From
Chris Hartmann
Title
SU170401/S170401 - Specific Use Permit/Site Plan - EchoPark Automotive (City Council District 2 & 4). Approve a Specific Use Permit & Site Plan to allow for a Used Car Dealership in conjunction with a Corporate Headquarters Campus. The 9.687 acre property, zoned Planned Development 29 (PD-29) District and located within the I.H. 20 Corridor Overlay District. The property is located north of I.H 20 Service Road at the southwest corner of Bob Smith Parkway and Sara Jane Parkway. The property is addressed at 2200 I.H. 20. The agent is Maxwell Fisher, Masterplan Consultants, the applicant is John E. Russ, EchoPark Realty, TX, LLC, and the owner is Sally Smith Mashburn, Bob Smith Management Company, LTD. (On May 1, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 5-2).
Presenter
Assitant City Manager Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
Approval of a request for a Specific Use Permit for a Used Car Dealership in conjunction with a Corporate Headquarters Campus. The 9.687-acre property zoned Planned Development 29 (PD-29) District and within both the I-20 & SH 161 Corridor Overlay Districts, is located at the southwest corner of Bob Smith Parkway and Sarah Jane Parkway. The property is addressed at westbound 2200 I.H. 20. The property lies in Tarrant and Dallas Counties as well as City Council Districts 2 & 4.
ADJACENT LAND USES AND ACCESS:
North - To the north properties are zoned Planned Development 353 (PD-353) for “Multi-Family” uses. The properties are undeveloped at this time.
South - To the south is westbound Interstate Highway 20, south of I-20 properties are zoned Planned Development 250 (PD-250) for retail uses and is anchored by existing Walmart Supercenter/ Sam’s Club shopping center.
East - To the east is Bob Smith Parkway and vacant commercial properties are zoned Planned Development 29 (PD-29).
West - To the west property is zoned Planned Development 29 (PD-29) and partially developed for Hotel Uses.
PURPOSE OF REQUEST:
The applicant, EchoPark Automotive, seeks City Council approval of a Specific Use Permit/Site Plan application necessary to obtain authorization to develop a Used Auto Dealership in conjunction with a corporate headquarters facility. The 9.687-acre property is addressed as 2200 W. Interstate Highway 20 and is located at the hard southwest corner of Bob Smith Parkway and Sarah Jane Parkway. The Auto Dealership and Corporate Headquarters will be operated by EchoPark Automotive.
CHARACTERISTICS AND FUNCTION:
Use:
EchoPark Automotive is a subsidiary of Sonic Automotive which is owned by O. Bruton Smith. Sonic Automotive is one of the largest automotive retailers in the United States. The EchoPark brand was launched in North Carolina and has expanded dealerships in Colorado (Denver) and is seeking a significant North Texas presence. Currently in McKinney, the company seeks to establish a dealership in Grand Prairie along with its regional corporate facilities at the referenced site.
To accommodate the proposed used car dealership and corporate facilities, the applicant proposes a single-story, 31,055 square foot, state-of-the- art facility. The proposed LEED (Leadership in Energy and Environmental Design) building will serve automotive sales and related make-ready uses as well as EchoPark’s regional operational corporate headquarters.
The property; known as the Smith Tract is uniquely located north of westbound Interstate 20 and bi-sects:
• Dallas & Tarrant County Lines
• City Council District 2 & 4
• Texas & U.S. Congressional Districts
• Grand Prairie’s & Arlington’s ISDs
• Lies within both SH 360 & I-20 Overlay Corridors
The vacant and unplatted tracts are zoned Planned Development 29 (PD-29) District provides for Retail uses and standards; therefore Specific Use Permit is required for Used Car Dealer uses.
Further, Section 16.2.1 of the Article 16 of the UDC, stipulates that 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 and landscaping standards specified in Appendix F: Corridor Overlay District Standards of the UDC.
Site and Lot Dimensional Standards
The 9.687- acre tract is located at the southwest corner of Bob Smith Parkway and Sarah Jane Parkway. The property is currently vacant, unplatted and undeveloped. The property is relatively flat and generally drains to the southwest. Prior to the issuance of any building permits, the subject property would need to be platted as a separate lot. As proposed, all site and lot dimensional standards are met.
|
Standard |
Required |
Provided |
Meets |
|
Lot Area |
16,000 sf |
9.687 acres |
Yes |
|
Lot Width |
100 ft. |
Minimum 689.36 ft. |
Yes |
|
Lot Depth |
120ft. |
Minimum 255.09 ft. |
Yes |
|
Front Yard |
47 ft. |
59.79 ft. |
Yes |
|
Side Yard |
22 ft. |
52.74 ft. |
Yes |
|
Rear Yard |
22 ft. |
33.65 ft. |
Yes |
Employees and Hours of Operation:
The facility is expected to will employee approximately 77 people including 20 professional & para-professional positions. The hours of operations will be Monday through Saturday between 7:00 AM and 9:00 PM, closed on Sunday.
