From
Chris Hartmann
Title
Z160902 - Zoning Change - Methodist Convenient Care Campus (City Council District 6). Approval of a Zone Change request from Planned Development 49 (PD-49) District to a planned development zoning district allowing for the establishment of a medical clinic as a primary principal use permitted by right within a General Retail (GR) District base zoning designation. The 10-08-acre property, currently zoned PD-49 District for medium to high density residential uses and set within the Lake Ridge Corridor Overlay District, is located at the northeast corner of Lake Ridge Parkway and Polo Road. The property is being rezoned to accommodate the development of the proposed 42,700 square foot Methodist Convenient Care Campus (medical clinic). The applicant is Dan Blizzard, Methodist Health System and the owner is W.D. Masterson, Kilgore Law Center, LLC. (On August 29, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approval
Analysis
SUMMARY:
Approval of a Zone Change request from Planned Development 49 (PD-49) District to a planned development zoning district allowing for the establishment of a medical clinic as a primary principal use permitted by right within a Commercial (C) District base zoning designation. The 10.08-acre property, currently zoned PD-49 District for medium to high density residential uses and set within the Lake Ridge Corridor Overlay District, is located at the northeast corner of Lake Ridge Parkway and Polo Road. The property is being rezoned to accommodate the development of the proposed 42,700 square foot Methodist Convenient Care Campus (medical clinic).
ADJACENT LAND USES AND ACCESS:
North - Directly north of the subject property is Lake Ridge Parkway, a six-lane divided principal arterial (P6D) as classified in the City’s Master Transportation Plan. Northwest of Lake Ridge Parkway are several vacant tracts of land zoned PD-49 for medium/high density residential uses. These properties are located between Fish Creek and Lake Ridge Parkway.
South - Directly south of the subject property is Polo Road, a four-lane divided principal arterial (P4D) as classified in the City’s Master Transportation Plan. South of Polo Road is the High Hawk at Martin Meadow Phase 1 single family detached residential development split-zoned PD-49 and PD-51. Southeast of the subject property and Polo Road is the Trailwood Addition 4th Increment single family detached residential development zoned PD-81.
East - Directly east of the subject property, and specially east of the proposed new medical clinic, is the Trailwood Addition Increment 4A single family detached residential development zoned PD-81. East of the north end of the subject property is a vacant tract of land also zoned PD-8.
West - Directly west of the subject property is Lake Ridge Parkway, a six-lane divided principal arterial (P6D) as classified in the City’s Master Transportation Plan. Northwest of Lake Ridge Parkway are several vacant tracts of land zoned PD-49 for medium/high density residential uses. These properties are located between Fish Creek and Lake Ridge Parkway. As Lake Ridge Parkway runs in a northeast/southwest direction and Polo Road curves north as it connects to Lake Ridge Parkway, a portion of Polo Road is also located to the west of the subject property.
PURPOSE OF REQUEST:
The purpose of this request is to change the existing Planned Development 49 (PD-49) District zoning designation permitting medium/high density residential development of the subject property to a planned development zoning district for a proposed medical clinic. The applicant is seeking to establish the General Retail (GR) District standards, as adopted and contained within the Unified Development Code (UDC), as the base or underlying zoning designation of the proposed planned development with modifications that will support the use and architectural elements of the medical clinic.
In addition to this zoning change request, the applicant has filed two companion cases that are being reviewed concurrently with this application. The first is a Site Plan application for the construction and operation of a 45,700 sq. ft., three-story, medical clinic, as mentioned above, that is being processed via Planning Case File No. S160902. The second is a Final Plat application creating one (1) non-residential lot on 10.08 acres that is being processed via Planning Case No. Z160902. Approximately, 7.33-acres acres of the 10.08 property will be used for the siting of the clinic. The balance of the property will remain undeveloped.
Conceptual plans are required to be submitted with all planned development zone change applications. However, since the applicant chose to submit a site plan application that is being reviewed concurrently with this application, the final approved site plan will be used in lieu of the conceptual plan.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Proposed Development Standards
The applicant is seeking to establish the following development standards and regulations to be applied to all future development of the subject property. Staff comments are shown below in bold italics.
