CITY OF GRAND PRAIRIE REGULAR PLANNING AND ZONING COMMISSION MEETING MINUTES MARCH 10, 2008 COMMISSIONERS PRESENT: Chairman Tom Austin, Vice-Chairman Bob Murphy, Commissioners Dave Lester, Cindie Moss, Dr. Scott Moulton, Phil Philipp, and Jayne Christian. COMMISSIONERS ABSENT: Secretary, Jerry King and Carol Ann Adams. CITY STAFF PRESENT: Bill Crolley, Director of Planning and Development, Kevin Lasher, Chief City Planner, Mary Elliott, Senior Planner, Martin Barkman, Senior Planner, Steve Alcorn, Assistant City Attorney and Chris Hartmann, Executive Secretary. Chairman Tom Austin called the meeting to order at 7:10 p.m. AGENDA PUBLIC HEARING ITEMS TO BE TABLED: Item #5-SU080301, Specific Use Permit, 121 S. E. 14th Street (City Council District 5). (The above item is not public hearing item). Motion was made to postpone case SU080301. The action and vote recorded as follows: Motion: Murphy Second: Moss Ayes: Austin, Murphy, Lester, Moss, Moulton, Christian and Philipp. Nays: None Approved: 7-0 Motion carried. AGENDA ITEM #1-APPROVAL OF MINUTES: Motion was made to approve the minutes of the Planning and Zoning Commission meeting of February 25, 2008. The action and vote recorded as follows: Motion: Murphy Second: Moss Ayes: Austin, Murphy, Lester, Moulton, Moss, Christian and Philipp. Nays: None Approved: 7-0 Motion carried.
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AGENDA PUBLIC HEARING ITEMS #2-S071201 and #3-SU071203, Site Plan and Specific User Permit, Northwest Corner of S. Carrier Parkway and W. Warrior Trail (Council District 4). Senior Planner Mary Elliott presented the case to the Commission for approval of a Site Plan for a retail center containing six non-residential lots on 4.54 acres and a Specific Use Permit for a Convenience Store with Gasoline Sales on a 1.29-acre corner lot. The site is currently zoned Planned Development District-243 (PD-243) and is located on the northwest corner of the intersection of South Carrier Parkway and West Warrior Trail. The property is located within the State Highway 161 Overlay District. The owner is Barkat Daredia. The applicant is RK Plan. Lot 1 - The proposed commercial retail center will be situated on six non-residential lots. The lot labeled on the Site Plan as Lot 1 is for speculative retail uses. The building will be a onestory masonry building containing 3,300 square feet situated on a 0.84 acre lot. The materials for the building will include brick veneer, aluminum framed windows, and metal awnings. A variance will be needed for the 10% stone requirement for front facades. Staff supports the variance since the owner has agreed to use stone veneer on all four sides of the convenience store. Lot 2 - The lot labeled on the Site Plan as Lot 2 is for a convenience store with gasoline sales which requires a Specific Use Permit. The convenience store will also include a restaurant. The building’s exterior will be primarily red brick masonry and cream-colored stone veneer on all four sides. The front entry feature will have aluminum framed windows and a stucco faced overhang. The steel columns of the overhang will have stone veneer at the base. The building will contain 6,712 square feet situated on a 1.29 acre lot. The gas canopy has masonry covered columns and a metal mansard roof that reflects the design of the Ruthe Jackson Center, located southeast of the subject property. The applicant is proposing five gas pumps. Lots 3A to 3D - The lots labeled on the Site Plan as Lots 3A, 3B, 3C and 3D, are for speculative office or retail uses. The buildings will be a one-story red, masonry buildings ranging from 2,745 square feet to 3,338 square feet. The lot sizes range from 0.26 acre to 0.51 acre lots. The materials for the buildings will include brick and stone veneer, aluminum framed windows, and metal