From
Chris Hartmann
Title
SU151102A - Specific Use Permit Renewal - J&E Masonry (City Council District 1). Approve a Specific Use Permit Renewal for a masonry contractor shop with outside storage. The 4.85 acre property is the proposed new headquarters for J & E Masonry. The property, zoned Light Industrial (LI) District and located within the S.H. 161 Corridor Overlay District, is addressed as 3501 Roy Orr Blvd. The property is generally located east of Roy Orr Blvd. and south of Rock Island Road. The applicant is Matt Moore, Claymoore Engineering Inc. and the owner is Clay Hunt, J&E Masonry. (On December 5, 2016, the Planning and Zoning Commission recommended approval to renew this SUP by a vote of 6-0).
Presente
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Renewal of Ordinance No. 9976-2015 for a Specific Use Permit for a Masonry Contractor’s Shop with Outside Storage within the Light Industrial (LI) District.
ADJACENT LAND USES AND ACCESS:
North - The property directly north is an undeveloped tract zoned Light Industrial (LI) District. The tract is at the hard corner of Roy Orr Boulevard and Rock Island Road. North of Rock Island Rock is the City of Irving.
South - The property directly south is a developed industrial tract zoned Light Industrial (LI) District.
East - The property directly east is also a developed tract (electric sub-station) zoned Planned Development (PD-190 for Light Industrial uses, which is owned by TXU Electric Company.
West - Directly west of the subject property is Roy Orr Boulevard, which is classified on the Master Transportation Plan (MTP) as six lane divided arterial (P6D). Farther west is a developed industrial tract zoned Light Industrial (LI) District.
PURPOSE OF REQUEST:
Clay Hunt w/J & E Masonry, the property owner and applicant, seeks City Council approval of a Specific Use Permit application and a Site Plan application in order obtain authorization to develop s masonry contractor shop w/outside storage and heavy equipment on a 4.85 acre property located at 3501 Roy Orr Boulevard, which is located just south of Rock Island Road.
CHARACTERISTICS AND FUNCTION:
Use:
J & E Masonry, a commercial masonry contractor, seeks to relocate its headquarters and business operation to the subject property. According to staff discussions with the applicant and as contained in the applicant’s Operational Plan and Site Plan notes, the new facility is proposed to house the company’s administrative offices and be the primary base of operations for the company, including the dispatch of equipment and employees to job sites, storage of equipment and supplies, and storage of over-flow or unused masonry products. The outdoor storage of materials will consist of masonry products such as, but not limited to, brick and block stone, that will be stacked on pallets and banded into cubes. Outside storage will also be utilized for weather resistant tools and equipment such as scaffolding, mortar/concrete mixing machines, masonry saws, steel reinforcing wire, forklifts, trailers, concrete pumps, and other masonry equipment. No storage or use of chemicals on-site is proposed.
The applicant intends to develop the property in two phases. Phase I of the proposal includes the construction of three new buildings totaling 12,384 sq. ft. and two new covered storage areas totaling approximately 6,000 sq. ft. The largest building (Building A @ 6,384 sq.ft.) is proposed to be located at the front of the property adjacent to Roy Orr Boulevard will be used for administrative office space only. The other two buildings, Building B @ 4,800 sq. ft. and Building C @ 1,200 sq. ft., will be used to house sensitive tools and materials. Phase I also includes the proposed construction of an seven (7) foot tall masonry screening wall along Roy Orr Boulevard, an eight (8) foot tall wood screening fence along the north and south property lines, a chain link fence along the east property (rear of property). The proposal also includes the construction of a dumpster enclosure, concrete parking, drive aisles, and operational area, and landscape improvements. Final, as part of the Phase I operations, the applicant is seeking the ability to utilize gravel on approximately 53,000 sq. ft. of the rear half of the property. Phase II includes the concrete paving of the approximately 53,000 sq. ft. of the rear half of the property.
In accordance with Article 4 of the Unified Development Code (UDC), the proposed Contractor Shop w/Outside Storage and Heavy Equipment is permitted in the Light Industrial (LI) District with an approved specific use permit. Further, Section 16.2.1 of the Article 16 of the UDC, stipulates that site plan approval is required whenever a project is located within a designated Corridor Overlay District. As such, the development must meet the minimum requirements prescribed in the UDC for the property’s underlying zoning district classification, as applicable, and adhere to the additional architectural standards specified in Appendix F: Corridor Overlay District Standards of the UDC.