1. Base Zoning District:
a. General Retail (GR) District- The applicant had originally sought to establish the Commercial (C) District as the underlying base zoning designation, but subsequently revised the request to General Retail (GR) District.
Staff is supportive of establishing the General Retail (GR) District as the base or underlying zoning designation. The purpose of this base or underlying zoning designation is to provide for the general dimensional, landscaping, parking, signage, and other base standards as contained within the Unified Development Code.
2. Dimensional Standards
a. Maximum Height: 50-feet
Due to the residential adjacency, staff is not supportive of increasing the maximum permissible height from 25-feet to 50-feet; however, staff will be supportive of an exception or appeal to allow the proposed medical clinic, being reviewed concurrently with this application, to be constructed at a maximum height of 50-ft.
3. Establish Uses
a. Uses Permitted by Right
• Medical: Urgent Care, Diagnostic Imaging, Physical Therapy, Physician’s Offices, Ambulatory Surgery Center, Pharmacy, Dental/Hygiene, Laboratory Services, Dermatology, Plastic Surgery, Cardiac Catherization Lab
• Other: Fitness Center, Florist, Day Care Facility, Cell Tower, Cell Equipment with No Tower, Fraternal Organization, Civic Club, Philanthropic Organization, EMS, Drug Store, Tattoo Parlor (Permanent Cosmetics), Printer (Job), Art Gallery (Non Retail), Health Club.
b. Non-Permitted Uses
• All uses not listed as permitted are not allowed.
Staff recommends that all uses currently listed as permitted by right or by specific use permit, as may be amended by City Council, within the General Retail (GR) District, will continue to be either a permitted use by right or by use by specific use permit. In addition, staff is supportive of added the above requested medical uses as uses permitted uses by right: Urgent Care, Diagnostic Imaging, Physical Therapy, Physician’s Offices, Ambulatory Surgery Center, Pharmacy, Dental/Hygiene, Laboratory Services, Dermatology, Plastic Surgery, Cardiac Catherization Lab. Staff recommends that the following list of uses be prohibited: check cashing, pay check loan and car title loans; any auto related business.
4. Establish Architectural Standards
a. Minimum Masonry Content
• 100% Masonry/Concrete Panel Systems/Clay Products
1. Maximum panel size of 15’ in any direction
• All other substitution materials allowed on 100% of façade
• 0% Stone Requirement
b. Vertical Articulation
• No horizontal wall along a Primary building façade shall extend for a distance greater than 3.5 times the building height without extending above the height of the required parapet wall by a minimum of 10% of the wall’s height. This increased height change shall continue for a minimum distance equal to at least 10% of the maximum length of the adjacent plane. No other maximum dimension required.
c. Horizontal Articulation
• No horizontal wall along a Primary building façade shall extend for a distance greater than 3.5 times the building height without having an off-set by a minimum of 10% of the wall’s height. This projecting off-set shall extend for a distance equal to at least 5% of the maximum length of the adjacent wall plane. No other maximum dimension required.
d. Front/Entrance Canopies/Coverings
• Requirement of 25% of primary façade
• No requirement for curvilinear, domed or arched formation at entrances
e. Minimum Glazing Standards
• 25% of buildings over 10,000 sq. ft.
Staff is not supportive of changing the architectural standards of the property; however, staff is supportive of an exception or appeal to allow the proposed medical clinic, being reviewed concurrently with this application, to be constructed as proposed.
5. Establish Landscape Standards
a. Residential Adjacency Buffer Standards
• Allowable substitution of tree and shrubs to result in solid screening
Staff is not supportive of changing the architectural standards of the property.
6. Establish Sign Standards
a. Wall Sign:
• Allowable signage of 20% of square footage of primary elevation
• Signage allowed on canopies
b. Monument Sign
• Allowed at each entrance to site
• Natural stone not required for base of monument
• Internally illuminated acceptable
c. Site Directional Signage
• Maximum 12 sq. ft.
