From
Chris Hartmann
Title
SU150405A/S150409A - Specific Use Permit/Site Plan Renewal - Hi-Tech Manufacturing Co. (City Council District 5). Renewal of a Specific Use Permit and Site Plan permitting Hi-Tech Manufacturing Company, a "small job" metal fabrication and machine business, to relocate their shop and offices into the building formally occupied by the Shamrock Cake Company. The 0.57-acre property, zoned Commercial (C) District, is located south of NW Dallas Street and between NW 14th Street and NW 15th Street. The property is also located within Central Business District No. 1 and the SH 161 Corridor Overlay District. (On June 6, 2016, the Planning and Zoning Commission recommended approval to renew this SUP by a vote of 9-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a indefinite renewal of a Specific Use Permit permitting Hi-Tech Manufacturing Company, a "small job" metal fabrication and machine business, to relocate their shop and offices into the building formally occupied by the Shamrock Cake Company. The 0.57-acre property, zoned Commercial (C) District, is located south of NW Dallas Street and between NW 14th Street and NW 15th Street. The property is also located within Central Business District No. 1 and the SH 161 Corridor Overlay District. The applicant is Peggy Chrusciaki, Hi-Tech Manufacturing Co. and the owner is William Moser, Shamrock Cake Company.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Land Use |
|
North |
Single-Family (SF-4) District |
Detached Single-Family Residential |
|
East |
Single-Family (SF-4) District |
Detached Single-Family Residential |
|
West |
Commercial (C) District |
Manufacturing and Warehousing |
|
South |
Commercial (C) District |
Auto Related Services |
Vehicle access to the site is from both NW Dallas Street and NW 15th Street.
PURPOSE OF REQUEST:
The applicant is seeking an indefinite renewal of specific use permit to operate a "small job" metal fabrication and machine business within an existing building & property located at 113 NW 14th Street. The property was formally occupied by the Shamrock Cake Company. In accordance with the Use Charts of Article 4 of the Unified Development Code (UDC), staff has interpreted that the proposed use is best classified as: Fabrication/Assembly Metal Products. This use requires a specific use permit in the Commercial (C) District. Also, all nonresidential development located within an Overlay District requires site plan approval from the Planning and Zoning Commission and the City Council at a public hearing. The property is located in the Central Business District One (CBD-1), which is considered an Overlay District. This application submittal is being made to conform to these requirements.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant proposes to purchase the subject property in order to relocate their business, Hi-Tech Manufacturing, Co., to the subject property. The business specializes in metal fabricating and machining of parts made out of stainless steel, aluminum or copper to form faceplates, panels, brackets, adaptor, bus bars and boxes that are used primarily in the assembly of electrical boxes and panels.
General Operations:
According to the Operational Plan and discussion with the applicant, the fabrication and machine business will be open during normal business hours Monday through Friday from 7:00 AM to 3:30 PM. However, the management team may work after hours and on weekends as needed. The operation has three full time employees and one part time employee.
Building:
The existing building is a one-story, flat roof structure constructed of brick and concrete masonry unit (CMU); although, a portion of the east façade of the building appears to be finished with stucco. The building is located at the southwest corner of NW Dallas Street and NW 14th Street, with pedestrian access into the building along NW. 14th Street (front entrance) and NW Dallas (side street entrance) and a rear alley (back door entrance). In addition, there are two (2) loading and receiving doors located at the northwest corner of the building with access from NW Dallas and the alley. Finally, there are two (2) additional loading and receiving doors located along the west side of the building directly accessed from the alley. According to the applicant, the building has over 14,000 sq.ft. of floor area of which the office area will occupy approximately 2,250 sq.ft. with the balance of the building being used for production, storage, and future expansion.
Parking:
There are 10 perpendicular striped parking spaces located on the north side of the property located within the NW Dallas Street right-of-way that have historically been used as parking for the property. In addition, there is a separate tract of land with 22 parking spaces, located on the west side of the alley at 112 & 114 NW 15th Street, that is part of the facility and proposed development. Access to these parking spaces is gained from either the alley located between NW 14th Street and NW 15th Street or directly from NW 15th Street. In accordance with Article 10 of the UDC, office uses require one (1) parking space per 325 sq.ft, manufacturing uses require one (1) parking space per 600 sq.ft., and storage uses require one (1) parking space per 1,000 sq.ft. Based on the type of proposed use and small staff, city staff does not anticipate any parking issues for the neighboring property owners/occupants as a result of this request.
Dumpster Enclosure:
Historically, the dumpster has been located at the northwest corner of the building. The applicant is proposing to move the dumpster into the parking lot located on the west side of the alley.
Landscaping:
There is existing landscaping, with several large mature trees and grass, located along NW 14th Street. No additional landscaping is proposed or required as part of the application.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Commercial/Retail/Office uses on the Future Land Use Map (FLUM). Commercial/Retail/Office is defined as a use category that by definition includes commercial, office, service and retail uses. The proposal is consistent with the FLUM provided that the specific use permit is approved.
REQUESTED APPEALS BY APPLICANT:
No appeals.