Employees and Hours of Operation:
The facility will employee approximately 15 people and be open Monday through Friday between 7:00 AM and 6:00 PM.
Lot & Dimensional Standards:
The subject property is zoned Light Industrial (LI) District. The following table provides detailed dimensional requirement information. As proposed, the development meets or exceeds all minimum lot & dimensional standards.
|
Ordinance Provision |
GR Zone District Standards |
Proposed Conditions |
Meets |
|
Min. Lot Size |
15,000 s.f. |
4.85 acres |
Yes |
|
Min. Lot Width |
100 ft. |
Approx. 332 ft. |
Yes |
|
Min. Lot Depth |
150 ft. |
Approx. 640 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
30 ft. |
Yes |
|
Internal Side Yard |
20 ft. |
60 ft. @ north side 135 @ south side |
Yes |
|
Rear Yard Setback |
0 ft. |
156 ft. |
Yes |
|
Bldg. Separation |
|
N/A |
N/A |
|
Bldg. Height |
50 ft. |
Less than 25 ft. |
Yes |
|
Bldg. Coverage |
85% |
12.2% |
Yes |
Access and Parking:
Access to the subject property will be Roy Orr Boulevard. The applicant is proposing to pave the access drive, drive aisles, parking area, and the operational area with concrete per city standard, except for the operational area proposed as gravel in Phase I. This area would be paved as part of Phase II. In terms of parking, the applicant is proposing 17 striped parking spaces adjacent to the administrative office building. The UDC requires a minimum of 26 striped parking spaces. The property has sufficient room to add these additional parking spaces, and staff recommends that they be added to the project as a condition of approval.
|
Proposed Use/Parking |
Parking Rate/s.f. |
Required |
Proposed |
Meets |
|
Administrative Office Building A (6,384 sq. ft.) |
1/325 |
20 |
17 |
No |
|
Storage Building B (4,800 sq.ft.) |
1/1,000 |
5 |
|
No |
|
Storage Building C (1,200 sq. ft.) |
1/1,000 |
1 |
|
No |
|
Paving Type |
|
Concrete or Equivalent |
Phase I Concrete & Gravel Phase II Concrete |
No Yes |
Building Elevations - Articulation and Masonry Standards:
All four facades of the administration office building (Building A) are proposed to be clad in 100% brick veneer. The east elevation includes a covered parking area over the proposed eleven (11) parking spaces east of this building. Buildings B and C also have a covered canopy area attached to them. Both Buildings B & C are clad in primarily masonry materials: however, these two buildings include a partial metal wall under their respective canopy areas. However, the percentage of metal used on each building is approximately 15%, which is less than the 20% allotted for the use of E.I.F.S in the overlay district. Staff finds that the metal is an acceptable alternative in this application as the area in questions is covered by the canopy and cannot be seen from the street. (*see chart below) Lastly, all three buildings have pitched roofs. Building A will have a 2:12 pitch roof. Pitch dimensions were not provided for Buildings B & C, but each appears to be slightly less the 2:12. The UDC does not regulate roof pitch in the Light Industrial (LI) District.
|
Ordinance Provision |
LI District Standards |
Proposed Conditions |
Meets |
|
Masonry Building A Building B Building C |
85% |
100 % Approx. 85% Approx. 85% |
Yes Yes Yes |
|
Section 3 of Appendix F: Provision |
Standard |
Proposed Conditions |
Meets |
|
Masonry Building A Building B Building C |
80% Masonry/20% EIFS |
100 % 100 % Masonry 85% Masonry/15% Metal 85% Masonry/15% Metal |
Yes Yes* Yes* |
|
Articulation Zone |
1 required per tenant |
1 Provided |
Yes |
|
Articulation Zone Length |
3x building height (14’ sidewall) |
43 ft. |
Yes |
|
Articulation Zone Accent Stone |
15% of more |
0% |
No |
|
Horizontal Articulation |
7.5% of building height (14’) |
Provided |
Yes |
|
Vertical Articulation |
7.5% of building height (14’) |
Pitched Roof Proposed |
N/A |
Landscape and Screening:
The landscape and screening requirements of the subject site are governed by Article 8 (as Light Industrial District) of the UDC and Section 4 of Appendix F of the UDC as shown below. Screening will be required as this application includes outdoor storage, which is one of the triggers for screening requirements. A sidewalk will also be required along Roy Orr Boulevard unless waived by the Grand Prairie Transportation Director.