awnings. If the lots are platted separately, then an agreement will need to be submitted for the four lots to share the two dumpsters provided. A variance will be needed for the 10% stone requirement for two of the front facades. Staff supports the variance since the owner has agreed to use stone veneer on all four sides of the convenience store. Lot 4 – The lot labeled on the Site Plan as Lot 4 is not being proposed for development at this time. A formal Site Plan submittal will be required when the owner is ready to proceed. A three-foot high roof parapet wall will be provided for all buildings to screen roof mounted mechanical equipment from view. The dumpster enclosures will meet the 6-foot minimum height requirement and will be the same color masonry as used on the primary structures. The 2
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monument signs will have masonry borders and bases. The number of monument signs allowed will be determined by how the property is platted. One monument sign will be allowed per lot. The Landscape Plan indicates that 46,131 square feet of landscaped area will be provided. The landscaped area required by the UDC is 5% of the site area or 8,146 square feet. The landscape area provided is 28% of the area being developed. A 15-foot landscape buffer is provided along the residentially zoned property to the north, and a 30-foot landscape buffer is provided along Carrier Parkway and Warrior Trail. An 8-foot tall masonry screening wall with brick columns every 12 feet on center will be provided along the residentially zoned property. The UDC requires a minimum of 24 parking lot and street trees, and 16 trees in the landscape area. The landscape plan exceeds this requirement with 25 Live Oaks provided along the rightsof-way; 70 Live Oaks provided throughout the site; and 40 Carissa Hollies (small trees) are mostly provided along the rights-of-way. Burford Holly shrubs are provided as screening along the parking areas. A couple of the Live Oaks along the streets will need to be moved back 15 feet from the right-ofway lines to avoid overhead utility lines. The Live Oaks in the 15-foot landscape buffer are acceptable trees; however, the applicant may choose an alternative tree that grows between 10-12 feet in height to conserve water and avoid growth competition. Minor changes to the landscape plan may be made prior to submitting the final mylars. The applicant is appealing the 10% stone requirement for front facades for Lots 1, 3A and 3C, required by Section 3.C.2 of the S.H. 161 Overlay District. Staff can support the appeal. At the request of staff, the applicant provided stone veneer for the back side of the proposed Convenience Store due to the high visibility of the proposed building from both Carrier Parkway and Warrior Trail. In addition, the applicant has provided enough variety through material variation and design detail to make the three affected buildings aesthetically pleasing. Staff supports the Site Plan for the Office and Retail uses on Lots 1, 3A, 3B, 3C and 3D. Staff also supports the requested variance for the 10% stone veneer on the front facades for Lots 1, 3A and 3C, provided that the stone is provided elsewhere in the development. However, staff has concerns about the Specific Use Permit for a Convenience Store with Gasoline Sales. The proposed Convenience Store with Gasoline Sales is an intense use for a residential neighborhood. Five pumps are more than what has been approved for other SUP’s for Convenience Stores that are situated in similar conditions. In addition, the 15’-6” high gas canopy will have lights that will shine into the residential neighborhood to the north, and will be operating throughout the night, since the station will be open 24 hours a day. Mrs. Elliott asked for questions form the Commission.
