From
Chris Hartmann
Title
SU181005/S181005 - Specific Use Permit/Site Plan - Grand Lakes Business Park Phase 4 (City Council District 5). Specific Use Permit & Site Plan for a two-story 297,000 square foot Transfer and Storage Terminal. Lot 1, Block B, Grand Lakes Business Park, Phase 4, City of Grand Prairie, Dallas County, Texas. 15.08 acres zoned Light Industrial (LI) District within the Interstate-30 (IH-30) Overlay Corridor District and addressed as 4025 E IH-30, Grand Prairie, Texas. The agent is Dan Gallagher and the owner is Douglas Drees, Transform Real Estate. (On October 1, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP,Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Consider approval of a Specific Use Permit & Site Plan to allow for a two-story, Transfer and Storage Terminal Facility. The 15.08 acre property is zoned Light Industrial (LI) District and is located within the Interstate-30 (IH-30) Overlay Corridor District. Situated in the James McLaughlin Survey, Abstract No. 846, Dallas County, Texas and platted as Grand Lakes Business Park, Phase 4, Block B, Lot 1. The property is located in City Council District 5, represented by Councilman Cole Humphreys.
ADJACENT LAND USES AND ACCESS:
North - The property directly north is zoned Light Industrial (LI) District and is undeveloped. Access to this abutting track is from I-30 frontage road and via an access easement across the subject property to Grand Lakes Way.
South - The properties to the south are zoned Light Industrial (LI) District. These properties are developed with large industrial warehouses. Access to these properties is from Grand Lakes Way.
East - The property to the east is zoned Light Industrial (LI) District and is undeveloped. The property is also located within the 100 year flood plain.
West - The properties to the west are also zoned Light Industrial (LI) District and are undeveloped. Access to these properties may come from Grand Lakes Way, Grand Lakes Blvd., or the I-30 frontage road.
PURPOSE OF REQUEST:
The original 530+ acre Grand Lakes area consisted of wetlands & mining allowing for industrial uses towards the western section boarding the 100 yr. floodplain. This particular item had site plan (City Council) approval for phased office/warehouse uses in September 2015 (S150901). An accommodating plat was filed and recorded inconjunction with the site plan. An amending plat is proposed for the property to move existing access and utility easements.
The applicant is seeking City Council approval for a specific use permit & site plan to construct and operate a 296,680 sq. ft. transfer and storage terminal facility on 15.08 acre property. In accordance with Section 16.2.1 of the Article 16 of the Unified Development Code (UDC), specific use permit & 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 the UDC, Appendix F “Corridor Overlay District Standards.” The purpose of the site plan approval is to ensure full compliance with these regulations and standards.
Lot & Dimensional Standards:
As proposed, the development meets or exceeds all minimum lot & dimensional standards.
|
Dimension |
LI District Standards |
Proposed Conditions |
Meets |
|
Min. Lot Size |
15,000 sq. ft. |
15.08 acres |
Yes |
|
Min. Lot Width |
100 ft. |
Approx. 270 ft. |
Yes |
|
Min. Lot Depth |
150 ft. |
Approx. 1092 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
117.5 ft. @ I-30; 93.5 ft. @ Grand lakes |
Yes |
|
Internal Side Yard |
35 ft. |
N/A |
Yes |
|
Rear Yard Setback |
0 ft. |
N/A-Two Side Yards 180 ft. to east |
Yes |
|
Bldg. Separation |
25 |
N/A |
N/A |
|
Bldg. Height |
50 ft. |
46 ft. to top plate |
Yes |
|
Bldg. Coverage |
1:1 Floor Area Ratio |
045:1 % |
Yes |
|
Paving Type |
Concrete or Equivalent |
Concrete |
Yes |
PROPOSED CHARACTERISTICS AND FUNCTION:
Use:
The applicant, Transform Real Estate, LLC, intends to develop the 15.08 lot (Grand Lakes Business Park, Phase 4, Block B, Lot 1R) located at the northeast corner of Grand Lakes Boulevard and Grand Lakes Way with an transfer and storage facility as allowed within the Light Industrial (LI) District. According to the applicant, the proposed facility is speculative and will offer two office components at the facility’s corners.
