From
Chris Hartmann
Title
SU101103 - Specific Use Permit - 833 S. Great Southwest Parkway (City Council District 4). Approval of a Specific Use Permit for a waste recycling processing and transportation facility on 6.10 acres. The subject property is zoned Planned Development District No. 203 (PD-203), and is located east of S. Great Southwest Parkway north of Dillard Street. The owner is First Industrial Texas L.P the applicant is Waste Track Services, and the agent is Elizabeth Young. (On November 1, 2010, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0.)
Presenter
Chief City Planner Kevin Lasher
Recommend Action
Approved
Analysis
SUMMARY:
Consideration of a request for the approval of a Specific Use Permit for a waste recycling transportation facility on 6.10 acres. The subject property is zoned Planned Development District No. 203 (PD-203), and is located east of S. Great Southwest Parkway, and north of Dillard Street.
ADJACENT LAND USES AND ACCESS:
North: Directly north of the subject property is a multi-tenant warehouse and distribution facility zoned Planned Development District No. 203 (PD-203). Beyond this use is a multi-family apartment complex zoned Hospital District (HD).
South: Directly south of the subject property is a multi-tenant warehouse and distribution facility zoned Planned Development District No. 203 (PD-203). Beyond this use is Dillard Street, which is classified as a C2U (collector, two lane, undivided roadway) according to Article 23, Master Transportation Plan, of the Unified Development Code, followed by another multi-tenant warehouse and distribution facility zoned Light Industrial (LI) District.
East: Directly east of the subject property is a railroad spur that is a part of the Missouri Pacific Railroad. Beyond this transportation mode are several multi-tenant warehouse and distribution facilities zoned Planned Development District No. 203 (PD-203) and Light Industrial (LI) District.
West: Directly west of the subject property is S. Great Southwest Parkway, which is classified as a P6D (principal arterial, six lane, divided roadway) according to Article 23, Master Transportation Plan, of the Unified Development Code. Beyond S. Great Southwest Parkway is a vacant tract of land zoned Commercial-One (C-1) District.
PURPOSE OF REQUEST:
The purpose of this request is for the approval of a Specific Use Permit for a Waste Recycling Transfer Facility in Planned Development District No. 203 (PD-203) permitting Light Industrial (LI) uses on the subject property at 833 S. Great Southwest Parkway. The proposed use is not a permitted use stipulated in Section 2, Permitted Uses, of Ordinance 4651, and Article 4, Permissible Uses, of the Unified Development Code states that the Waste Recycling, Processing and Transfer use requires a Specific Use Permit when located within a Light Industrial (LI) District.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed lease area of 6.10 acres for the Specific Use Permit, on the subject property at 833 S. Great Southwest Parkway, contains an existing 157,385 square-foot tilt wall building located along the eastern side of S. Great Southwest Parkway. The building was constructed in 1975 and is considered to be conforming with respect to the development standards stipulated in Planned Development District No. 203 (PD-203). The applicant, Waste Track Services, is a nation wide postindustrial waste recycling company that has been in operation since 2006. They specialize in the collection and recycling of plastics, paper, cardboard, Styrofoam (EPS), mixed polyethylene, and resin, and their customer base includes many of the major retailers and industrial companies located in and around the metroplex. Prior to their current location, at 710 107th Street in Arlington, Texas, they were tenants at one of the industrial complexes located along Heinz Way.
The function of the proposed facility is to process postindustrial plastic scrap and cardboard tubing and prepare it to be shipped to an end user on both a domestic and international scale. The only equipment that will be required on site is a horizontal baler and a stationary compactor, which will be used to repackage the materials into larger more compact bails for shipping. This site will act as a transfer facility only, and the recycling or repurposing of the materials will be performed at another site outside of the city limits. This facility will not handle or store liquid recyclables or hazardous materials, and will not be open for drop-off recycling by individual operators or the general public.
According to the operational plan provided by the applicant, Waste Track Services will have five (5) employees at this location at the commencement of operations, but is expecting to steadily increase this number up to 20 employees by March of 2011. The hours of operation for this facility will be Monday through Friday 7:00 a.m. to 3:30 p.m., with the potential to add an additional shift of Monday through Friday 3:00 p.m. to 7:30 p.m.
The following definition will be applicable to the operation of this site. This definition is also in the attached ordinance.