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Commissioner Moulton asked if staff was satified with the number of gasoline pumps at this location, and what provisions does staff recommend for mitiigating any conflicts with the adjoining residential area to the north. Mrs. Elliott replied staff is not objecting the gasoline sales or to the number of pumps, but there is concern with the lighting of the property and how it could affect the adjacent residential homes. It is staff’s recommendation that the lighting be installed in a manner that will prevent glare from spilling over into the neighbor’s property. Richard King, project architect, 5206 Woodmeadow Drive, Garland, TX stepped forward representing the case. Mr. King thanked Mrs. Elliott for her presentation and noted his client has developed several other similar projects in the metroplex. This project has evolved from a proposed development with two restaurants, a drive-thru lane and ten gas pumps. He stated the number of gas pumps have been reduced from ten to five, the drive-thru lane has been eliminated, and only one restaurant will be provided. At this time, they do not currently have any tentants, but have had several inquiries showing some interest. Mr. King said the convenience store gas canopy lights would be recess into the ceiling of the overhead canopy. They would not be surface mounted to the bottom of the canopy. The lighting would instead project downward and not sideways. The lights at the back of the buildings are needed for security reasons, but would be mounted on small poles with rear baffles facing towards the building away from the residential homes. Therefore, a resident in a two-story home would not be able to view directly into the light source. They would not be using any pack lights mounted on the rear walls of the buildings, as these would typically direct most of the lighting onto adjoining properties. An eight foot high screening wall would be provided at the back of the property to help screen all buildings from the neighborhood. The look of the buildings would have a professional appearance and a unique look and style. The access drive from Carrier Parkway was moved further to the north per the request of Transportation Services to minimize congestion at the intersection. Each gas pump cost around $50,000 to intall but provides a needed revenue source for the operator. Therefore reducing the number of gas pumps is a major concern to his client. The lot to the west would remain vacant. His client understands it would be subject to a future site plan review when it is ready to be developed. Commissioner Lester stated looking at the way the building sits, the canopy would be facing to the east away from the neighborhood. He asked Mr King to discuss the light installation proposed for the back of the building and how the adjoining residences would be affected. Mr. King replied the lighting would be facing downward towards the building away from the neighborhood. The best design for the lighting at the convenience store would be to recess the lights into the ceiling of the overhead canopy. This way no lighting would bleed over into the neighborhood. The lights for the rear building walls would be mounted on small poles with rear baffle devices that direct the lighting away from the homes and more towards the office buildings for enhance security.
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Chairman Austin stated staff has expressed some concerns with the number of pumps being requested – that perhaps they should be reduced to four pumps instead of five. He asked if the number of pumps were reduced, would this be a deal-breaker. Mr. King replied his client would be very concerned about reducing the number of pumps. It took his client a long time to accept the reduction to five pumps from ten. Commissioner Murphy asked are the gasoline sales the draw for the convenience store sales, and what is the relationship was between the convenience store owner and the company providing the fuel. Mr. King replied the owner provides the convenience store and the gasoline supplier provides the fuel, the convenience store makes most of their revenues off other sales and a percentage of gasoline sales. The gasoline supplier has their own minimum requirements on how many pumps are needed in order for them to meet their revenue projection. Each entity extracts a certain amount of the sales revenues. Commissioner Murphy asked why the gasoline supplier would have a concern about the number of pumps provided if the revenues are achieved for the convenience store. Mr. King said it is the volume sold makes a significant difference, and there has to be a return on the cost in putting in the pumps, each pump is at least $50,000 to install, plus they have to be maintained. In discussions with the Mayor, his client was told to reduce the number of pumps. Commissioner Murphy asked what is the difference, between cost and revenues, for using four pumps instead of five. Mr. King stated it’s based on the amount of the fuel sold and the gas supplier has their minimum required sales threshold for each location. Therefore, the number of pumps, and the costs associated with maintenance would impact the threshold. Commissioner Philipp asked if reducing the number of pumps might cause more congestion at the site, as this could increase the amount of time for cars to stack-up lines by customers waiting to drive up to access a pump. Mr. King stated he agreed with that assessment. Chairman Austin noted there were no other speaker cards submitted for this case. There being no further discussion on the case, Commissioner Murphy moved to close the public hearing and to approve cases S071201 and SU071203 as recommended by staff. The action and vote recorded as follows: 5
PLANNING AND ZONING COMMISSION MEETING MINUTES Motion: Murphy Second: Lester Ayes: Murphy, Lester, Moss, and Philipp. Nays: Austin, Moulton, and Christian Approved: 4-3 Motion carried.
