Ashlar, cut stone, and dimensional stone construction techniques are acceptable. Such stone accents shall be of a different color and surface texture from the principle exterior building material used for the main structure. Poured-in-place, form liner or prefabricated stone textures shall be prohibited.
a. Stone appliqués that conform to the requirements of Section 2.B.2 above, or attaching architectural building elements that are constructed with a stone finish of a different color and surface texture used for the main structure, shall be credited toward the stone accent requirement for Primary facades. Attached architectural building elements shall include, but not be limited to, the following:
i. Sidewalk arcades and/or column supports.
ii. Canopy fascias and/or canopy supports.
iii. Pilasters and similar building attachments that extend outward from the exterior wall surface a minimum of three inches (3”).
4. Secondary Facades - Secondary facades shall be finished in a similar color and texture as the Primary façades.
C. Prohibited Materials
1. The following materials are prohibited as wall cladding or roofing materials:
a. Aluminum siding or cladding,
i. However, commercial grade pre-coated and roll formed architectural aluminum panels, and standing seam metal roof panels, shall be permitted as noted in Section 2.B.4 above.
b. Corrugated galvanized metal,
c. Wood or plastic siding,
d. Cementitious fiberboard or engineered wood products,
e.d. Un-textured (smooth face) concrete block,
f.e. Exposed aggregate wall textures, and
g.f. Wood roof shingles.
D. Architectural Features
1. Facades
a. In addition to the building articulation requirements described in Section 2.A above, the facades of all main commercial structures shall also include the following key architectural features as noted:
i. All façade types shall be designed with distinguishable architectural elements, such as a distinct base, field wall and parapet with cornice. However, Secondary façades may omit the base element only.
ii. The cornice element at the parapet wall shall either be constructed integrally with the parapet structure, or may be attached to the surface of the parapet and shall extend beyond the exterior wall surface from which it is attached by a minimum of eighteen inches (18”). Refer to Section 4.C.1 below for required parapet height. EFIS/Stucco shall be a permitted material for the parapet cornice as specified in Section 2.B.1.b above.
iii. The use of arcades, covered walkways, architectural awnings, canopies or porticos is required along fifty percent (50%) of the Primary façade.
iv. Windows, which may include see-through doors, shall be provided along all Primary facades, such that they comprise at least 50% of the length of that façade for buildings under 10,000 square feet in size, and at least 25% for buildings over 10,000 square feet in size.
2. Roof Profile Variations for Articulated Elements
a. Variations to the roof profile for those sections of a Primary façade that contain an articulated public entrance or wall surface, as described in Sections 2.A.4. & 5 of this code, are required to reduce the visual scale of buildings, and to create visual interest. The roof line for such facades shall include at least one or more of the following elements:
i. Curvilinear, domed or arched formations.
ii. Two or more roof slope planes with an average slope of at least 5 in 12.
3. Color
a. A color material pallet, and/or color rending of the building shall be included with the Site Plan application submittal.
b. Exterior colors shall be low reflectance, subtle, neutral or earth tone colors.
c. The use of high intensity, primary, black or fluorescent colors is prohibited, except as trim or accent areas. Where used as trim or accents, those colors shall not exceed ten percent (10%) of any single façade, excluding all windows, doors and glass construction materials.
4. Articulated Public Entrance(s) on Primary Facades
a. Each principal public entrance on a Primary facade shall be designed with a clearly defined, highly visible customer entrance feature that shall be permitted to extend up to a maximum of thirty-feet (30’) above the highest parapet wall elevation as measured on either adjacent wall plane.
b. The minimum width and height of such features shall be determined in a manner similarly described in Sections 2.A.4 and 5 above.
c. Multi-tenant buildings, less than three (3) stories in height, shall include at least one (1) Articulated Public Entrance feature for every one hundred and twenty linear feet (120’) of Primary façade length, with such calculation being rounded to the nearest whole number.
d. Such features shall provide protection from the weather with the following design elements:
i. Canopies, arcades or porticos with covered walkways, with such elements being credited to the arcade/walkway requirement specified in Section 2.D.1;
ii. Raised surface ornamental molding used either independently or with wall signage features; and,
iii. Peaked, domed or curvilinear roof forms, with such elements being credited to the roof profile variation requirement specified in Section 2.D.2.
e. Articulated entrance features shall also be shall be permitted for either single tenant, multi-tenant or directional wall signage as approved in the Site Plan application submittal.
