From
Chris Hartmann
Title
SU140203A - Specific Use Permit Renewal - Stripe-A-Zone (City Council District 1). Request for the indefinite renewal of Specific Use Permit No. 927 (Ordinance No. 9671-2014) permitting the operation of a Pavement Striping Contractor Shop with Heavy Equipment, Outside Storage and Manufacturing uses. The 7.1 acre property is located at the southwest corner E. Abram Street/W. Jefferson Avenue and Cox Drive. The property is zoned Commercial Office (CO) District. The property is also located within Central Business District No. 1 (CBD-1). The applicant is David Sargent, Strip-A-Zone. (On November 7, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request for the indefinite renewal of Specific Use Permit No. 927 (Ordinance No. 9671-2014) permitting the operation of a Pavement Striping Contractor Shop with Heavy Equipment, Outside Storage and Manufacturing uses. The 7.1 acre property is located at the southwest corner E. Abram Street/W. Jefferson Avenue and Cox Drive. The property is zoned Commercial Office (CO) District. The property is also located within Central Business District No. 1 (CBD-1). The applicant is David Sargent, Strip-A-Zone.
ADJACENT LAND USES AND ZONING:
|
Direction |
Zoning |
Existing Land Use |
|
North |
City of Arlington |
Industrial Uses |
|
East |
Commercial Office (CO) |
Undeveloped land |
|
West |
South Half - Commercial Office (CO) North Half - City of Arlington |
Residential Apartments |
|
South |
Hospital District |
Texas General Hospital, medical office and undeveloped land |
PURPOSE OF REQUEST:
Renewal of specific use permit Ordinance No. 9617-2014 authorizing the operations of a pavement striping contractor with heavy equipment, outside storage and manufacturing in the Commercial Office (CO) District and Central Business District No. One (CBD-1) AND specifically authorizing the renewal of the Phase One Site Plan amendments as approved by City Council on August 18, 2015.
THE FOLLOWING INFORMATION WAS CONTAINED IN THE PHASE ONE SITE PLAN (PLANNING CASE FILE NO. S141103) APPLICATION AND THUS CONTAINS THE PROJECT ELEMENTS THAT THIS SUP RENEWAL APPLICATION, SPECIFICLLY FOR PHASE ONE, IS INTENDED TO COVER. ADDITIONALLY, ORDINANCE NO. 9671-2014 CODIFIED THE “CONCEPTUAL PLANS” FOR BOTH PHASE ONE (TO BE LOCATED ON LOT 1, BLOCK A, SARGENT ADDITON AND PHASE TWO (TO BE LOCATED ON LOT 2, BLOCK A, SARGENT ADDITION.
SITE PLAN:
Stripe-A-Zone, a long time Grand Prairie pavement striping business and one of the largest pavement striping companies in the United States, has outgrown its existing facility located at the northwest corner of Sherman Street and Cox Street. The owner/applicant is seeking Site Plan approval to expand the business to include the property directly abutting its existing facility to the north. As stipulated within Specific Use Permit (SUP) No. 140203 as adopted on February 18, 2014 via Ordinance No. 9671-2014, Site Plan approval is required and must be shown to be in substantial conformance with the approved Concept Plan as contained within the above noted ordinance.
As detailed within the Site Plan, the proposed expansion will increase the existing size of the facility from approximately 2.37 acres to 7.1048 acres at full build out. The expansion includes an approximately 4.14 acre tract legally known as Lots 1-8, Block A of the L. Cox and C. Hines Re-subdivision and a 0.5914 acre portion of Hines Street Right-of-Way (ROW) that is currently scheduled to be considered for abandonment (*) by City Council on August 18, 2015, which is also the date that this Site Plan request will be heard by City Council.
As requested by the owner/applicant, the proposed expansion is scheduled to be completed in two Phases. Phase One includes all of the undeveloped area identified as Lot 1, Block A of the Sargent Addition, which is a replat currently under review and scheduled for final action by the Planning and Zoning Commission on August 3, 2015. Phase Two includes all of Lot 2, Block A of the Sargent Addition. This Site Plan review, and any subsequent approval of the same, applies only to Phase One. A separate Site Plan application submittal and review by Staff and P&Z/Council will be required For Phase Two.
* This Site Plan and the Sargent Addition replat are being reviewed within the assumption that the proposed ROW abandonment will be approved by action of the City Council on August 18, 2015. Staff is recommended approval of the abandonment and does not anticipate any opposition.