MARCH 10, 2008
AGENDA PUBLIC HEARING ITEM #4-SU080302/S080302, Specific Use Permit/Site Plan, Transamerican Auto Parts (City Council District 4). Senior Planner Martin Barkman presented this case to the Commission for approval of a request for Site Plan approval of one non-residential lot with a Specific Use Permit for the retail sale and installation of auto related accessories. This site is currently zoned Planned Development District-32 (PD-32). The site is generally located west of Great Southwest Parkway and north of Interstate Highway 20 in the IH-20 Overlay District. The owner is ANS Real Estate. The applicant is Transamerican Auto Parts Co., LLC. The proposed use will function as an automotive accessory sales and installation facility within Planned Development No. 32 which is designated for General Retail (GR) uses. Tire sales require a Specific Use Permit within a General Retail (GR) District per Article 4 of the Unified Development Code (UDC). The applicant has indicated that they do not do automotive repairs nor engine or transmission rebuilds. There will be no painting, outside storage, welding of mufflers, nor storage of tires which exceed Fire Department guidelines. The applicant has indicated that there is occasional welding done on site but that it represents less than two percent of all services provided. The operation will have a total of eight employees at this location. Their hours of operation will be 9:00 am to 6:00 pm Monday through Friday and 9:00 to 5:00 on Saturdays. The site was previously occupied by Longhorn Harley Davidson motorcycle sales and service facility. No appeals are being requested by the applicant. The Development Review Committee recommends approval of the request for a Specific Use Permit for Automotive Accessory Sales and Installation as provided in the draft ordinance. Chairman Austin noted there were no questions for staff. Mike Pontillo, 8700 Broadway, San Antonio, TX stepped forward representing the case. Commissioner Lester asked the applicant to explain how the removal of used parts would be handled, and how often are the used parts picked-up.
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Mr. Pontillo stated most of the scraped materials would be placed in 4’x 4’ metal containers that would be picked-up at least once a week by a scrap metal collector. Commissioner Moulton stated he is familiar with this operation and noted he would be concerned with the storage of the larger items outside the building. He asked Mr. Pontillo where the larger items, such as bumpers, wheels and tires are to be stored. Mr. Pontillo replied the larger items would also be placed in larger containers. All of the containers would be kept inside the building, or the customer could take the replaced part back with them. Commissioner Moulton asked if they would be willing to agree to keep all scraped parts stored inside the building. Mr. Pontillo replied yes. Commissioner Murphy noted the staff report states that less than 2 percent of their services would be welding and asked what this meant. Mr. Pontillo replied they will have a welding machine on-site, but most of the parts installed are pre-made for a bolted connection to the vehicle. Most of the products they installed are pre-made and fit without the need for welding. Only one welder would be kept at the facility. Chairman Austin noted there were no other speaker cards submitted for this case. There being no further discussion on the case, Commissioner Murphy moved to close the public hearing and to approve case SU080302/S080302. The action and vote recorded as follows: Commissioner Moulton asked for confirmation that a provision for no outside storage can be made a part of the SUP Ordinance. After a discussion, Mr. Pontillo stated he would have no problem with a condition in the ordinance prohibiting outside storage. Motion: Murphy Second: Christian Ayes: Austin, Murphy, Lester, Moss, Moulton, Christian and Philipp. Nays: None Approved: 7-0 Motion carried. AGENDA PUBLIC HEARING ITEM #5-Z080301, Zoning Change, 2901 W. Oakdale Road (City Council District 1). 7
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Senior Planner Mary Elliott presented this case to the Commission for approval of a request for a Zoning Change from Planned Development District-8 (PD-8) for a mobile home park to a Planned Development for Light Industrial (LI) uses with certain uses being prohibited. The site is currently zoned Planned Development District-8 (PD-8) and is generally located east of Roy Orr Boulevard and north on W. Oakdale Road in the State Highway 161 Overlay District. The owner is Joe L. Condo. The applicant is Tom Mackie. The applicant has hired an architect to design a Site Plan for this property and the parcel to the south. The Site Plan will be reviewed under separate application and will need to meet the requirements of the Unified Development Code and the State Highway 161 Overlay District. The applicant was informed at the February 28th Development Review Committee meeting that additional right-of-way will be required as well as a thirty (30) foot landscape buffer along both sides of the property that front Oakdale Road. Staff recommends that certain uses be eliminated from the proposed PD ordinance that are deemed to be incompatible with the adjoining residences. The ordinance reflects that the following uses will be prohibited for this property:
