From
Chris Hartmann
Title
S120803/SU120806 - Site Plan/Specific Use Permit - 4320 S. State Highway 360 (City Council District 4). Approval of a Site Plan and Specific Use Permit for a retail with mini-storage facility on 6.06 acres. The subject property is zoned Planned Development District 140 (PD-140) and is within the State Highway 360 (SH-360) Overlay District. The property is generally located east of S. State Highway 360 and south of Claremont Drive. The owner is Lodge Realty Partners LLP and the applicant is Shawn Valk. (On August 6, 2012, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0.)
Presenter
Bill Crolley, Director of Planning and Development
Recommended Action
Approve
Analysis
SUMMARY:
Consideration of a request for the approval of a Site Plan/ Specific Use Permit for retail with mini storage facility on 6.06 acres. The subject property is zoned Planned Development District 140 (PD-140) and is within the State Highway 360 (SH-360) Overlay District. The property is generally located east of S. State Highway 360 and south of Claremont Drive.
ADJACENT LAND USES AND ACCESS:
North - To the immediate north is Claremont Drive, which is not given a designation on the City's Master Transportation Plan, and is built as an arterial, six-lane divided thoroughfare. On the other side of Claremont Drive is a multi-family and townhome development that is zoned Planned Development District 140 (PD-140). The multi-family/townhome development received site plan approval from City Council on April 19, 2005 [S050401].
To the northeast, Magna Carta Boulevard is built as a four-lane undivided thoroughfare. Magna Carta Boulevard currently dead ends at Claremont Drive and extends to the northeast of the subject property.
South - Immediately to the south is vacant land zoned Planned Development District 140 (PD-140). PD-140 is broken into various tracts. The subject property and adjacent land to the south are part of Tract 6, which permits all uses allowed in the Commercial (C) District. The properties to the north and south are located within the State Highway (SH-360) Corridor Overlay District.
East - To the immediate east is vacant right-of-way that is designated for future expansion of Magna Carta Boulevard. On the other side of the right-of-way is a residential subdivision, Sheffield Village, which is also zoned PD-140 and is part of the Oak Hollow/Sheffield Village Public Improvement District #15 (PID #15).
To the southeast of the subject property are FEMA floodplain, and Fish Creek Linear Park and hiking trails.
West - Immediately west is the northbound frontage road for State Highway 360 (SH-360). On the west side of SH-360 is the Grand Prairie city limit line. To the northwest of the subject property is a convenience store with gasoline sales, zoned PD-140 with Specific Use Permit #486 (SUP-486).
PURPOSE OF REQUEST:
The subject property is within the State Highway 360 (SH-360) Corridor Overlay District, boundaries of the overlay are defined in Appendix L of the UDC. 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."
The zoning for the property is Planned Development District 140 (PD-140) for all uses allowed in the Commercial (C) District. General retail uses are allowed by right in the Commercial (C) District. Mini-storage facilities require a specific use permit in overlay districts. 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].
PROPOSED USE CHARACTERISTICS AND FUNCTION:
This request is for approval of a specific use permit and site plan on 6.06 acres for a retail with mini-storage facility. The subject property will include a 9,680 square-foot retail building along S. State Highway 360. A 1.18 acre pad site is reserved along Claremont Drive for future retail uses. The mini-storage portion of the facility includes nine buildings, totalling 80,088 square feet. A 2,100 square-foot space for a mini-storage office and manager's apartment is located in Building A.
The operational plan states that there will be two fulltime employees and two part-time employees, including an onsite manager who will live onsite. The office hours for the mini-storage office will be from 9:00 a.m. to 7:00 p.m. Monday through Friday, 9:00 a.m. to 5:00 p.m. on Saturday, and 12:00 p.m. to 5:00 p.m. on Sunday. The gate to the individual units will be open from 6:00 a.m. to 9:00 p.m. Security will include coded entry and a live video surveillance system. All items will be stored inside of the building with no outside storage.
UDC, Appendix F "Corridor Overlay District Standards," recommends a design sequence for non-industrial projects [UDC, Appendix F, Section 4.F]. The purpose is to articulate the building envelope, and to establish a site plan layout with building footprint, parking areas, landscaped areas, required setbacks and other basic site plan elements as required by code.