CHARACTERISTICS AND FUNCTION:
Proposed Use:
Stripe-A-Zone, Inc. currently sits on approximately 2.37 acres land located between Sherman Street and Hines Avenue and on the west side of Cox Street. The business, classified by the City as a Contractor Shop with Heavy Equipment and Outside Storage, consists of a sales office, production office, warehouse, a wheelstop manufacturing shed, fuel storage and dispensing station, employee parking, and a storage yard. This location is the base of operations for the business that includes administration of sales and production, storage of materials and equipment, maintenance and repair of vehicles and equipment, and wheel stop manufacturing. However, the main operations of the business (pavement striping) are conducted at different job site(s) around the Dallas/Fort Worth Metropolitan Area (metro-plex) and surrounding areas within the State.
The Phase One expansion is primarily intended to be used as a parking and storage area for vehicles and equipment. Prior to the issuance of the SUP No. 140203, the subject property was considered a “legal non-conforming use” as open/outside storage was not permitted within the Central Business District No. 1. The approved SUP now grants the owner/applicant the authority to proceed with the proposed expansion and outside storage use provided the proposed Site Plan substantially complies with the SUP.
Employees & Hours of Operation:
The business operates a Day Shift Service Team (currently 44 employees) and a Night Shift Service Team (currently 8 employees) that work directly in the field to service customers. Approximately half of the Day Shift Service Team works out of town on a two (2) week cycle and only report to the main office on a bi-weekly basis. The balance of the Day Shift Serve Team reports to the existing facility each day before going to the various job sites around the metro-plex. The smaller Night Shift Service Team works between 3:00 PM and 6:00 AM to service customers that cannot close the businesses while the work is being done.
In addition to the sales/management staff and service teams, Stripe-A-Zone, Inc. has four (4) mechanics that staff their on-site maintenance shop Monday - Saturday, 5:00 AM to 9:00 PM to service the facility’s vehicles and equipment. Stripe-A-Zone, Inc. also employs four (4) individuals in their concrete wheel stop manufacturing process that operates twice weekly on the subject property. The manufacturing process begins at approximately 10:00 AM on Monday and Friday, weekly, and typically ends by 6:00 PM. The concrete is mixed off-site and delivered to the facility by various concrete vendors.
Access and Parking:
The owner/applicant is proposing to continue to gain access to Phase One of the property from the three existing access points located on Sherman Street and Cox Drive. The single Sherman Street access and the southerly most Cox Drive access are limited to passenger vehicles and are used to gain access to the existing employee parking located at the south end of the facility. The second existing access on Cox Drive is proposed to remain and will continue to be used as an access point for larger trucks and equipment. This access is gated at the property line. Finally, a third access point on Cox Drive is proposed at the intersection of Hines Street (to be abandoned) and Cox Drive. This access will also be gated. This gate will be set back from the flow line of Cox Drive approximately 74-feet to allow longer vehicles to fully pull off Cox Drive before stopping to open the gate. While both gates will have Knox-Locks, the City of Arlington emergency services will also have access to the access gate located at Hines and Cox Street, as a 50-foot emergency access easement will be retained (to be dedicated with the Sargent Addition replat) on the portion of Hines Street scheduled to be abandoned.
The Phase One parking plan, for the expansion area, includes: 58 new 18ft. x 9ft. parking stalls, 8 new 30ft. x 10ft. parking stalls, 21 new 40ft. x 10ft. parking stalls, and 4 new 70ft. x 12ft. parking stalls. The parking stalls and drive aisles will be paved with concrete to City standards prior to use of the property. The proposal also a new 12,000 sq. ft. “longliner” enclosed masonry parking structure with 10 parking bays. The Phase One proposal includes improvements to the existing gravel employee parking lot located at the south end of the facility. As part of the concrete pavement installation plan, to be completed within two-years from Site Plan approval, the existing employee parking lot will be paved with concrete, per City specifications, and striped to accommodate 61 passenger vehicles, including 3 handicapped spaces. The parking lot improvement plan includes the construction of landscape islands and curbing.
Building, Dumpster Enclosure & Fencing:
As stated above, the proposal includes a new 12,000 sq. ft. “longliner” enclosed masonry parking structure with 10 parking bays and garage doors. The building facade will be clad with brick veneer, CMU, and glass block windows. The roof will consist of a metal R-panel at a low 1:12 pitch. Phase One also includes the construction of a masonry dumpster enclosure, to City specifications, as well as an eight (8) foot tall masonry fence along E. Abram Street and an eight (8) foot tall wrought iron fence with mesh screening material along the east and west property lines of the Phase One expansion area. Finally
Stormwater Detention & Paving:
The Phase One expansion includes the construction of two new detention ponds that will be located on the Phase One expansion area north of the existing Hines Street and one detention pond that will be located on the existing area located south of the existing Hines Street. As part of the Phase One expansion, the balance of the existing facility’s storage/operation yard and employee parking lot is proposed to be paved with concrete to City standards. In keeping with the proposed concrete phasing plan approved within the SUP, the applicant/owner proposes to complete the concrete pavement installation, south of the existing Hines Street, within 2-years of Site Plan approval.