PROHIBITED USE Sewage Station Alcohol w/on prem. Consumption Alcohol Off-Prem Consumption Auto Body Repair Auto Driving School Auto Muffler Shop Auto Wrecker Srv/Serv Stn. Motorcycle Repair (gen) Welding Shop Quick Lube & Oil Change Truck Stop with gas sales
(1)
NAIC Code
PROHIBITED USE Asphaltic Materials 221320 Manuf. 722110 Haz. Chem. Mfg. 445310 Haz. Indus. Use (1) 811111 Machine Shop Meat Production & 611692 Manuf. 811112 Sanitary Landfill 447190 811490 811310 811191 447190
NAIC Code 324110 325998 422690 332710 311615 562212
– As determined by the Environmental Services Department of the City of Grand Prairie.
Specific provisions will be included in the draft ordinance by the Environmental Services Department to address noise issues. These provisions will be applied on a tenant-by-tenant basis and are listed as follows: 1. Due to the proximity of residential areas, the noise ordinance may limit the uses of this proposed facility. 2. A noise study is required. The study must demonstrate that the proposed activity will comply with local noise standards. 8
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The above provisions could affect the tenant mix of the building. Those tenants that generate a significant amount of noise within 300 feet of the building may need to be located on the west side of the building opposite the residences. The applicant is not requesting any appeals at this time. The Development Review Committee recommends approval of the Zoning Change request in conformance with the provisions contained in the draft ordinance, and in conformance with the requirements specified by the Unified Development Code. Chairman Austin noted there were no speaker cards submitted for this case. Thomas Mackie, 7923 Caruth Court, Dallas, TX stepped forward as the applicant of the property. Commissioner Murphy asked why the applicant is requesting the property revert to the original zoning if the property does not close within 90 days, what is the property’s status, and why does this case need a second reading from the Council. Mr. Mackie stated the property owner is the one who wants to retain the present zoning if the sale of the property is not completed. The owner currently has residential renters (mobile homes) on the property and does not want to lose the rental income because the new zoning would not allow any residential uses. Property owner Joe Condo, 2430 Starwashed, Midlothian, TX stepped forward in support of this request. He explained why he is requesting the property retain the present zoning of Planned Development No. 8 for a mobile home park if the sale contract is not completed. The property is currently occupied with several mobile homes on-site that provide him with the rental income needed to pay the property taxes. The rental mobile home sites are his only source of income. Commissioner Murphy asked if the properties were currently occupied and if the occupants have a term lease. Mr. Condo replied yes, on a month to month rental basis. Assistant City Attorney Steve Alcorn stated, in response to comments from Commissioner Murphy, that the current use could become a legal non-conforming use if the zoning is approved and the applicant decides not to purchase the property. Mrs. Elliott noted the Council has had a case in the past that required a seconded reading.
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Mr. Lasher stated the City Council has had some cases in the past that required a seconded reading. The language used in the draft ordinance regarding a second reading has been used in previous ordinances. Chairman Austin noted there were no other speaker cards submitted for this case. There being no further discussion on the case, Commissioner Christian moved to close the public hearing and to approve case Z080301. The action and vote recorded as follows: Motion: Christian Second: Philipp Ayes: Austin, Murphy, Lester, Moss, Moulton, Christian and Philipp. Nays: None Approved: 7-0 Motion carried. Commissioner Murphy moved to adjourn the meeting. The meeting adjourned at 8:15 p.m.
______________________________ Tom Austin, Chairman
ATTEST:
______________________________ Jerry King, Secretary
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