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GARLAND PLANNING REPORT
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Agenda Item 8.b. |
City Council Regular Session Agenda |
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REQUEST |
Approval of an amended Specific Use Provision (SUP) for a Reception Facility on a property zoned Planned Development (PD) District 20-40 for Community Office Uses. Approval of a Detail Plan for a Reception Facility on a property zoned Planned Development (PD) District 20-40 for Community Office Uses. LOCATION 354 East Interstate Highway 30 |
OWNER |
Mindy Heather Zamora |
PLAN COMMISSION RECOMMENDATION |
On February 13, 2023 the Plan Commission, by a vote of nine (9) to zero (0), recommended approval of an amended Specific Use Provision (SUP) for a Reception Facility on a property zoned Planned Development (PD) District 20-40 for Community Office Uses. The Plan Commission, by a vote of nine (9) to zero (0), also recommended approval of a Detail Plan for a Reception Facility. Additionally, the Plan Commission recommended the following conditions:
- Limiting the Specific Use Provision (SUP) to a period of ten (10) years.
- Limiting the hours the Reception Facility would be open for events from 8:00 a.m. to 2:00 a.m., Monday through Sunday.
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STAFF RECOMMENDATION |
Approval of an amended Specific Use Provision (SUP) for a Reception Facility on a property zoned Planned Development (PD) District 20-40 for Community Office Uses. Approval of a Detail Plan for a Reception Facility on a property zoned Planned Development (PD) District 20-40 for Community Office Uses. |
BACKGROUND |
The Planned Development (PD) District on the subject property was amended in 2020 to allow Reception Facility with a Specific Use Provision (SUP). Along with this amendment, a Specific Use Provision (SUP) was approved for a period of twenty (20) years to allow the operation of a Reception Facility from the existing building. The Reception Facility has gone through a change of ownership and the new owner proposes a change to the Specific Use Provision (SUP) condition regarding hours of operation. |
SITE DATA |
The site contains approximately 2.413 acres with approximately 233 lineal feet of frontage along the East Interstate Highway 30 Access Road and 243 lineal feet of frontage along Oaks Trail, which is used as the two (2) primary access points to and from the property. The site also has access through adjacent properties to Wise Lane and the Interstate Highway 30 Access Road. Existing improvements on the site include two (2) buildings, parking, and landscaping. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Planned Development (PD) District 20-40 which is based on the Community Office (CO) District. The Community Office (CO) District is intended to create an appropriate setting for medium and higher intensity office and professional uses. The district may be used as a transition district between low intensity office/retail uses and more intense uses. An example of allowed uses in the Community Office (CO) District is a professional offices, campus-style corporate office, research, and assembly operations that may be large in scale but that are conducted wholly within a building(s) with very limited or no outside storage. Reception Facility is allowed only upon approval of a Specific Use Provision (SUP). |
CONSIDERATIONS |
- The applicant would continue to use the 9,522 square-foot primary building as a Reception Facility and the 2,573 square-foot warehouse located in the rear for event storage (table, chairs and other equipment).
- The applicant proposes an amendment to Specific Condition (A) regarding hours of operation. The current Specific Use Provision (SUP) establishes the hours from 8:00 a.m. to 11:30 p.m. Monday through Sunday as the only times the facility can be open for events. The applicant had originally proposed to extend the operating hours from 8:00 a.m. to 3:00 a.m. Monday through Sunday. However, after the February 13, 2023 Plan Commission hearing, the applicant revised their proposal to be in accordance with the Plan Commission’s recommendation of limiting the operating hours from 8:00 a.m. to 2:00 a.m., Monday through Sunday.
- One hundred twenty one (121) parking spaces are required for the Reception Facility per the Garland Development Code (GDC). The applicant will comply with the required parking.
- Landscaping currently exists on the site. Neither a building expansion nor a parking lot expansion is proposed with this request; therefore, new landscaping compliance is not triggered by this request.
- The GDC includes Special Standards for which the use must comply:
- Time Period. An SUP for a Reception Facility is valid for the time period specified in the SUP ordinance. The applicant requests the SUP to be in effect for a period of twenty (20) years.
- Security. The reception facility must provide security at every event where alcoholic beverages are provided or served, and also for any events occurring after 6:00 p.m. Security must be by a qualified person(s) who is authorized to provide private security under Chapter 1702 of the Texas Occupations Code.
- Loitering, Outside Activities. Prolonged congregating or loitering of event attendees or participants outside the reception facility is prohibited. Outside activities, if any, must be in compliance with the City's noise regulations as set forth in the City Code.
- Noise Mitigation. The applicant must add noise mitigation materials to the existing building if determined necessary by the City to protect surrounding properties and the public health, safety, and welfare.
- Litter & Debris. Any litter or debris left on the premises must be removed immediately following the event. The owner of the facility is responsible for removal of all litter and debris.
- Location. Reception Facilities may not be located within five hundred feet of the property line of any dwelling unit or residential subdivision, elder care facility, or other Reception Facilities. The measurement of the distance between the establishment and a dwelling unit, elder care facility, or other Reception Facility shall be:
- for residential property, along a direct line from any exterior wall of the Reception Facility to the nearest point on the property line of the nearest residential zoned property;
- for an MF dwelling not located on the same tract of land as the Reception Facility, along a direct line from any exterior wall of the Reception Facility to the nearest point on the property line of the tract on which the MF dwelling is located;
- for an elder care facility or other Reception Facility not located on the same tract of land as the establishment, along a direct line from the nearest exterior wall of the Reception Facility to the nearest exterior wall of the elder care facility or other Reception Facility; or
- for an elder care facility or other Reception Facility located on the same tract of land or in a commercial or retail center sharing a common parking area, the measurement shall be along a straight line from the midpoint of the nearest exterior door of the Reception Facility to the midpoint of the nearest exterior wall of the dwelling unit, elder care facility, or other Reception Facility in question.
- For reception facilities located within a building containing other tenants, the measurement shall be from the nearest outer wall of the Reception Facility's leasehold space.
- A Reception Facility may not be located on the same tract as any multifamily dwelling or elder care facility.
The applicant concurs with these conditions and the request meets the abovementioned measurement requirements.
- The applicant is not proposing new signage with this request. There is an existing freestanding digital sign on site; the applicant proposes no changes to the existing sign.
- The applicant had originally requested the approval of an amended Specific Use Provision (SUP) effective for twenty (20) years. However, after the February 13, 2023 Plan Commission hearing, the applicant revised the request to be in accordance with the Plan Commission’s recommendation of ten (10) years.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Business Centers for the subject property. Business Centers provide a cluster of business offices and/or low impact industry, including campus-type development, which cumulatively employ large numbers of people. Operations within this development type occur internal to buildings resulting in minimal negative impacts (sound, air, traffic, outdoor lighting, storage, etc.) and are compatible with adjacent development types in architecture, character, scale, and intensity. Business Centers range in scale and intensity based on the surrounding vicinity and may consist of one or more buildings. This development type includes a variety of primary and secondary uses, including compatible residential uses, that support the business employment sector. Additionally, the site is within the I-30 Catalyst Area. The proposal allows for the re-use of an existing building and site, and brings events and activities to the area. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The property to the west is zoned Community Office (CO) District and is developed with an office complex. The property to the east is zoned Community Office (CO) District with a Specific Use Provision (S 15-03 for Drive-Through Restaurant Use) and is developed with a Golden Chick drive-through restaurant. The property immediately to the south is zoned Community Office (CO) District with a Specific Use Provision (S 11-14 for Child Care Center) and is developed with a church and child care center. The property to the north across IH 30 is zoned Community Office (CO) District with a Specific Use Provision (S 07-32) and is developed with a La Quinta Inn & Suites hotel. The proposed location is within a commercial area and adjacent to an interstate highway, thus reducing concern Reception Facilities often raise about proximity to residential homes. |
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