UDC, Appendix F, Section 1.B(6) establishes Section 2 as the development standards for commercial and general office uses. Section 2.B(1) establishes that one hundred percent (100%) of the exterior of all new buildings (excluding doors and windows) shall be finished with one or more of the principal masonry materials established in Section 2.B(1), (2) and (3).
Ø The primary facades are the north, south and west elevations for the retail building; and, the north and west elevations for the office and manager's apartment [O.L.2.A(1) and (2)]. The building materials include brick veneer, cultured stone and an aluminum storefront door/window assembly for the primary facades, which meets the minimum masonry requirement for primary facades.
Ø There is also a minimum stone accent of 25% for primary facades [O.L.2.B(3)]. All of the facades exceed the minimum stone requirement, and the brick and stone veneer is extended to the secondary facades for the two buildings along State Highway 360.
Ø A 20% EFIS or stucco allowance is provided in UDC, Appendix F [O.L.1.B(1.b)]. Both primary and secondary facades include less than 20% EFIS bands and moulding.
Ø The use of either split-face or smooth-face Concrete Masonry Units (CMU's) shall be prohibited on a primary façade, but shall be allowed on a secondary façade only [O.L.1.B(1.a)]. Split-face CMU is the main building material for the mini-storage buildings, which is an acceptable alternative.
Access for the retail with mini-storage facility will be from a driveway approach off of State Highway 360 and a mutual access easement from Claremont Drive. There will not be an entrance from Magna Carta Boulevard. The 60-foot right-of-way for Magna Carta Boulevard will be maintained, but there are no plans to build the road in the immediate future. Parking required is 41 spaces and parking provided is 67 spaces with three handicap spaces.
A Landscape Plan was submitted that meets and in some cases exceeds UDC requirements. The minimum landscape area required is 10%, and the landscape area provided is about 22% of the site area. The trees provided include Live Oak and Crape Myrtle. The shrubs along the parking areas will be Yaupon Holly, located along the 30-foot landscape buffer for State Highway 360 [O.L.4.B.2].
Additional provisions are included in the SUP Ordinance, Section 3 "Certificate of Occupancy" that addresses the timing of construction as follows:
Ø The construction of the mini-storage facility shall be developed concurrently with the retail component. A Certificate of Occupancy will also be concurrently issued for the mini-storage and the 9,680 square-foot shell retail building depicted on the attached site plan for Exhibit A.
Ø All perimeter-building facades for storage units fronting adjacent properties shall be constructed of a solid masonry material and shall serve as an architectural screen from adjacent development. Said perimeter building facades shall be constructed no less than 10 feet in height and shall be erected prior to or concurrently with the construction of the storage units located within the interior.
Additional provisions are included in the SUP Ordinance, Section 4 "Specific Use Permit Conditions" as follows:
Ø Mini-storage uses shall only be permitted on a 6.07 portion of the site plan area as shown on Exhibit A. A revised 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.
Ø A site plan submittal will be required for the 1.18 acre pad site along Claremont Drive when the property is ready to be developed. The site plan will need to conform to the architectural requirements for the State Highway 360 (SH-360) Overlay District.
Ø The 1.18 acre pad site along Claremont Drive may be included with the revised final plat for the first phase, or a separate plat may be submitted at a later date.
Ø No frontage along the south right-of-way line of Claremont Drive and the east right-of-way line of State Highway 360 shall be occupied by mini-storage development.
Ø Detached storage buildings shall extend along the rear facing façade of adjacent retail buildings in a manner that causes the mini-storage structures 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 Magna Carta Boulevard.
Ø 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, Claremont Drive and Magna Carta Boulevard.
Ø 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.
Ø All items will be stored on the inside of the building with no outside storage. No outside storage includes recreational vehicles, boats or trailers that are not fully screened on all four sides.
Ø 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.
Ø 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.
ZONING HISTORY:
The subject property is zoned Planned Development District 140 (PD-140) for various uses depending on the designated tract. This site is part of Tract 6, which is designated for commercial uses as described in the Planned Development ordinance. Planned Development District 140 was approved by City Council on September 13, 1983 [Ordinance 3507]. Prior to 1983, the site was zoned Agriculture (A) District and Planned Development for commercial, office and single family detached uses, approved January 27, 1971. The site was annexed into the city on August 20, 1963 [Ordinance 1455].
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 Comprehensive Plan as adopted in November of 2010.