A facility where post industrial waste materials (i.e. cardboard, Styrofoam or EPS, paper, plastics, and mixed polyethylene products) are transported from small vehicles to large vehicles for the efficient transport to an end user. These sites do not manufacture or alter the products, with the exception of bundling them into larger loads for transit.
ZONING HISTORY:
Ordinance No. 1419 annexed the subject property into the City of Grand Prairie on May 15, 1961 as a Single Family Residential zoning district. The property was platted as Site 48-A Great Southwest South Great South West Industrial District and was filed at the Tarrant County Courthouse on July 25, 1974 (Vol. 388-92; Page 27 & 28).
The earliest available zoning map (1985) depicting the subject property shows the site as being zoned as a Commercial-Office (CO) District. This designation was changed to a Planned Development District for Light Industrial (LI) uses on February 20, 1990 by Zoning (and Site Plan) Case No. Z891201, which established Planned Development District No. 203 (PD-203) or Ordinance No. 4651. Staff has not found any changes to the Planned Development designation.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map, approved with the 2005 Comprehensive Plan Update in October of 2005, shows the subject property as designated for Light Industrial uses. Accordingly, staff has determined that the proposed Waste Recycling Transfer Facility is in compliance with this designation.
PROJECTS VESTED STATUS:
This project will be vested to all pertinent standards, as allowed by law, which were in effect on the date of the application submittal of September 21, 2010. Should the use of this site be converted to a use other than a Waste Recycling, Processing and Transfer Facility, then all pertinent standards and requirements specified by the Unified Development Code shall be applied to the new land use.
DENSITY AND DIMENSIONAL IMPACTS:
A large majority of the density and dimensional requirements are vested to the Site Plan and Zoning Case Z891201 that was approved on February 20, 1990 by the City Council as Ordinance No. 4651 (PD-203). The density and dimensional standards and impacts applicable to this project for properties within Planned Development District No. 203 (PD-203) are attached:
REQUESTED APPEALS BY APPLICANT:
The applicant is not requesting any appeals for the approval of the proposed Specific Use Permit for a Waste Recycling, Processing and Transfer Facility at 833 S. Great Southwest Parkway.
RECOMMENDATION:
Since the applicant has not identified any appeals for this case, the Development Review Committee (DRC) is able to recommend full approval of the applicants request for a Specific Use Permit for a Waste Recycling, Processing and Transfer Facility at 833 S. Great Southwest Parkway in accordance with all pertinent regulations stipulated in the Unified Development Code, and the attached ordinance and site plan.
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 WASTE RECYCLING TRANSFER FACILITY IN A LIGHT INDUSTRIAL (LI) DISTRICT, TO WIT: BEING 6.10 ACRES OUT OF SITE 48A OF GREAT SOUTHWEST SOUTH GREAT SOUTHWEST INDUSTRIAL DISTRICT IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING ADDRESSED AS 833 S. GREAT SOUTHWEST PARKWAY, 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 Waste Recycling Transfer Facility in a Light Industrial (LI) District; and;
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on November 1, 2010, 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 Waste Recycling Transfer Facility in a Light Industrial (LI) 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 7 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 Waste Recycling Transfer Facility in a 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 November 16, 2010 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 854 for the property location described as follows:
Being a portion of Site 48A of Great Southwest South Great Southwest Industrial District, in the City of Grand Prairie, Dallas County, Texas, and being addressed as 833 S. Great Southwest Parkway, being 6.10 acres, and as shown on the approved site plan labeled as Exhibit 'A', which is incorporated herein by reference.
SECTION 2.
SPECIFIC USE PERMIT
FOR OPERATION OF A WASTE RECYCLING TRANSFER FACILITY IN A LIGHT INDUSTRIAL (LI) DISTRICT. The following definition and conditions are hereby established as part of this ordinance:
2.1 PERMITTED USE DEFINITION
For the purpose of this Specific Use Permit a Waste Recycling Transfer Facility can be understood as:
A facility where post industrial waste materials (i.e. cardboard, Styrofoam or EPS, paper, plastics, and mixed polyethylene products) are transported from small vehicles to large vehicles for the efficient transport to an end user. These sites do not manufacture or alter the products, with the exception of bundling them into larger loads for transit.
2.2 OPERATIONAL CONDITIONS
The following conditions pretain to the operation of a Waste Recycling, Processing and Transfer Facility on the subject property at 833 S. Great Southwest Parkway and conformance to these stipulations is required for continued operations:
1. A valid city approved Certificate of Occupancy (CO) is required prior to any operations on the site.
2. All operations on the subject property must conform to the Planning and Zoning Commission and City Council signed and approved site plan and operational plan as provided in the final submittal under case number SU101103.
3. All operations on the subject property must maintain compliance with all federal, state and local regulations.
4. This site will not be open to the general public and no drop-off recycling will be permitted by individual operators.
5. This facility is not permitted to store flammable liquids, perishables, toxic substances, or hazardous materials.
6. No liquid recyclables can be accepted or stored on this site.
7. No open or outside storage of inventory, equipment, machinery nor any other materials shall be permitted on the subject property [Ordinance 4561; Section 22, "Open Storage"].
8. No trucks, trailers or other equipment shall be permitted to be parked or stored in front of the building adjacent to Great Southwest Parkway [Ordinance 4561; Section 22, "Open Storage"].
9. No inventory, equipement, machinery nor any other materials may be placed in a position where it will obstruct the use of any entrances or exits to the building.
10. At no point at the bounding property line shall the sound pressure level of any operation or activity on this site exceed the decivel limits specificed in Planned Development District No. 203 (PD-203) [Ordinance 4561; Section 16.1, "Noise].
11. The exposed walls and roofs of buildings shall be maintained in a clean, orderly, and attractive condition; free of cracks, dents, punctures, breakage, and other forms of visible marring. Materials that become excessibely faded, chalked or otherwise deteriorated shall be refinished or repainted. Excessively faded shall be be defined as a color change exceeding 5 Delta E (Hunter) units under ASTMD2244. Excessively chalked shall be defined as chalk in excess of ASTMD659 number 7 rating [Ordinance No. 4651; Section 4.A.5, "Buldings"].
12. In addition to the sigange requirments stipulated in Article 9, "Sign Standards," and Appendix G, "Design Guidelines for Signage," of the Unified Development Code, the following sign standards are applicable to the addition of any signage on this site [Ordinance No. 4651; Section 15, "Sign Standards"]:
i. Commercial signs visible from the exterior of any building may be lighted, but no sign or any other contrivance shall be devised so as to rotate, gyrate, blink or move in any animated fashion.
ii. Commercial signs shall be restricted to advertise or direct the attention of the general public only to the person, firm, product, service or activity which is conducted upon the premises where such sign is located.
iii. All commercial signs attached to the building shall be surface mounted.
iv. Only one single-faced or double faced commercial sign shall be permitted per street frontage. No sign or comnination of signs shall exceed one square foot in area for each six hundred square feet of total site area. However, no sign shall exceed two hundered square feet in area per face. An additional twenty square feet of sign area per face shall be allowed for each additional business on the site.
v. A wall sign with the individual letters applied to the exterior surface of a building, whether affixed to the building or painted directly upon the exterior surface of the building, shall be measured by a rectangle around the lettering and/or the pictorial symbol and calculating the area enclosed by such line.
vi. Street numbers shall be indicated for all individual building sites.
vii. Ground signs shall not exceed twenty-five feet above grade in vertical height.
SECTION 3.
COMPLIANCE
All development must conform to the approved Site Plan labeled as Exhibit 'B', which is herein incorporated by reference.
1. If the current Certificate of Occupancy is not amended from a warehouse to a Waste Recycling, Processing and Transfer Facility within one year for the subject property at 833 S. Great Southwest Parkway, or the use is discontinued for a period of six months or more, the Specific Use Permit (SUP) will be terminated in accordance with Article 5, "Specific Uses," Section 4, "Termination of Specific Use Permit," Subsection 1.C of the Unified Development Code.
2. The operation of the Specific Use Permit for a Waste Recycling, Processing, and Transfer Facility shall be in strict compliance with all requirements of the Environmental Services Department, Building Inspections Department, Police Department and Fire Administration.
3. Any unsafe or unauthorized operations or activities identified on the site shall be determined as grounds for the revocation of the Specific Use Permit by the City Council.
SECTION 4.
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 5.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 6.
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 November 2010.
SPECIFIC USE PERMIT NO. 854
CASE NO. SU101103