In accordance with Section 8.9.6 of Article 8 of the UDC, outdoor storage areas are required to be screened by a Type 1 (masonry) fence when located next to a residential uses or within 40-feet of the street ROW line. All outside storage next to uses other than residential or adjacent to the street ROW line are permitted to be screened by a Type 3 fence. The applicant proposes to construct a seven (7) foot tall masonry screening wall thirty (30) feet back and along Roy Orr Boulevard with a proposed sliding access gate set back 115 ft. from the flow line of the street. The applicant proposes to construct an eight (8) foot tall wood fence w/galvanized metal posts along the south and north property lines. Finally, the applicant proposed to construct an eight (8) foot tall chain link fence along the east property line. The chain link fence does not meet the minimum screening standards of the UDC.
|
Ordinance Provision |
Standards |
Existing/Proposed Conditions |
Meets |
|
Landscape |
Minimum Landscape Area (4%) or 30’ Landscape Buffer Along Street ROW |
30’ Landscape Buffer |
Yes |
|
Parking Lot/Drive Aisle Buffer |
30’ Landscape Buffer |
30’ Landscape Buffer |
Yes |
|
Parking Lot Hedgerow |
36’ Hedgerow, Berm, or wall |
36” Hedgerow |
Yes |
|
Required Number of Total Trees (1/500 sq.ft.) |
N/A |
N/A |
N/A |
|
Street Trees: |
1 tree/25 to 50 l.f. |
Provided |
Yes |
|
Parking Lot Trees: |
1 tree/20 spaces |
N/A |
N/A |
|
All trees are minimum 3 in. caliper |
|
|
Yes |
|
All parking lot islands minimum 5 ft. wide |
|
|
Yes |
|
Sidewalk Along Roads |
Required along Roy Orr unless waived by Transportation |
Sidewalk not provided |
No |
|
Fence (Outside Storage) |
|
Masonry Wall (west) Wood Fence (north) Wood Fence (south) Chain Link Fence (east) |
Yes Yes Yes No |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Dumpster Enclosure:
The applicant is proposed to build a 12ft. x 12ft. (inside dimension) masonry (CMU integral colored block) dumpster enclosure with metal gates. The enclosure conforms to city standards.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Light Industrial Development on the Future Land Use Map (FLUM). The proposal is consistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
RECOMMENDATION:
Staff recommends approval of the renewal of the SUP.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP SHOWING THE LOCATION, BOUNDARY AND USE OF CERTAIN PROPERTY FOR THE ONE (1) YEAR RENEWAL OF A SPECIFIC USE PERMIT FOR A MASONRY CONTRACTOR’S SHOP WITH OUTSIDE STORAGE WITHIN THE LIGHT INDUSTRIAL (LI) DISTRICT, TO WIT: BEING A 4.849 ACRE TRACT OF LAND SITUATED IN THE JOHN C. READ SURVEY, ABSTRACT NO. 1183 AND THE P.R. SPLANE SURVEY, ABASTRACT NO 1731, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND AS MORE PARTICULARLY DESCRIBED BELOW; SAID ZONING ORDINANCE AND MAP 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, on November 17, 2015, the Grand Prairie City Council approved, via Ordinance No. 9976-2015 (Planning Case File No. SU151102/S151101), a Specific Use Permit for a Masonry Contractor’s Shop with Outside Storage within the Light Industrial (LI) District; and
WHEREAS, said Ordinance stipulated that the Grand Prairie City Council shall conduct a public hearing one (1) year after approval of said Ordinance to confirm continued compliance with adopted development standards and all applicable codes; and
WHEREAS, Staff has verified that the subject property has yet to be fully developed as approved via Ordinance No. 9976-2015 for a Specific Use Permit for a Masonry Contractor’s Shop with Outside Storage within the Light Industrial (LI) District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on December 5, 2016, following legal notice of such public hearing before the Planning and Zoning Commission has been published in the paper of record, for the proposed renewal of Ordinance No. 9913-2015 for a Specific Use Permit for a Masonry Contractor’s Shop with Outside Storage within the Light Industrial (LI) District; said Notice having been given not less than ten (10) days before the date set for hearing, and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 6 to 0 to recommend approval to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to grant the renewal of Ordinance No. 9976-2015 for a Specific Use Permit for a Masonry Contractor’s Shop with Outside Storage within the 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 December 13, 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 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 WITH A COMPREHENSIVE PLAN…”
and passed and approved November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered 982A for the property location as shown in attached Exhibit D - Location Map as legally described as follows:
Being a tract of land situated in the John C. Read Survey, Abstract No. 1183 and the P.R. Splane Survey, Abstract No. 1731, Dallas County, Texas, and being the same tract of land conveyed to White Graphic Systems, Inc., by Deed recorded in Volume 86035, Page 1482, Deed Records, Dallas County, Texas, and being more particularly described by metes and bounds as follows:
