From
Chris Hartmann
Title
SU171101 - Specific Use Permit - 2911 S. Great Southwest Parkway (City Council District 2). Specific Use Permit for Transfer and Storage Terminal use in conjunction with a proposed 270,400 square foot office/warehouse building. Tracts 1B02 and 1B04, Jose Gill Survey, Abstract No. 567, City of Grand Prairie, Tarrant County, Texas, generally located east of S. Great Southwest Parkway and approximately 623 feet north of W. Warrior Trail. Zoned LI, Light Industrial district. The agent is Dan Gallagher, the applicant is Chris Jackson, Stream Realty Acquisition LLC, and the owner is Concetta Nolan. (On November 6, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
David Jones, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Specific Use Permit for Transfer and Storage Terminal uses in conjunction with a proposed 270,400 sqaure foot office/warehouse building. Tracts 1B02 and 1B04, Jose Gill Survey, Abstract No. 567, City of Grand Prairie, Tarrant County, Texas, generally located east of S. Great Southwest Parkway and approximately 623 feet north of W. Warrior Trail. Zoned LI, Light Industrial district.
PURPOSE OF REQUEST:
The applicant is requesting a Specific Use Permit to operate a Transfer & Storage Terminal Facility located within 300’ of a single family residential zoned district. The Unified Development Code (UDC) defines a Transfer and Storage Facility as and establishment engaged in furnishing both trucking and storage services.
Transfer and Storage Terminal uses are allowed within the Light Industrial (LI) zoning District by right unless the nature of such facilities create potential spillover impacts on adjacent properties. In such cases, the UDC requires City Council approval of a Specific Use Permit (SUP), upon Planning & Zoning Commission’s recommendation, when such uses are within 300’ of a single family residential zoning district.
BACKGROUND:
The DFW metro area has experienced an upswing in the demand for flexible office/showroom warehouse facilities. The demand is fueled in general from logistical demands for goods and services as a result in the expanding economic trends to accommodate delivery of products and services in a timely manner. This LI zoned, vacant unplatted property is centrally located as well as strategically located to meet those demands.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Land Use |
|
North |
Commercial & PD-276 |
Vacant & Single Family to NE |
|
East |
PD-241 Light industrial |
Food Processing Facility |
|
West |
Light industrial |
Grand Prairie Municipal Airport |
|
South |
Light Industrial |
Undeveloped |
PROPOSED USE AND CHARACTERISTICS
Operations:
The two vacant LI zoned tracts total 14.34 acres of generally flat terrain, gently sloping to the east. Property immediately to the east is the Fresh Express Food Processing facility, which recently was approved for expansion from City Council. Located west, across S. Great Southwest Parkway, is the Grand Prairie Municipal Airport. To the south is vacant LI zoned property. Located to the north is a vacant Commercial (C) zoned tract, and to the northeast is the existing Silverado Springs single family residential neighborhood. An approximate 225’ width drainage & flood way easement separates the non-residential properties as a natural buffer from the Industrial zoned properties to the existing Silverado Estates neighborhood.
As noted in the applicant’s Operational Plan and reflected on the site exhibits, the proposal includes the development of a 270,000 square foot speculative industrial warehouse, including flex office spaces, multiple dock doors and outdoor storage areas to accommodate trailer parking and storage. The building is oriented in an east-west manner with loading docks and proposed trailer parking/storage located north and south of the facility. The applicant has submitted a variance request to the Zoning Board of Adjustment to allow up to 60 feet in height to accomodate a greater variety of potential users. The Zoning Board of Adjustment is scheduled to hear the request at its November 20th meeting.
Access:
Primary entry & exit will be provided via two commercial drives along S. Great Southwest Parkway. The installation of these drives requires that the applicant provide a left-turn lane in the existing median.
Customer and employee parking (126 spaces) will be provided on the west side of the building including 6 accessible spaces. Water and sanitary sewer services are available but may have to be extended to accommodate the development. The applicant has submitted a plat (Under DRC review) to establish lot boundaries, dedicate right-of-way and designate necessary easements to accommodate the development of the property.
Landscape and Screening:
The applicant proposes a masonry wall along the northern property boundary to serve as a screen and sound buffer to the residential zoned properties to the north.
A landscape exhibit was submitted reflecting 24 proposed street trees with an additional 30 shade trees on the property as well as over 500 shrubs. The proposed landscaping exceeds the (UDC) required 4% minimum landscaping requirement for LI zoned properties. Approximately 17% of the site is proposed as irrigated landscaping.
Elevations and Masonry:
The applicant proposes to provide 100% concrete tilt-wall masonry with texture and color variations in accordance with requirements for Industrial buildings which face an arterial street (Article 6, Unified Development Code). Although the facility is not located in an Overlay District requiring building articulation, the east and west elevations have been designed to provide articulated facades with a mixture of colors and textures which substantially meets many requirements of the Overlay.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Industrial uses. As proposed a Transfer and Storage Terminal uses are consistent with the FLUM.
REQUESTED APPEALS BY APPLICANT:
No appeals are requested other than the noted variance for height. This request for variance will be heard by the Zoning Board of Adjustment at its November 20, 2017 meeting.
RECOMMENDATION:
The Development Review Committee recommends approval.
P&Z RECOMMENDATION:
At its November 6, 2017 meeting, Planning & Zoning Commission recommeded approval by vote of 9-0 subject to the following conditions:
1. That the applicant meets with the local HOA to the northeast to discuss the facility and what implications it will have.
2. That they discuss the possibility of limiting their 24 hour operations to the southern side.
3. Examine the possibility of a larger wall with sound reflecting capabilities.
4. Look at the possibility of berms and taller foliage to the north side to help with sound deadening.
APPLICANT RESPONSE:
The applicant has responded to the items requested by Planning and Zoning Commission (responses in bold):
At its November 6, 2017 meeting, Planning & Zoning Commission recommeded approval by vote of 9-0 subject to the following conditions:
1. That the applicant meets with the local HOA to the northeast to discuss the facility and what implications it will have. I spoke with the President of the Silverado Springs PID, Mike Cheves, on the phone in the afternoon of November 10th. I explained who I was, the current zoning of the property, the facility we are planning to build, and the SUP that we had submitted for trailer parking. I asked if he had received a notice from the City of Grand Prairie. When he replied no, I forwarded the notice and list of people that it had been mailed to. I followed up with a second phone call to confirm that I had sent him an email. I told him that I would welcome any questions he may have about our development plan. As of 11.15.17, I have not been contacted by Mr. Cheves.
2. That they discuss the possibility of limiting their 24 hour operations to the southern side. To preserve maximum flexibility in attracting the greatest number and quality of tenants, we believe strongly that we need to maintain the ability to operate 24 hours per day.
3. Examine the possibility of a larger wall with sound reflecting capabilities. We are willing to consider and add sound reflecting features to the wall that is already required adjacent to the residential zoning. We believe that adding some sort of “texture” to this wall may accomplish the intended effect. Furthermore, we are willing to consider increasing the height of the wall by a reasonable dimension to add additional sound reflecting qualities.
4. Look at the possibility of berms and taller foliage to the north side to help with sound deadening. We are willing to consider and add berms and taller foliage to the north side of the property to help with sound deadening. We are constrained by the existing gas pipeline easement along the east and north sides of the property, and we will need to negotiate with the pipeline company regarding any work within their easement. While we are willing to add berming, any berm work within the pipeline easement will be dependent on what we are able to negotiate with the gas pipeline company. Outside of the easement, we will add berming and taller foliage or additional foliage, where open space allows, in an attempt to help with noise issues.
