From
Chris Hartmann
Title
SU170801 - Specific Use Permit - Life Storage Phase 2 (City Council District 6). Approval of a Specific Use Permit/Site Plan to allow for amending an existing SUP for proposed expansion of an existing mini-warehouse self-storage facility. Proposed Phase 2 consists of 241 additional units. The 4.046 property is generally located south of W. Westchester Parkway and approximately 600 feet west of S. Carrier Parkway (335 W. Westchester Pkwy). The property is zoned Planned Development 173 (PD-173) with Specific Use Permit 645 (SUP-645). The agent/applicant is Tracy LaPiene, Ridinger Associates and the owner is Robert Fisher, SH 746-755 LLC. (On August 7, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner David Jones, AICP
Recommended Action
Approval
Analysis
SUMMARY:
Specific Use Permit for Life Storage Phase 2 at 335 W. Westchester Parkway. A request to amend Specific Use Permit for the expansion of an existing mini-warehouse facility. The 4.046 property consists of one lot on the south side of W. Westchester Parkway approximately 600 feet west of S. Carrier Parkway. The property is zoned Planned Development 173 (PD-173) with Specific Use Permit 645 (SUP-645).
ADJACENT LAND USES:
North: Planned Development (PD-173) developed as commercial shopping center.
South: Planned Development (PD-218) developed as Single-Family residential (Westchester Meadow); Grand Prairie ISD operations facility.
East: Planned Development (PD-173) developed as retail, car wash, and professional offices. Planned Development (PD-26) includes the former TX DoT facility now owned by Grand Prairie ISD.
West: Planned Development (PD-173) developed as Multi-Family residential.
COMMENTS:
In July 1985, City Council adopted PD-173 which established multifamily & commercial standards for approximately 153 acres south of Interstate 20.
The property located at 335 W. Westchester Pkwy. was designated for Commercial uses. In March 1996, City Council authorized a Specific Use Permit (SUP-645) for mini-warehouse/public storage uses on the property.
A Site Plan with exterior elevations was approved as part of the ordinance which showed seven (7) single-story brick buildings in Phase 1, with an additional six (6) single-story buildings designated for Phase 2, which was never constructed.
The current request is to amend the SUP to allow for one (1) two-story 37,560 square foot building in place of the multiple single-story buildings approved in the original SUP. The proposed facility will include approximately 241 additional storage units. The applicant’s stated reasoning for constructing a two-story building is to preserve some of the existing trees and vegetation onsite.
ACCESS AND PARKING
Access will be from an existing drive which connects to W. Westchester Parkway. No access will be provided to Carrier Pkwy. The existing access drive, drive aisles, fire lane, and parking areas are all paved with concrete in compliance with the Unified Development Code (UDC). Article 10 of the UDC requires Mini-warehouse uses provide a minimum of six (6) parking spaces for customers and employees. The site provides six spaces plus one accessible parking space, for a total of 7 spaces.
BUILDING ELEVATIONS
As stated above, Phase 1 was developed in accordance with the adopted site plan with single-story brick-clad buildings. For Phase 2, the applicant proposes a single two-story building 25 feet in height which is 100% brick-clad along the northern and eastern facing elevations (facing Carrier Pkwy. and Westchester Pkwy.) with approximately 30% brick and 70% stucco on the western and southern elevations. The proposed 2-story height and partially brick-clad building is inconsistent with the original approved SUP, which showed completely brick clad, single story buildings, but is consistent with current masonry standards in the UDC.
LANDSCAPE AND SCREENING
Phase 2 is proposed in an area of significant vegetation and trees. As proposed, the new 37,560 square foot addition would require the removal of a significant portion of existing tree stand. However, the applicant’s landscape plan indicates preservation of approximately 20’-30’ of natural vegetation around the proposed building to buffer it from adjacent properties. The UDC requires minimum 5% of site be landscaped, while the Site Plan provides for 15% landscaping in compliance with the UDC.
STAFF RECOMMENDATION:
Staff has concerns with the proposal for a two-story commercial building, given the established single-story commercial development in the Westchester Commercial area, and the existing single family residential southwest of the proposed building. However, staff and the applicant have worked to address concerns regarding building design and visual impact. The proposed building sits near the intersection of Carrier Pkwy. and Westchester Pkwy. in the heart of the Westchester community. The surrounding commercial land is almost completely built out, with a relative shortage of tree canopy. Given the efforts the applicant has made to preserve a meaningful portion of tree stand on this property, staff is supportive of the modification to the Specific Use Permit and recommends approval.
PZ RECOMMENDATION:
Planning and Zoning Commission voted 9-0 to recommend approval with the stipulation that the applicant save as many trees on the site as possible and include vertical courses of bricks to break up the facade.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING ORDINANCE AND MAP BY SHOWING THE LOCATION, BOUNDARY, AND USE OF CERTAIN PROPERTY FOR AMENDING SPECIFIC USE PERMIT FOR MINI-STORAGE FACILITY IN THE PLANNED DEVELOPMENT 173 (PD-173) DISTRICT, TO WIT: BEING ALL OF LOT 4 OF BLOCK 4 OF THE WESTCHESTER COMMERCIAL PHASE TWO, AN ADDITION TO THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 96107, PAGE 7764, DEED RECORDS, DALLAS COUNTY, TEXAS; 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 site to include a Specific Use Permit for a Mini-Storage; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 7, 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 amendment of a Specific Use Permit for a Mini-Storage Facility 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 an amendment to Specific Use Permit for a Mini-Storage Facility; 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 August 15, 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..."
passed and approved November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered 655A for the property, Lot 4 of Block 4 of the Westchester Commercial, Phase Two legally described in Exhibit A - Location Map, and depicted in Exhibit B - Site Plan, and Exhibit C - Exterior Elevations attached hereto.
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.
Specific Use Permit
For operation of a Specific Use Permit for a MINI-STORAGE FACILITY IN the Planned Development 173 (PD-173) District; the following standards and conditions are hereby established as part of this ordinance:
1. The site plan and exterior elevations shall conform as approved by the City Council under case number SU170801.
SECTION 4.
Compliance
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, TEXAS, THIS the 15th of August, 2017.
ordinance no. 10320-2017
specific use permit no. 655a
case no. su170801