Access and Parking:
Access to the subject property will be from two proposed commercial driveways from Grand Lakes Way along the southern portion of the development and a mutual commercial drive form the northeastern portion of the development allowing for direct access to eastbound I-30 Service Road. Truck storage and screened truck docks are orientated on the eastern portions of the building with access being providing primarily via the commercial drive at Grand Lakes Way’s cul-de-sac. Parking requirements are based on the use of the facility. Customer and employee parking calculations are based on an office/warehouse (use/sq. ft.) ratio. The ratio is 1 space per 1,000 sq. ft. for office uses (46) and 1 per 5,000 sq. ft. + 20 spaces per UDC (71). A total of 117 is required. The applicant provides 146 spaces including 5 accessible spaces.
Building Elevations - Articulation and Masonry Standards:
Overlay Corridor Standards require the proposed building to be clad in 100% masonry materials, excluding doors, windows, and complimentary architectural features (metal canopy, gutters and downspouts). The applicant proposes using a concrete tilt-wall panel as primary exterior materials. The secondary materials consist of dark grey masonry panels. Other secondary exterior materials consist of EIFS on metal framing which provides additional articulation zones. The building will feature an approximate one hundred and ninety-eight feet (198’) articulation on each corner of the north side facing I-30 Service Road and one hundred forty-eight (148’) fronting Grand Lakes Way. Each (north & south) zone has approximately ninety-eight feet (98’) of alternating textured panels, composite metal canopy and metal sunshade. The building’s materials and articulation complies with Corridor Overlay Standards as prescribed in Appendix F of the Unified Development Code (UDC) with the exception of providing a 15% stone accent in the articulation zone. The applicant is requesting a variance for the 15% stone accent requirement in the articulation zone.
Landscape and Screening:
The proposed site exceeds the minimum landscaping (4%) requirements for LI zoned property. A total of 45,349 sq. ft. of irrigated landscaping is being provided including 53 trees, perimeter shrubbery, and additional plantings throughout the development including 15 parking lot trees and 24 street trees along I-30 Service Road and Grand Lakes Way. The applicant is proposing landscape buffers are proposed along both street frontages that do not meet the 30 foot requirement. Adjacent properties have been approved with similar buffers.
Dumpster Enclosure:
The applicant is proposing to build two 12’ X 12’ (inside dimension) masonry dumpster enclosure that will be clad in the same masonry materials as the building. One located at southeast of building. The enclosure conforms to city standards.
EXCEPTIONS:
- Applicant is requesting to provide a landscaping buffer between a parking space or driveway and a public throughfare that is less than 30 feet.
- Applicant is requesting an exception to the 15% stone accent on the articulation zone.
- Applicant is requesting in excess of 115% of required parking.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as Light Industrial on the Future Land Use Map (FLUM).
RECOMMENDATION:
Development Review Committee recommends approval of the request with an exception for a less than 30 foot landscaping buffer due to existing conditions on the site, with the following conditions:
- That the applicant provide the required 15% stone accent;
- That the Amended Plat is filed prior to occupancy.
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 A SPECIFIC USE PERMIT FOR A TRANSFER AND STORAGE TERMINAL FACILITY IN THE LIGHT INDUSTRIAL (LI) DISTRICT, TO WIT: BEING ALL OF LOT 1, BLOCK B, GRAND LAKES BUSINESS PARK PHASE 4 ADDITION, CITY OF GRAND PRAIRIE, 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 Transfer and Storage Facility; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 1, 2018, 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 Transfer and 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 8 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 Transfer and 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 October 16, 2018, 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 on Lot 1, Block B, Grand Lakes Business Park, Phase 4 Addition, legally described in Exhibit A - Location Map.
SECTION 2.
That, 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.
That, for operation of a Specific Use Permit for a Transfer and Storage Facility in the Light Industrial (LI) District, construction and operation on the property shall conform to the Site Plan depicted on Exhibit B - Site Plan; Exhibit C - Building Elevations; and Exhibit D - Landscape Plan approved by the City Council under case number SU181005/S181005.
SECTION 4.
That, the owner or operator shall comply with all conditions of this Specific Use Permit and that the City shall regulate the operation of the facility authorized by this Ordinance in the following manner:
1. 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.
2. Furthermore, by this Ordinance, if the premises covered by this Specific Use Permit is vacated and/or ceases to operate for a period exceeding twelve months (12 months), a new Specific Use Permit shall be required to reestablish the use.
3. 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.
4. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its number and title.
SECTION 5.
That, 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.
That, 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 of october, 2018.
ordinance no. 10548-2018
specific use permit no. 1059
case no. su181005/S181005