Dimensional Requirements
The subject property is zoned Commercial Office (CO) District. As part of the approved SUP, the minimum front setback along Cox Drive was reduced from 25-feet to 12-feet. As proposed, the Phase One Site Plan conforms to the minimum dimensional requirements as outlined above.
Landscape and Screening
The landscape and screening requirements of the subject site are governed by the Article 8 of the UDC and the approved SUP. As proposed, the Phase One Site Plan conforms to the minimum landscape and screening standards as outlined above.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Mixed Use on the Future Land Use Map (FLUM). Mixed Use is defined as a mixture of retail, high density residential, personal service, and some limited office uses in a pedestrian oriented development. The proposal is inconsistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
REQUESTED APPEALS BY OWNER/APPLICANT:
None.
RECOMMENDATION:
Staff recommends approval of the renewal of Ordinance No. 9876-2015 for a period of one (1) following the issuance of the final Certificate of Occupancy for Phase One.
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 THE RENEWAL OF THE PHASE ONE PORTION OF A SPECIFIC USE PERMIT FOR A CONTRACTOR SHOP WITH HEAVY EQUIPMENT, OUTSIDE STORAGE AND MANUFACTURING IN THE COMMERCIAL OFFICE (CO) DISTRICT AND CENTRAL BUSINESS DISTRICT ONE (CBD 1), TO WIT: BEING 6.88 ACRES DESCRIBED AS LOTS 1A-4A & LOTS 5-8, BLOCK A; LOTS 3C, 4, 5, & 6C, BLOCK C; LOT 6B, BLOCK C; LOT 3B, BLOCK C; ALL OF THE COX 7 HINES SUBDIVISION; AND A PORTION OF HINES AVENUE RIGHT OF WAY; ALL IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING ADDRESSED AS 3300 E. ABRAM STREET; 2715 HINES AVENUE; AND 2714 W.E. ROBERTS STREET, 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 February 18, 2014, the Grand Prairie City Council approved, via Ordinance No. 9671-2014 (Planning Case File No. SU140203) a request for Specific Use Permit for a Contractor Shop with Heavy Equipment, Outside Storage and Manufacturing in the Commercial Office (CO) District and Central Business District One (CBD 1);and
WHEREAS, said Ordinance No. 9671-2014 required a one (1) year review of the Specific Use Permit for a Contractor Shop with Heavy Equipment, Outside Storage and Manufacturing in the Commercial Office (CO) District and Central Business District One (CBD 1) to verify compliance with the approved development standards and all applicable codes; and
WHEREAS, the owners of the property described herein filed a site plan application, in lieu of seeking a one (1) year renewal, with the City of Grand Prairie, Texas, thus seeking to amend the overall site plan, building elevations and phasing plan portions of Ordinance No. 9671-2014 and also seeking final approval of Phase One of the development; and
WHEREAS, on August 18, 2015, the Grand Prairie City Council approved said amendments to the site plan, building elevations and phasing plan portions (amendments attached herein) of Ordinance No. 9671-2014 and further approved Phase One of the development; and
WHEREAS, the property owner, while in overall compliance with city regulations, has only completed a portion of the noted Phase One improvements; and
WHEREAS, staff recommends for the renewal of said Specific Use Permit for a Contractor Shop with Heavy Equipment, Outside Storage and Manufacturing in the Commercial Office (CO) District and Central Business District One (CBD 1) for a period of one (1) year after the issuance of a Certificate of Occupancy of Phase One development to allow the property owner time to complete Phase One project elements; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on November 7, 2016, following legal notice of such public hearing before the Planning and Zoning Commission had been published in the paper of record, of said renewal for a Specific Use Permit for a Contractor Shop with Heavy Equipment, Outside Storage and Manufacturing in the Commercial Office (CO) District and Central Business District One (CBD 1), 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 renew said Specific Use Permit for a Contractor Shop with Heavy Equipment, Outside Storage and Manufacturing in the Commercial Office (CO) District and Central Business District One (CBD 1); 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 15, 2015 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 927A for the property legally described as Lots 1 & 2, Block A, Sargent Addition and as shown in Exhibit E - Location Map.
SECTION 2.
Specific Use Permit
FOR THE OPERATION OF A CONTRACTOR SHOP WITH HEAVY EQUIPMENT, OUTSIDE STORAGE, AND MANUFATURING IN THE COMMERCIAL OFFICE (CO) DISTRICT AND CENTRAL BUSINESS DISTRICT ONE (CBD 1), the following conditions are hereby established as part of this ordinance:
1. A Site Plan application shall be reviewed and approved by City Council, and shown to be in substantial conformance with the Concept Plan labeled as Exhibit A, prior to the issuance of any building permits or as amended on August 18, 2015 by City Council and shown in attached Exhibit B - Site Plan, Exhibit C - Landscape Plan and Exhibit D - Building Elevations.