Access and Parking:
Primary access to the subject property will be W. Interstate 20 Service Road and Sarah Jane Parkway. A secondary right-in, right-out only drive, located along (Sarah Jane Pkwy) for employee and vehicle delivery is located towards the western end of the site. The applicant is proposing to pave the access drive, drive aisles, providing 83parking spaces for customer and employees and 571 spaces for vehicle inventory.
|
Proposed Use/Parking |
Parking Rate/s.f. |
Required |
Proposed |
Meets |
|
Administrative Office Building (6,000 sq. ft.) |
1/325 |
18 |
20 |
Yes |
|
Auto Dealership (25,055 sq.ft.) |
1/400 |
63 |
63 |
Yes |
|
|
|
|
|
|
|
Paving Type |
N/A |
Concrete or Equivalent |
Concrete |
Yes |
Building Elevations - Articulation and Masonry Standards:
The proposed LEED (Leadership in Environmental and Energy Design) facility features a unique modernistic design featuring primarily exterior masonry materials accented with textured precast panels and featuring Nichiha (a masonry fiber cladding product). Another unique feature in the building design is the green Dri Design element, consisting of a clean finish metal panel similar to architectural finishes applied to Grand Prairie’s Police & Fire Headquarters. The two elements mentioned previously are incorporated into the design in lieu of required minimum 25% supplemental stone requirement. Evaluating collectively (including exceptional landscaping elements), the building’s design, look and character although different; generally conforms to the UDC’s Corridor standards subject to relatively minor exceptions:
• I-20 Frontage (South Elevation) Reduce Exterior Masonry Requirement form 100% to 90%, stone from 25% to 7% and covered walkways/awnings reduce from 68’ to 39’, masonry texture appliques from 25% to 7%
• Sarah Jane Parkway (North Elevation) Reduce Exterior Masonry from 100% to 62%, reduce stone from 25% to 6%, cornices on approximately 40% of roof line, masonry textured appliques from 25% to 6%.
• Bob Smith Parkway (East Elevation) Reduce stone from 25% to 8%
Landscape and Screening:
The landscape and screening requirements of the subject site are governed by Article 8 (as General Retail District) of the UDC and Section 4 of Appendix F of the UDC as shown below. Screening will be required as this application includes outdoor display, which is one of the triggers for screening requirements. A sidewalk will also be required along Sarah Jane Parkway and Interstate Highway 20 Service Road unless waived by the Grand Prairie Transportation Director.
The applicant proposes to construct a six (6) foot tall aluminum-ornamental fence with masonry columns screening wall thirty (30) feet back and along Sarah Jane Parkway with a proposed sliding access gate set back several feet to accommodate automobile carriers from the flow line of the street.
|
Ordinance Provision |
Standards |
Existing/Proposed Conditions |
Meets |
|
Total Landscape |
Minimum Landscape Area (5%) or 21K sq. ft. |
Providing approximately 80K or 42.6% |
Yes |
|
Landscape Edge |
30’ Landscape Buffer |
30’ Landscape Buffer w/15’ Exceptions |
Yes |
|
Parking Lot Hedgerow |
36’ Hedgerow, Berm, or wall |
36” Hedgerow |
Yes |
|
Required Number of Total Trees (1/500 sq.ft.) |
76 |
76 |
Yes |
|
Street Trees: |
1 tree/25 to 50 l.f. |
43 |
Yes |
|
Parking Lot Trees: |
1 tree/20 spaces |
33 |
Yes |
|
All trees are minimum 3 in. caliper |
|
|
Yes |
|
All parking lot islands minimum 5 ft. wide |
|
|
Yes |
|
Sidewalk Along Roads |
Required along Sarah Jane Pkwy, Bob Smith Pkwy and I-20 Service Road unless waived by Transportation |
Sidewalk provided |
Yes |
|
Fence |
Type 1 Masonry Wall |
Exception Requested Ornamental Aluminum Metal w/ 6’ Masonry Columns |
Exception Requested |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Dumpster Enclosure:
The applicant is proposed to build a 12ft. x 12ft. (inside dimension) masonry (CMU integral colored block) dumpster enclosure with metal gates. The enclosure conforms to city standards.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Commercial/Retail/Office Development on the Future Land Use Map (FLUM). The proposal is consistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations. This tract is located within the I-20 & SH 161 Overlay Corridor Districts. Used Car Sales in these Corridors are not recommended.
REQUESTED APPEALS BY OWNER/APPLICANT:
1. Landscape Setbacks - the applicant is requesting the ability to reduce a portion of the required 30’ landscape buffer per Corridor Overlay District standards located along the southern section of the site to accommodate the north-south orientation of the proposed building.
2. Masonry- the applicant is requesting an appeal of minimum exterior masonry materials requirement in lieu of substitutional materials (Nichiha-Fiber Cladding & DriDesign-Metal Panels)
3. Articulation-No horizontal building articulation on North & East Elevation.
4. Car Wash Use and Orientation - the applicant is requesting an appeal the location and orientation of the proposed automated car wash and its materials and location.
Fence/Screening-Allowance for minimum six-foot (6’) ornamental metal fence with masonry columns in lieu of required Type 1 masonry wall.
The DRC and Planning Staff have concerns with Used Car Sales in the I-20 Corridor. If request is considered for approval, DRC recommends the following conditions per the Operational Plan:
• SUP for Used Auto Sales will expire with the current applicant if the property is sold or use is discontinued with current applicant.