Staff is not supportive of changing the signage standards of the property.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The subject property is currently designated for Open Space/Drainage uses on the Future Land Use Map (FLUM). A proposed use is inconsistent with the FLUM. Annually the FLUM is updated to address inconsistencies such as this.
RECOMMENDATION:
Staff recommends approval of the proposed zoning change with the following provisions:
1. The Site Plan application, per Planning Case File No. S160902, with all final appeals and exceptions, shall be incorporated within the zone change ordinance.
2. All future development of the property shall limited to only those uses herein defined. All other development standards and regulations of the General Retail (GR) District and Appendix F: Corridor Overlay District Standards, whichever is more restrictive, shall apply.
UPDATED RECOMMENDATION(S):
On August 29, 2016, the Planning and Zoning Commission (9-0) recommended approval of this Zoning change request, as submitted, with the following changes:
1. The following uses are hereby established as permitted uses by right. All other uses are prohibited.
a. Urgent Care
b. Diagnostic Imaging
c. Physical Therapy
d. Physician’s Offices
e. Ambulatory Surgery Center
f. Pharmacy
g. Dental/Hygiene
h. Laboratory Services, Dermatology
i. Plastic Surgery
j. Cardiac Catherization Lab
k. All other medical office or medical service uses.
2. Future development of the property shall be limited to only those uses herein defined.
3. Exclusive of the approved Site Plan (Per Companion Planning Case No. S160902), all development of the subject property shall adhere to the General Retail (GR) District development standards and the Appendix F: Corridor Overlay District Standards of the Unified Development Code, as may be amended.
4. Approved Site Plan Elements (Per Companion Planning Case No. S160902)
a. The maximum height of the medical clinic building may exceed the permissible maximum height of the underlying zoning district, the General Retail (GR) District, by an additional 25 feet allowing for a structure with the maximum height of 50 feet.
b. The Lake Ridge Parkway Corridor Overlay District standards requiring minimum building articulation and other architectural and site enhancements (exclusive of masonry and landscape standards) are hereby waived.
c. The masonry standards of the Lake Ridge Parkway Corridor Overlay District and Article 6 of the Unified Development Code are hereby amended allowing for an exterior façade clad in either a terracotta panel system or a metal panel system on the portion building as detailed and shown on the approved Site Plan building elevations.
d. Per Section 14.4.5 of Article 14 of the Unified Development Code, the requirement for a 4-foot tall wrought iron fence around the detention pond is hereby amended allowing for the use of 4-foot tall metal panel fence, with 2-inch x 2-inch galvanized steel tubes, that shall be screened from view with landscaping.
e. The request for an appeal or exception to Section 8.9.5.A of Article 8 of the Unified Development Code that requires all non-residential development to erect a Type 1 masonry fence on the property lines adjacent to any residential zoned property is hereby denied. The Site Plan shall be amended to include the required Type 1 masonry fence and buffer landscaping in accordance with 4.C.3.C.of the Appendix F: Corridor Overlay District Standards of the Unified Development Code.
Staff is supportive of the final recommendations of the Planning and Zoning Commission.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AMENDING THE ZONING ORDINANCE AND MAP BY SHOWING THE LOCATION, BOUNDARY, AND USE OF A CERTAIN PROPERTY TO GRANT A ZONING CHANGE FROM PLANNED DEVEOPMENT 49 (PD-49) FOR MEDIUM/HIGH DENSITY RESIDENTIAL USES TO A PLANNED DEVELOPMENT FOR A MEDICAL CLINIC AND ASSOCIATED MEDICAL USES WITH A BASE ZONING DESIGNATION OF GENERAL RETAIL (GR) DISTRICT USES ON 10.079 ACRES OF LAND SITUATED IN THE SAMUAL T. BROWN SURVEY, ABSTRACT NO. 1689,, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND AS MORE FULLY DESCRIBED BELOW; 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 change the zoning designation of said property from Planned Development 49 (PD-49) to a Planned Development for a Medical Clinic and Associated Medical Uses with a Base Zoning Designation of General Retail (GR) District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 19, 2016 after written notice of such public hearing before the Planning and Zoning Commission on the proposed zoning change had been sent to owners of real property lying within 300 feet of the property on which the zoning change from Planned Development 49 (PD-49) to a Planned Development for a Medical Clinic and Associated Medical Uses with a Base Zoning Designation of General Retail (GR) 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 zoning change from Planned Development 49 (PD-49) to a Planned Development for a Medical Clinic and Associated Medical Uses with a Base Zoning Designation of General Retail (GR) 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 September 20, 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 zoning change and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the 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 from its classification of from Planned Development 49 (PD-49) to a Planned Development for a Medical Clinic and Associated Medical Uses with a Base Zoning Designation of General Retail (GR) District; 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 Zoning Ordinance and Map 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 WTIHA COMPREHENSIVE PLAN…”
being passed and approved November 20, 1990, as amended, is hereby further amended so as to change the zoning district from its classification of from Planned Development 49 (PD-49) to a Planned Development for a Medical Clinic and Associated Medical Uses with a Base Zoning Designation of General Retail (GR) District and as described in Exhibit A - Legal Description and Exhibit B - Location Map, which are incorporated herein by reference.