2. All development standards contained within the Unified Development Code (UDC) shall apply to the proposed development, except as specifically provided below:
a. The proposed outside storage area abutting Cox Drive may be screened with an 8-foot tall wrought iron fence, with mesh screening material, that may be set at the property line.
b. The proposed outside storage area abutting Abrams Street shall be screened with an 8-foot tall masonry wall set back a minimum of 25-feet from the property line.
c. An 8-foot tall wrought iron fence, with mesh screening material, may be used in lieu of the UDC required “Type 3” wood screening fence to screen the outdoor storage area.
d. An 8-foot tall wrought iron fence, with mesh screening material, may be used in lieu of the UDC required "Type 1" masonry fence between all non-residential uses and abutting residential uses, except as shown on the Concept Plan labeled as Exhibit A wherein a masonry fence shall be required between the non-residential uses (existing production office and existing wheelstop shed) and the abutting residential use.
d. The minimum front setback along Cox Drive shall be reduced from 25-feet to 12-feet to accommodate the proposed improvements as contained in the Concept Plan labeled as Exhibit A.
3. The property shall be re-platted prior to the issuance of any building permits.
4. The employee parking lot at the northwest corner of Sherman Street and Cox Drive shall be paved with concrete per city standards as part of the concrete phasing plan.
5. A concrete batch plant is not permissible.
6. Outdoor maintenance or repair of vehicles and non-permanently mounted equipment is prohibited.
7. City approved grading, drainage, and erosion control plans are required prior to approval of any final plat, earthwork or building permit for the property. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information designed to current standards as provided in the Drainage Design Manual as currently amended. Tie storm drain hydraulics to existing downstream storm drain and extend to upstream properties. Where applicable, drainage from site shall discharge into drainage easement and shall convey flow to stream without causing erosion or flooding (maximum downstream velocity 6 fps). 100-year overflow shall be conveyed to stream in drainage easement.
8. A preliminary drainage plan should be submitted for approval as a condition of approval of the site plan.
9. The abandonment of a portion of Hines Avenue right-of-way is contingent upon City Council approval; contact the Engineering Department for information on the abandonment process.
10. Confirm that the fuel/oil line easement is active. Typically, no structures are allowed within easements such as these. Provide full contact information for the owner of the easement to City staff.
11. Must maintain compliance with all federal, state and local environmental regulations.
12. Updated emergency spill plan must be kept on file at all times.
13. Facility must have overflow protection with shut off valves on all above ground storage tanks.
14. Facility must maintain TCEQ registrations at all times for transportation and storage.
15. Must have sufficient security measures to prevent unauthorized access to the facility.
16. Secondary containment of 110% of the largest container around all outside chemical storage is required.
17. Gates shall be at least 100’ from the street to prevent parking/stopping/waiting on the street.
SECTION 3.
Phasing Plan
The following phasing plan (shown below) was contained in Ordinance No. 9671-2014, which incorporated the conceptual plans as shown in Exhibit A - Concept Plan, attached herein. However, during the Site Plan review and approval by City Council on August 18, 2015, the overall phasing plan (shown below) was modified as shown on Exhibit B - Phase One Site Plan, Exhibit C - Phase One Landscape Plan and Exhibit D - Building Elevations. Phase Two of the development, while conceptually approved in Ordinance No. 9671-2014, still requires full Site Plan review and approval by City Council.
First Year Plan
• Seek to abandon Hines Avenue, replat property, and process formal Site Plan.
• Fence the eastern half of the northern property.
• Construct a 1,000 sq. ft. addition to the sales office.
• Construct a 3,600 sq. ft. mechanic’s maintenance shop.
• Begin the monthly installation of concrete paving per the 24 month concrete phasing plan.
Second Year to Third Year Plan
• Continue installation of concrete paving per the 24 month concrete phasing plan
• Construct the 10 Bay Parking Garage to house the long liner striping vehicles.
Third Year to Fifth Year Plan
• Develop the western half of the northern property.
• Construct the 3,200 sq. ft. retail sales building and 18,000 sq. ft. manufacturing warehouse.
SECTION 4.
Compliance
1. By this Ordinance, this Specific Use Permit for a Contractor Shop with Heavy Equipment, Outside Storage and Manufacturing in the Commercial Office (CO) District and Central Business District One (CBD 1) 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. Furthermore, by this Ordinance, the City Council shall conduct a public hearing one (1) year after the issuance of a final Certificate of Occupancy for the PHASE ONE portion of the development to confirm compliance with all applicable codes which shall include, but not be limited to, the requirements of this 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 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.
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 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, TEXAS, THIS the 15th DAY of NOVEMBER, 2016
Ordinance No. 10180-2016
Specific Use Permit No. 927A
Case No. SU140203A