From
Chris Hartmann
Title
SU121201A/S121201A - Specific Use Permit/Site Plan Amendment - Sunbelt Self-Storage (City Council District 4). Approval of a request to amend Specific Use Permit No. 918 (Ordinance No. 9559-2013) for Sunbelt Self-Storage, an operating mini-storage facility with outside storage. The applicant is specifically seeking to amend the approved hours of operation from 6:00 AM - 9:00 PM to 6:00 AM - 12:00 PM (midnight). No other changes are proposed. The 4.63-acre property, zoned Commercial One (C-1) District and within the S. H. 360 Corridor Overlay District, is addressed as 3015 New York Avenue. The property is located at the northwest corner of New York Avenue and Mirabella Boulevard. The owner/applicant is Sunbelt Land Development 360, Ltd. and the agent is Walter Nelson. (On August 1, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Approval of a request to amend Specific Use Permit No. 918 (Ordinance No. 9559-2013) for Sunbelt Self-Storage, an operating mini-storage facility with outside storage. The applicant is specifically seeking to amend the approved hours of operation from 6:00 AM - 9:00 PM to 6:00 AM - 12:00 PM (midnight). No other changes are proposed. The 4.63-acre property, zoned Commercial One (C-1) District and within the S. H. 360 Corridor Overlay District, is addressed as 3015 New York Avenue. The property is located at the northwest corner of New York Avenue and Mirabella Boulevard. The owner/applicant is Sunbelt Land Development 360, Ltd. and the owner is Walter Nelson.
ADJACENT LAND USES AND ACCESS:
North - To the immediate northeast is Cabaniss Elementary School on property zoned Commercial-One (C-1) District and Multi Family-One (MF-1) District. Cabaniss Elementary is in the Mansfield Independent School District. Properties to the northeast and southwest of the subject property are in the State Highway 360 (SH-360) Corridor Overlay District.
South - Immediately to the southwest is New York Avenue, designated and built as a Minor Arterial, 4-lane undivided thoroughfare (M4U) on the City’s Master Transportation Plan. On the other side of New York Avenue is vacant land that is zoned Commercial-One (C-1) District.
East - To the southeast is Mirabella Boulevard, designated and built as a Minor Arterial, 4-lane undivided thoroughfare (M4U) on the City’s Master Transportation Plan. On the other side of Mirabella Boulevard is Mirabella Village subdivision, built as a single family subdivision on property that is zoned Single Family - Five/Sixteen (SF-5/16) District.
West - The 2.14 acres, zoned Commercial-One (C-1) District, on the northeast corner of SH-360 and New York remains vacant. To the northwest is the northbound frontage road for SH-360. The corporate boundary for the City of Grand Prairie is on the west side of the highway. The City of Mansfield is on the other side of State Highway 360.
PURPOSE OF REQUEST:
The applicant is requesting approval to increase the existing gate access hours from 6:00 a.m. - 9:00 p.m. to 6:00 a.m. - 12:00 p.m. (midnight) of the Sunbelt Storage Mini Warehouse facility located at 3015 New York Avenue. The property is zoned Commercial-One (C-1) District. The subject property is also within the State Highway 360 (SH-360) Corridor Overlay District, boundaries defined in Appendix L of the Unified Development Code (UDC).
All non-residential development located within an overlay district requires site plan approval from the Planning and Zoning Commission and the City Council at a public hearing [UDC, Appendix F, Section 1.C.1]. Development located within a corridor overlay district must meet the minimum requirements prescribed in the UDC for the property’s underlying zoning district classification, and adhere to the additional architectural standards specified in UDC, Appendix F “Corridor Overlay District Standards.”
PROPOSED USE CHARACTERISTICS AND FUNCTION:
This request is for approval of an amendment to Specific Use Permit No. 918 approved by City Council on July 16, 2013 via Ordinance No. 9559-2013. The applicant is requesting approval to increase the existing gate access hours from 6:00 a.m. - 9:00 p.m. to 6:00 a.m. - 12:00 p.m. (midnight). No other changes are proposed.
The existing facility consists of 3,100 square foot two story masnry structure for the leasing office and the manager’s living quarters located adjacent to New York Avenue which will be the main entry. The 1,550 square foot leasing office will be located on the first floor with the 1,550 square foot living quarters being on the second floor. There are seven masonry and metal buildings of various sizes used exclusively for storage located around the perimeter of the site. Three additional storage buildings are located on the interior of the site that are constructed of metal. There is also a 19,290 square foot open area shown on the site plan for recreational vehicle and boat storage.
The facility functions as full service storage facilitly with both climate controlled and non climate controled units. It also includes an open RV and boat storage area on the interior of the site. The facility has a on site manager that will live and work on the site. Access to the site if via a coded entry at a security gate along New York Avenue. For additional security the site is monitored by a video surveilance system. The site is also enclosed by a combination of exterior manonry walls, fences and wrought iron fencing.
Via Ordinance No. 9559-213, the current approved hours of operation are 8:30 a.m. to 7:00 p.m. Monday thru Friday, 8:30 a.m. to 5:00 p.m on Saturday, and 12:00 p.m. to 5:00 pm on Sunday. Gates to the storage areas are accessable by coded entry from 6:00 a.m. to 9:00 p.m. seven days a week.
