From
Chris Hartmann
Title
S180903- Site Plan - 517 N. Carrier Parkway (City Council District 5). Site Plan for the refacing of an existing building at 517 N. Carrier Pkwy. Lots 3 and 4, Block S, Dalworth Park Addition, City of Grand Prairie, Dallas County, Texas, approximately 0.75 acres zoned GR, General Retail, within the Highway 161 Corridor Overlay. Owner/applicant is Mike Del Bosque. (On September 10, 2018, the Planning and Zoning Commission recommended approval to allow 100% stucco on the building by a vote of 8-0 and recommended approval to allow 25% of the window with graphics by a vote of 5-3).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
ADJACENT LAND USES AND ACCESS:
|
|
Zoning |
Current Use |
|
North |
GR, General Retail |
Retail Auto Parts |
|
South |
GR, General Retail |
Vacant |
|
East |
GR, General Retail |
Retail Discount Store |
|
West |
PD-219 |
Multi-Family Residential |
PURPOSE OF REQUEST:
The purpose of the request is to establish a Site Plan on the property with a variance to allow 100% stucco façade on an existing building, and 100% window coverage with vinyl graphics.
VARIANCE TO APPENDIX F:
Appendix F of the Unified Development Code requires that any commercial building within a Corridor Overlay utilize stone accent on a minimum of 25% of the primary façade. The proposed building will be finished in 100% stucco façade.
True stucco, utilizing Portland cement over a metal lathe, is considered an acceptable primary masonry material. In addition to a primary masonry material, Appendix F Section 2B requires the applicant to provide 25% of at least one of the following: Austin stone, cultured stone, granite, sandstone, slate, limestone, marble, or other hard and durable all weather stone. The applicant is requesting a waiver from the 25% stone accent requirement.
The applicant also requests a variance to a requirement found in Article 9, Table 9.1 that not more than 20% of the area of windows on the primary façade may contain signage. The applicant is requesting that a variance be granted to cover 100% of the windows with vinyl graphics. The vinyl would be applied as a film that would limit visibility into the building while allowing occupants of the building to see out. The film would also act as a sun blocker.
ANALYSIS AND RECOMMENDATION:
Stucco:
In its current condition, the building is constructed with a 100% brick façade with no stone accent. The current status of the building is therefore legally non-conforming with respect to Appendix F. Given that the changes proposed by the applicant will result in the building changing from one masonry material to another, and that the existing non-conformity of the building will not be expanded, DRC does not object to the variance to allow 100% masonry with no stone accent.
Window Graphics:
The consideration is primarily aesthetic and somewhat unique. While staff is not opposed to the request, staff is leaving the decision to the judgement of the Commission. Staff finds that no hardship exists on the property that would warrant a variance to window coverage requirements, but staff acknowledges that the signs are stick-on vinyl rather than permanent signs, and as such are easily removed.
PZ Recommendation:
At its September 11, 2018 meeting, the Planning and Zoning Commission voted unanimously to recommend approval of the request for 100% stucco and voted 5-3 to recommend approval of the requested window coverings on the condition that they cover no more than 25% of the windows.