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 TRANSFER AND STORAGE TERMINAL USE IN A LIGHT INDUSTRIAL (LI) DISTRICT, TO WIT: BEING TWO TRACTS, TOTALING 14.339 ACRES, OUT OF THE JOSE A. GILL SURVEY, ABSTRACT NO. 567, IN THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND BEING ADDRESSED AS 2911 S. GREAT SOUTHWEST PARKWAY, SAID ZONING MAP AND ORDINANCE BEING NUMBERED AS 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 owner 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 a Specific Use Permit for a Transfer and Storage Terminal use in a Light Industrial (LI) District; and;
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on November 6, 2017, 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 a Specific Use Permit for a Transfer and Storage Terminal use in a 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 a Specific Use Permit for a Transfer and Storage Terminal us in a 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 November 21, 2017 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..."
Being passed and approved on November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered 1035 for the property location described as follows:
Being two tracts out of the Jose A. Gill Survey Abstract No. 567, in the City of Grand Prairie, Dallas County, Texas, and being addressed as 2911 S. Great Southwest Parkway, being 14.339 acres, and as shown on the approved site plan labeled as Exhibit ‘A’, which is incorporated herein by reference.
SECTION 2.
SPECIFIC USE PERMIT
FOR OPERATION OF A TRANSFER AND STORAGE TERMINAL USE IN LIGHT INDUSTRIAL (LI) DISTRICT. The following definition and conditions are hereby established as part of this ordinance:
2.1 PERMITTED USE DEFINITION
Transfer and Storage Terminal: An establishment engaged in furnishing both trucking and storage services.
2.2 CONDITIONS FOR A CERTIFICATE OF OCCUPANCY
The following conditions must be satisfied prior to issuance of a Certificate of Occupancy (CO) for a Transfer and Storage Terminal Use on the subject property at 2911 S. Great Southwest Parkway per Planning & Zoning Commission’s recommendations:
1. Provide a (7’) seven-foot masonry screening wall with sound reflective materials along the property boundary (northeast corner) adjacent to residential properties.
2. Provide additional vegetation and berms along the northern boundary to provide additional buffer from residential properties to the north, subject to working with Staff and Gas Utility Company.
2.3 OPERATIONAL CONDITIONS
The following conditions pertain to the operation of a Transfer and Storage Terminal use on the subject property at 2911 S. Great Southwest Parkway and conformance to these stipulations are required for continued operations:
1. A valid city approved Certificate of Occupancy (CO) is required prior to any outside storage activity on the site including loading and/or unloading of materials.
2. All operations on the subject property must conform to the Planning and Zoning Commission and City Council signed and approved site plan exhibit and operational plan as provided in the final submittal under case number SU171101.
3. All operations on the subject property must maintain compliance with all applicable federal, state and local regulations and environmental laws.
4. No on-site handling and storage of non-hazardous waste on the subject property
5. The maintenance and repair of motor vehicles, large trucks, and equipment must be performed off-premise.
6. All motor vehicles, large trucks, trailers, and other equipment or items which are parked or stored on the property are required to be stored and/or parked on a concrete surface.
SECTION 3.
COMPLIANCE
All development must conform to the approved site plan labeled as Exhibit ‘A’, which is incorporated herein by reference.
1. The Specific Use Permit (SUP) shall automatically terminate in accordance with Article 5, “Specific Uses,” Section 4, “Termination of Specific Use Permit,” Subsection 1.C of the Unified Development Code if no building permit is issued for an Transfer and Storage Terminal use within one (1) year after City Council adoption of this Ordinance, or upon cessation of the use for a period of six (6) months or more.
2. Furthermore, by this SUP Ordinance, the Specific Use Permit shall automatically terminate if no certificate of occupancy is issued for a Transfer and Storage Terminal use within eighteen (18) months after the issuance of a building permit.
3. Furthermore, by this SUP Ordinance, the City Council shall conduct a public hearing two (2) years after City Council adoption of this Ordinance or six (6) months after a certificate of occupancy is issued, whichever is sooner, to confirm compliance with all applicable codes which shall include, but not be limited to, 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.
SECTION 4.
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.
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 21st day of November 2017.
ORDINANCE NO. 10395-2017
CASE NO. SU171101
SPECIFIC USE NO. 1036