Staff has received one letter of opposition to the requested extended gate hours.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Comprehensive Plan designates this area for commercial and retail uses. This use is in conformance with the Future Land Use Map of the 2010 Comprehensive Plan.
RECOMMENDATION:
The Development Review Committee is not opposed to the request.
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 EXTENDING THE OPERATING HOURS FOR SPECIFIC USE PERMIT NO. 918 AUTHORIZED VIA ORDINANCE NO. 9559-2013 FOR A MINI-STORAGE FACILITY WITH OUTSIDE STORAGE IN A COMMERCIAL-ONE (C-1) DISTRICT, TO WIT: BEING 4.63 ACRES OUT OF THE ISAAC G. BOWMAN SURVEY, ABSTRACT 173, TRACT 1P IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING IN THE 6100 BLOCK OF S. STATE HIGHWAY 360, SAID ZONING ORDINANCE AND MAP 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, on July 16, 2013, the Grand Prairie City Council approved, via Ordinance No. 9559-2013 (Planning Case File No. SU121201/S121201), a request for a Specific Use Permit for a Mini-Storage Facility with Outside Storage in a Commercial-One (C-1) District; and
WHEREAS, the owner of the property described herein below has 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 Extending the Operating Hours contained within Specific Use Permit No. 918 for a Mini-Storage Facility with Outside Storage in a Commercial-One (C-1) District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 1, 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 request Extending the Operating Hours contained within Specific Use Permit No. 918 for a Mini-Storage Facility with Outside Storage in a Commercial-One (C-1) 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 8 to 0 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended Extending the Operating Hours contained within Specific Use Permit No. 918 for a Mini-Storage Facility with Outside Storage in a Commercial-One (C-1) 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 August 16, 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 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 918A for the property location as shown in Exhibit A- Location Map and as legally described as follows:
Lot 1, Block 1 of the Mirabella Commercial Addition
SECTION 2. DEFINITION
Small individual storage units for rent or lease, restricted solely to the storage of items. The conduct of sales, business or any other activity within the individual storage units, other than storage, shall be prohibited. One caretaker/security quarters shall be permitted in association with a mini-warehouse use.
SECTION 3. SPECIFIC USE PERMIT CONDITIONS
FOR OPERATION OF A MINI-STORAGE FACILITY IN A COMMERCIAL-ONE (C-1) DISTRICT. The following conditions of Ordinance No. 9559-2013 are hereby revised and/or reestablished as part of this ordinance:
1. All operations on the subject property must conform to the City Council signed and approved ordinance and operational plan as provided in the final submittal under case number SU121201 S121201, except that the “gate hours” of the storage facility are hereby extended from 9:00 PM to 12:00 PM (Midnight).
2. A final plat will need to be filed with the county for the entire site plan area, prior to issuance of a building permit. City approved grading, drainage, and erosion control plans will need to be submitted prior to approval of any final plat or building permit for the property.
3. A site plan submittal will be required for the 2.14 acre pad site along New York Avenue and State Highway 360 (SH-360) when the property is ready to be developed. The site plan will need to conform to the architectural requirements for the SH-360 Overlay District.
4. The 2.14 acre pad site along SH-360 may be included with the revised final plat for the first phase, or a separate plat may be submitted at a later date. A cross access easement will need to be dedicated at the time of platting.
5. Detached storage buildings shall extend along the rights-of-way in a manner that causes the outside storage of recreational vehicles to be substantially screened from eye level public view of a public street right-of-way.
6. Detached storage buildings shall extend along the rights-of-way in a manner that causes the overhead door openings to be substantially screened from eye level public view of a public street right-of-way. Detached storage buildings shall be set back a minimum of 25 feet from the dedicated right-of-way for New York Avenue and Mirabella Boulevard.
7. Door openings for the mini storage buildings shall be painted in earth tone colors and shall not be directly visible from the rights-of-way of State Highway 360, New York Avenue and Mirabella Boulevard.
8. All vehicular access drives into the storage unit complex shall be enclosed with a wrought iron type fence in accordance with UDC, Article 8 “Landscaping and Screening.” All gates, which restrict emergency access, must have a Knox override system.
9. Other than recreational vehicles, boats or trailers, all other items will be stored on the inside of the mini-warehouse buildings.
10. Wall and monument signage advertising the business name for the retail building and the mini-storage company shall be permitted in conformance with UDC, Article 9 “Sign Standards.” A multi-tenant sign is allowed in accordance with UDC, Appendix F “Overlay District Standards.” Individual business signs shall not be installed, painted or hung for mini storage units.
11. Light sources shall be oriented toward the center of the site or shielded so that the light source is not visible from the nearest property line [O.L.4.D]. UDC, Article 10 “Parking and Loading,” Section 15 “Glare and Lighting Standards” includes additional provisions for parking lot lighting, which can be addressed with the building permit submittal.
12. All mechanical equipment will be installed behind a three-foot parapet or within a sloped roof system. If future mechanical equipment is ground mounted, then it will need to be screened from view in accordance with UDC, Appendix F.
SECTION 4. COMPLIANCE
All development must conform to the approved Site Plan labeled as Exhibit ‘B’, which is herein incorporated 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 noting extended hours 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 16th DAY OF AUGUST, 2016.
ORDINANCE NO. 10114-2016
CASE NO. SU121201/S121201A
SPECIFIC USE PERMIT NO. 918A