Beginning at a 5/8 inch iron rod found at the Northwest corner of herein described tract and the Southwest Corner of Lot 1, Block 1 of Littlejohn Addition, and Addition to the City of Grand Prairie, Dallas County, Texas, according to the map thereof recorded in Volume 2005128, Page 143, Map Records, Dallas County, Texas, from which a ½ inch iron rod found for reference bears North 13 degrees 36 minutes 33 seconds West, a distance of 3.83 feet, said POINT OF BEGINNING also lying in the East right of way line of Roy Orr Boulevard (100 foot right of way);
Thence South 88 degrees 17 minutes 07 seconds East (plat reference bearing), along the South line of said Littlejohn Addition, a distance of 639.31 feet to a ½ iron rod found stamped “3888” at the Southeast corner of said Littlejohn Addition and lying in the West line of a tract of land conveyed to TXU Electric Company (Parcel C), by Deed recorded in Volume 2001002, Page 3420, Deed Records, Dallas County, Texas;
Thence South 00 degrees 09 minutes 15 seconds East, along said West line of TXU Electric Company tract, a distance of 331.49 feet to a ½ inch iron rod set for corner with yellow plastic cap stamped “TXHS”, from which a 1/2 iron rod found for witness bears North 00 degrees 09 minutes 15 seconds West, a distance of 1.84 feet and another 5/8 inch iron rod found for witness bears South 88 degrees 11 minutes 51 seconds East, a distance of 2.09 feet, said ½ iron rod set lies in the North line of a tract of land conveyed to Mardin, LLC, by Deed recorded in Volume 98156, Page 5358, Deed Records, Dallas County, Texas;
Thence North 88 degrees 03 minutes 37 seconds West, along said North line of Mardin tract, a distance of 640.64 feet to a 5/8 inch iron rod found at the Northwest corner of said Mardin tract and lying in the said East right of way line of Roy Orr Boulevard;
Thence North 00 degrees 03 minutes 43 seconds East, along said East right of way line of Roy Orr Boulevard, a distance of 328.94 feet to the POINT OF BEGINNING and containing 211,214 square feet or 4.849 acres of land.
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: STANDARDS AND CONDITIONS
For operation of a Masonry Contractor’s Shop with Outside Storage within the Light Industrial (LI) District, the following standards and conditions are hereby established as part of this ordinance:
1. The development shall maintain full adherence, unless herein modified, with all Federal, State and Local regulations; including, but not necessarily limited to, all applicable standards and regulations of the Grand Prairie Municipal Code and Unified Development Code.
2. The development shall adhere to the City Council approved Exhibit A - Site Plan, Exhibit B - Landscape Plan , and Exhibit C - Building Elevations, which include the following exceptions (appeals) to the above noted standards:
a. Type 3 Fence: The requirement to provide a Type 3 wood screening fence along the eastern property line is hereby waived.
b. Accent Masonry: The requirement to provide at least 15% accent stone to the primary Articulation Zone of the main office building is hereby waived.
c. Concrete Paving: The requirement to pave Phase 2 of the storage yard, prior to its use, with concrete is hereby waived.
3. Phase 1 of the development, which includes all improvements shown on Exhibit A - Site Plan, Exhibit B - Landscape Plan, and Exhibit C - Building Elevations, shall be completed prior to the issuance of a Certificate of Occupancy for the facility. Phase 2 of the development, which includes only the non-paved portion of the storage yard as shown on the approved Site Plan, shall be paved with concrete, which meets or exceeds minimum city standards, within two years.
4. The development shall further adhere to all Development Review Committee comments, as contained in case file SU151102/S151001, that are not in conflict with City Council approval as provided within this ordinance.
SECTION 4: COMPLIANCE
All development must conform to the approved site plan and all exhibits incorporated as exhibits to this ordinance, as well as those incorporated herein 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 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 SUP Ordinance, the City Council shall conduct a public hearing one (1) year after City Council approval of this Ordinance 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.
3. The operation of this site shall remain 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.
4. 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.
5. 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.
6. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its SUP 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 ON THIS THE 13th DAY OF DECEMBER, 2016.
Ordinance No. 10201-2016
Case No. SU151102A/S151101A
Specific Use Permit No. 982A