PROJECT'S VESTED STATUS:
The subject property has been partially platted. A preliminary plat, Childtime Addition, Block 1, Lots 1-3, was approved by the Planning and Zoning Commission on December 18, 2007. A final plat exists for Lot 1, Childtime Addition [Cabinet A, Slide 12915 PRTCT]. A building permit was never issued for the proposed daycare facility [SU080101/S080101]. A revised final plat will need to be filed for the entire site plan area, prior to issuance of a building permit. Submittal of the site plan application will vest this project to development standards in place as of the date of application submittal of June 19, 2012 [S120803/SU120806].
DENSITY AND DIMENSIONAL IMPACTS:
See attach.
REQUESTED APPEALS BY APPLICANT:
The applicant is not requesting any appeals.
RECOMMENDATION:
The Development Review Committee recommends approval of this request for a site plan and specific use permit for retail with mini-storage facility in accordance with all Unified Development Code requirements.
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 RETAIL WITH MINI-STORAGE FACILITY IN PLANNED DEVELOPMENT DISTRICT 140, TO WIT: BEING LOTS 1-3, BLOCK 1 OF THE CHILDTIME ADDITION IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING ADDRESSED AS 4320 S. STATE HIGHWAY 360, 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 Retail with Mini-Storage Facility in Planned Development District 140; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 6, 2012, 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 Retail with Mini-Storage Facility in Planned Development District 140 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 Retail with Mini-Storage Facility in Planned Development District 140; 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 21, 2012 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 898 for the property location described as follows:
Being Lots 1-3, Block 1 of the Childtime Addition, in the City of Grand Prairie, Tarrant County, Texas, and being addressed as 4320 S. State Highway 360, and as shown on the approved site plan labeled as Exhibit 'A', which is incorporated herein by reference.
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 min-warehouse use.
SECTION 3.
Certificate of Occupancy
1. The construction of the mini-storage facility shall be developed concurrently with the retail component. A Certificate of Occupancy will also be concurrently issued for the mini-storage and the 9,680 square-foot shell retail building depicted on the attached site plan for Exhibit A.
2. All perimeter-building facades for storage units fronting adjacent properties shall be constructed of a solid masonry material and shall serve as an architectural screen from adjacent development. Said perimeter building facades shall be constructed no less than 10 feet in height and shall be erected prior to or concurrently with the construction of the storage units located within the interior.
SECTION 4.
Specific Use Permit Conditions
FOR OPERATION OF A RETAIL WITH MINI-STORAGE FACILITY IN PLANNED DEVELOPMENT DISTRICT 140. The following conditions are hereby established 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 SU120806 S120803.
2. Mini-storage uses shall only be permitted on a 6.07 portion of the site plan area as shown on Exhibit A. A revised 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 1.18 acre pad site along Claremont Drive when the property is ready to be developed. The site plan will need to conform to the architectural requirements for the State Highway 360 (SH-360) Overlay District.
4. The 1.18 acre pad site along Claremont Drive may be included with the revised final plat for the first phase, or a separate plat may be submitted at a later date.
5. No frontage along the south right-of-way line of Claremont Drive and the east right-of-way line of State Highway 360 shall be occupied by mini-storage development.
6. Detached storage buildings shall extend along the rear facing façade of adjacent retail buildings in a manner that causes the mini-storage structures 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 Magna Carta 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, Claremont Drive and Magna Carta 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. All items will be stored on the inside of the building with no outside storage. No outside storage includes recreational vehicles, boats or trailers that are not fully screened on all four sides.
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. If the retail building has a projected food service use, the sanitary sewer must be designed in a way that a grease trap and an industrial waste sample point can be installed for each of those proposed suites.
SECTION 5.
Compliance
All development must conform to the approved Site Plan labeled as Exhibit 'A', which is herein incorporated by reference.
1. The Specific Use Permit (SUP) shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if no building permit is issued for a "Retail with Mini-Storage Facility in Planned Development District 140" 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 "Retail with Mini-Storage Facility in Planned Development District 140" within six (6) months after the issuance of a building permit.
3. The operation of this site 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.
SECTION 6.
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 7.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 8.
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 AUGUST 2012.
SPECIFIC USE PERMIT NO. 898
CASE NO. S120803/SU120806
ORDINANCE NO. 9389-2012