5. Screening of Garage Bays and Gasoline Pump-Station Canopy Structures
a. This section shall apply to all sites with garage bays and gasoline pump-station canopies within the district.
b. Garage bay doors shall be located at the side or rear of buildings and shall not be oriented parallel with a dedicated street thoroughfare of any classification.
c. Garage bay door areas shall be screened from adjacent properties, streets or public areas by a 36” high screen.
d. Screening materials shall be comprised of:
i. A wall that has a similar finish to the main structure, or
ii. A combination of trees and shrubs that will result in solid screening to the required height within two (2) years as determined by a registered landscape architect, certified nurseryman or master gardener.
e. Column supports for all gasoline pump-station canopies shall be encased in either a brick or stone masonry material or combination thereof.
f. The perimeter roof structure for all gasoline pump-station canopies shall be adorned with a sloped roof feature, such as a mansard roof or similar feature.
i. Such roof feature shall be finished with composition shingles, standing seam metal, clay tile, slate tile or engineered roof tile products that complement the color scheme of the main building.
Section 3 - Standards for Industrial Development
A. Exterior Building Material Requirements for Light Industrial, Manufacturing, Warehousing, Distribution and Structured Parking uses.
1. Principal Masonry Requirement - The exterior of all new buildings (excluding doors and windows) shall be finished in one or more of the following principal masonry materials indicated below.
a. Brick, stone, cast stone, cultured stone, rock, marble, granite, split face Concrete Masonry Units (CMU), and poured in place tilt wall concrete, and exterior Portland cement plaster (stucco) with 3 coats over metal lath or wire fabric lath, and fiber cement siding, excluding lap siding (as defined in the most recently adopted Building Code and approved by the Building Official).
i. Smooth face CMU shall not be permitted within the “Articulation Zone”.
ii. Split face CMU shall consume no more than ten percent (10%) of the total wall surface area within the “Articulation Zone”. An appeal may be made to the Planning and Zoning Commission and City Council to exceed this surface area requirement.
b. Exposed tilt wall concrete wall surfaces shall comply with "Minor Articulation" requirements (see Section 3.B.4. below).
c. The developer/builder shall be allowed, but not required, to use Exterior Insulating Finishing System (EIFS) or stucco for roof parapet cornice molding, ornamental roundels or similar decorative elements only. The use of EIFS/Stucco shall not exceed five percent (5%) of any exterior wall of the building, and may not be utilized on any portion of a wall that is less than eight feet (8’) in height from finished grade elevation of said wall.
d. The developer/builder shall be allowed, but not required, to use architectural glass (other than windows and doors), spandrel glass or polished metal panels with less than twenty percent (20%) reflectance. However, only a maximum of thirty percent (30%) of any building façade may be constructed with such materials.
SECTION 2
THAT all other provisions of the Article 6 “Density and Dimensional Standards” and Appendix F “Corridor Overlay District Standards” of the Unified Development Code, not included in this amendment, shall remain in full force and effect, save and except for necessary modifications to the “Table of Contents” affecting page numbering, and for necessary modifications to related terminology or phrases that have been modified by this amendment that will affect a similar modification to interrelated terminology and phrases cross-referenced in other Articles in the Unified Development Code.
SECTION 3
THAT if any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such provisions and such holding shall not affect the validity of the remaining portions thereof.
SECTION 4
THAT all of the regulations provided in this ordinance are hereby declared to be governmental and for the health, safety and welfare of the general public. Any member of the City Council or any City official or employee charged with the enforcement of this ordinance, acting for the City of Grand Prairie, Texas, in the discharge of his duties, shall not thereby render himself personally liable; and he is hereby relieved of all personal liability for any damage that might occur to persons or property as a result of any act required or permitted in the discharge of his said duties.
SECTION 5
THAT any person, firm, association of persons, company, corporation, or their agents, servants, or employees violating or failing to comply with any of the provisions of this article shall be fined in an amount not to exceed two thousand dollars ($2,000.00), and each day any violation of noncompliance continues shall constitute a separate and distinct offense. The penalty provided herein shall be cumulative or other remedies provided by state law, and the power of injunction as provided in V.T.C.A. Local Government Code Section 54.016 and as may be amended, may be exercised in enforcing this article whether or not there has been a complaint filed.
SECTION 6
THAT this ordinance shall be in full force and effect from and after its passage, approval and publication.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, THIS THE 18th DAY OF JULY, 2017.
ORDINANCE NO. 10302-2017
CASE NO. TA170701