RENEWAL INSPECTION STATUS:
The property is in full compliance with Ordinance No. 9853-2015.
RECOMMENDATION:
Staff recommends an indefinite renewal of SUP Ordinance No. 9853-2015.
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 TO FOR THE INDEFINITE RENEWAL OF A SPECIFIC USE PERMIT FOR THE OPERATION OF A SMALL JOB METAL FABRICATION AND MACHINE BUSINESS, TO WIT: BEING SITUATED IN THE DALWORTH PARK ADDITION, DALLAS COUNTY, TEXAS, AND AS MORE PARTICULARLY 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, on April 21, 2015, the Grand Prairie City Council approved, via Ordinance No. 9853-2015 (Planning Case File No. SU150405/150409), a request for a Specific Use Permit authorizing the operation of a small job metal fabrication and machine business in the Commercial (C) District; and
WHEREAS, said Ordinance requires a one (1) year review of the existing Specific Use Permit authorizing the operation of a small job metal fabrication and machine business in the Commercial (C) District via a public hearing process to verify compliance with the approved development standards and all applicable codes; and
WHEREAS, staff has verified that the subject property is in full compliance with the approved development standards and applicable codes, and
WHEREAS, staff recommends, due to verified compliance with approved development standards and applicable codes, the indefinite renewal of said existing Specific Use Permit authorizing the operation of a small job metal fabrication and machine business in the Commercial (C) District, and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on June 6, 2016, following legal notice of such public hearing before the Planning and Zoning Commission had been published in the paper of record, for the proposed indefinite renewal of the existing Specific Use Permit authorizing the operation of a small job metal fabrication and machine business in the Commercial (C) 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 9 to 0 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to grant the indefinite renewal of existing Specific Use Permit authorizing the operation of a small job metal fabrication and machine business in the Commercial (C) 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 June 21, 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 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 numbered 956A for the property location as shown in Exhibit A - Location Map and as legally described in Exhibit B - Legal Description attached hereto.
SECTION 2. Purpose and Intent
The purpose of this Ordinance is to provide the appropriate restrictions and development controls to permit this Specific Use Permit 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. Specific Use Permit
FOR THE OPERATION OF A SMALL JOB METAL FABRICATION AND MACHINE BUSINESS, the following conditions are hereby established as part of this ordinance:
1. The small job metal fabrication and machine business shall be in substantial conformance with all applicable standards of the Unified Development Code, as amended.
2. DRINKING WATER PROTECTION: All new commercial establishments within the City of Grand Prairie must be equipped with appropriate cross connection device protection on the main waterline, fire line and irrigation lines.
3. Additional cross connections devices may be required under the provisions of City Code Chapter 13 Article X depending on how water will be used in the facility.
4. A Storm Water Pollution Prevention Plan (SWP3) which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with the North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities.
5. REFUSE CONTAINERS: During all phases of construction projects, all waste disposal services shall be contracted with Grand Prairie Disposal Company, J.C. Duncan. Commercial-type refuse containers (dumpsters and roll-offs) shall be placed at a location arranged in advance with the city’s contractor, Grand Prairie Disposal Company, J.C. Duncan. If materials are to be recycled, they shall not be co-mingled with trash. All property owners or facility owners shall contact Grand Prairie Disposal Company at (817) 261-8812 [city code 26-105(a)]. Mechanical garbage and trash compactors shall conform to city code sections 29-74 and 26-75. The general contractor shall be held responsible for ensuring compliance with these city codes.
6. NUISANCE: No operations or activities may result in creation of a nuisance as defined in city code 29-68(12) to (29). Specifically, no building, road or construction activity may cause water to stand and result in mosquito harborage.
7. MOSQUITO HARBORAGE: Property owners shall be responsible for all mosquito control activities on any body of water created as part of the site drainage plan. [city code 29-68(3)]
8. NOISE: All noise created during the construction and subsequent operational activities conducted on the subject property must comply with City Code Chapter 13, Article XIII, Sections 13-275 to 13-286. Construction must be limited the daytime hours between six o’clock a.m. and ten o’clock p.m. when constructing a building with 300 feet of a residence.
9. ILLEGAL STORM WATER RUNOFF: Only rain water is allowed into the storm water system. Any wastewater generated from any swimming pool maintenance, commercial or industrial operations must be discharged to the sanitary sewer. All discharges into the sanitary sewer must comply with all federal, state, and local industrial discharge requirements [40 CFR part 122 and city code 26-40 to 26-69]
10. No outside storage.
SECTION 3. Compliance
1. By this Ordinance, this Specific Use Permit authorizing the operation of a small job metal fabrication and machine business in the Commercial (C) District shall automatically terminate, in accordance with Section 5.4.1 of the Unified Development Code, upon cessation of said use for a period of six (6) months or more.
2. The operation of this Specific Use Permit shall be 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.
3. 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.
4. 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
5. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its number and title.
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 21st of Day of June 2016.
Ordinance No. 10087-2016
Specific Use Permit No. 956A
Case No. SU150405A/S150409A