SECTION 2. Purpose and Intent
The purpose of this Planned Development District is to provide the appropriate restrictions and development controls to permit commercial development of the subject property in a manner compatible with the surrounding development and zoning and in compliance with the City’s Comprehensive Plan and the Unified Development Code.
.
SECTION 3. Permissible Uses
1. The subject property is hereby limited to the following principal land uses. All other principal land uses are prohibited.
a. Urgent Care
b. Diagnostic Imaging
c. Physical Therapy
d. Physician’s Offices
e. Ambulatory Surgery Center
f. Pharmacy
g. Dental/Hygiene
h. Laboratory Services, Dermatology
i. Plastic Surgery
j. Cardiac Catherization Lab
k. All other medical office or medical service uses.
2. Accessory and temporary uses shall be permissible in accordance with Article 4 of the Unified Development Code, as may be amended.
SECTION 4. Dimensional and Development Standards
1. Except for the dimensional and development standards deviations (*) as contained within the Methodist Convenient Care Campus Site Plan (Planning Case No. S160902) and approved by the Grand Prairie City Council on September 20, 2016, all development shall conform to the dimensional and development standards of the General Retail (GR) District and of Appendix F; Corridor Overlay District Standards of the Unified Development Code, as may be amended.
* Deviations Includes:
a. Height: The maximum height of the medical clinic building may exceed the permissible maximum height of the underlying zoning district, the General Retail (GR) District, by an additional 25 feet allowing for a structure with the maximum height of 50 feet.
b. Building Articulation: The Lake Ridge Parkway Corridor Overlay District standards requiring minimum building articulation and other architectural and site enhancements (exclusive of masonry and landscape standards) are hereby waived.
c. Masonry Standards: The masonry standards of the Lake Ridge Parkway Corridor Overlay District and Article 6 of the Unified Development Code are hereby amended allowing for the use of either a terracotta panel system or a metal panel system on the portion building as detailed on the approved Site Plan building elevations.
d. Wrought Iron Fence: Per Section 14.4.5 of Article 14 of the Unified Development Code, the requirement for a 4-foot tall wrought iron fence around the detention pond is hereby amended allowing for the use of 4-foot tall metal panel fence, with 2-inch x 2-inch galvanized steel tubes, that shall be screened from view with landscaping.
2. Where there is a conflict between the Unified Development Code and this Ordinance, unless explicitly contained in this ordinance, the more restrictive will prevail.
3. Future development shall be subject to Site Plan approval in accordance with Article 16 of the Unified Development Code.
SECTION 5. Site Plan
The development of the Methodist Convenient Care Campus (medical clinic) shall be in substantial compliance with approved (see Section 4.1 above) and herein attached Exhibit C - Site Plan, Exhibit D - Landscape Plan and Exhibit E - Building Elevations.
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 20th DAY OF SEPTEMBER, 2016.
ORDINANCE NO. 10135-2016
PLANNED DEVELOPMENT NO. 357
CASE NO. Z160902