• Limit auto repair function to ‘minor’ and or ‘make-ready’ allowing for some light ‘touch-up’ refurbishing.
• No Heavy “major’ auto repair on-site.
• No paint and body work on-site.
• No salvage of vehicles on-site.
• No inoperable vehicles may be parked or stored on-site.
• All repair, maintenance and inspections of vehicles shall be performed indoors.
• No display banners, balloons, streamers, or other methods of attracting the motoring public to the business shall not be allowed.
• Shall comply with approved Site & Operational Plan.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
Planning and Zoning Commission recommeds approval subject to DRC's recommended conditions and exceptions granted as presented.
Body
AN ORDINANCE AMENDING THE ZONING MAP AND ORDINANCE BY SHOWING THE LOCATION, BOUNDARY AND USE OF CERTAIN PROPERTY FOR A SPECIFIC USE PERMIT FOR USED AUTO SALES, TO WIT: BEING 9.687 ACRES SITUATED IN THE CHARLES D. BALL SURVEY, ABSTRACTS NO. 197 & 1699 CITY OF GRAND PRAIRIE, TARRANT & DALLAS COUNTIES, 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 for a Specific Use Permit for Used Auto Sales in a Planned Development 29 (PD-29) District; and;
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on May 1, 2017, 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 Specific Use Permit for Used Auto Sales in a Planned Development 29 (PD-29) 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 5 to 2 to recommend approval to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a Specific Use Permit for Used Auto Sales in a Planned Development 29 (PD-29) 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 May 16, 2017 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 I.
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..."
and passed and approved November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered ??? for the property location described as follows:
2200 I.H. 20, also being described as being 9.687 acres situated in the Charles D. Ball Survey, Abstracts No. 197 & 1699, City of Grand Prairies, Dallas & Tarrant Counties, Texas and as shown on the approved site plan labeled as Exhibit A - Site Plan and Exhibit D - Location Map, which are incorporated by reference.
SECTION 2: Definitions
Make Ready Service: Means a repair or service procedure necessary to prepare a used vehicle for sale, which may include, but not be limited to, the replacement of wipers, headlights, light bulbs, clear water rinse, detailing, or tire inflation or repair.
Used Auto Sales: The sale of used automotive vehicles, such as cars, pick-up trucks, vans, and sport utility vehicles, etc. Acceptable accessory uses would include Make Ready Service.
SECTION 3: Specific Use Permit
FOR OPERATION OF A USED AUTO SALES BUSINESS WITHIN A PLANNED DEVELOPMENT 29 (PD-29) DISTRICT.
1. The development shall conform to the City Council approved Site Plan (Exhibit A - Site Plan), Building Elevations (Exhibit B), and Landscape Plan (Exhibit C); including recommended exceptions:
I. Reduction in required 30’ landscape buffer along certain street frontages in front of building facing the street.
II. Building’s exterior materials and articulation requirement along certain elevations to accommodate unique style and design.
III. Car wash use, location and orientation.
IV. Allowance for minim six-foot (6’) ornamental metal fence with masonry columns in lieu of required Type 1 masonry wall along Sara jane Parkway.
2. As outlined within the Operational Plan contained within the Specific Use Permit Application File No. SU170401/S170401, and as more specifically stated and codified herein, the development shall adhere to the following operational standards:
A. All operations shall be conducted entirely on-site. The public right-of-way shall not be used for overflow parking;
B. The existing drive accesses to 29th Street shall be closed as shown in the approved Site Plan, Exhibit A;
C. A dumpster enclosure shall not be required. All trash storage areas must be screened from public view;
D. Make Ready Services shall be conducted indoors;
E. There shall be no outside storage;
F. All vehicle parking shall be parked on city approved surfaces;
G. All operations shall maintain compliance with all federal, state, and local environmental regulations;
H. All operations shall maintain compliance with City Ordinance No. 7408 Automotive Related Business (ARB) regulations;
I. Must practice all best management practices listed in its storm water pollution prevention plan.
3. Future expansions to this facility will require the submittal of a revised site plan for review and approval to the Planning Department.
SECTION 4: Compliance
All development must conform to the approved Development Plans, which are herein incorporated by reference.
1. By this SUP Ordinance, this Specific Use Permit shall automatically terminate if a Certificate of Occupancy is not issued for a Specific Use Permit for Used Auto Sales in a Planned Development 29 (PD-29) District; within one (1) year after City Council adoption of this Ordinance, or upon cessation of the use for a period of six (6) months or more.
2. The SUP for Used Auto Sales will expire/terminate with the current applicant if property is sold or use is discontinued with current applicant.
3. Furthermore, by this SUP Ordinance, the City Council shall conduct a public hearing one (1) year after City Council approval of the Site Plan to confirm compliance with all applicable codes which shall include, but not be limited to, 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. The operation of this site 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.
5. 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.
6. 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
7. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its SUP 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 16th of May, 2017.
CASE NUMBER: SU170401/S170401
ORDINANCE NUMBER:
SPECIFIC USE PERMIT NUMBER: