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[Planning & Zoning Briefing 09082026]
MEETING, THE STAFF BREAK HERE FOR THE CITY OF GRAND PRAIRIE PLANNING AND ZONING COMMISSION FOR THE MEETING ON SEPTEMBER 8TH, 2026.I'M FRANK GONZALEZ BY SARAH, THE PLANNING AND ZONING COMMISSION.
I'LL BE SHOWING THE MEETING BECAUSE, UH, TONIGHT JOHN FEDARKO, OUR CHAIR IS UNAVAILABLE.
THIS STAFF, STAFF BRIEFING OF THE PLANNING AND ZONING COMMISSION MEETING IS HEREBY CALL TO ORDER AT 6:00 PM THIS PORTION OF THE MEETING IS FOR THE STAFF BRIEFS, SO COMMISSION AND PREVIOUS THE CASES ON TONIGHT'S AGENDA COMMISSION MEMBERS WILL HAVE THE OPPORTUNITY TO ASK QUESTIONS FOR MAY FACILIT TAKE THE MEETING AND THE PRESENTATION OF THE CASES.
NO ACTION WILL BE TAKEN DURING THE BRIEFING.
PUBLIC APPEARANCE WILL TAKE PLACE DURING THE REGULAR MEETING, WHICH WILL BEGIN EARLIER THAN 6:30 PM I WILL NOW CONDUCT ROLL CALL FOR THE MEMBERS TO CONFIRM THE PRESENCE OF A FORUM AFTER, I'LL CALL YOUR NAME, PLEASE SAY HERE.
LET THE REC LET THE RECORD REFLECT THAT ALL MEMBERS ARE PRESENT EXCEPT FOR JOHN FEDORKO AND MALCOLM CHAP.
ARE THERE ANY ITEMS WHICH WE NEED TO DISCUSS IN EACH SECOND SESSION TODAY? NO, SIR.
STEP, IS THERE ANYTHING IN THE AGENDA WHICH YOU WOULD LIKE TO PRESENT? THANK YOU, JUDY.
UM, THE FIRST ITEM, UM, THAT WE'LL DISCUSS IS THE ITEM NUMBER THREE SUP 26 0 7 0 1 7.
THIS IS A SPECIFIC USE PERMIT FOR A PEACEFUL PET CREMATION.
THIS ITEM WAS ORIGINALLY ON THE LAST PNC MEETING OF AUGUST 25TH.
WE HAVE TABLED THE ITEM BECAUSE THE, UH, UH, APPLICANT WASN'T AVAILABLE TO ANSWER SOME QUESTIONS ABOUT THE DISPOSALS AND OTHER OPERATIONAL DETAIL.
SO I WON'T GO INTO TOO MUCH OF A DETAIL SINCE YOU HEARD IT.
AND, UM, THE PRESENTATION FROM STAFF IS RECORDED ON THE LAST VIDEO.
JUST TO REPEAT THE HIGH POINTS, UM, THIS IS GOING TO BE ACCLIMATION FACILITY, WHICH IS DIFFERENT FROM, UH, TRADITIONAL CREMATION PROCESS.
THEY WILL, UH, LOCATE THEIR BUSINESS IN AN EXISTING, UH, BUILDING ZONE, LIGHT INDUSTRIAL.
AGAIN, THE PORTION SHOWN ON THE ORANGE IS THE SUITE THAT THEY WILL BE OCCUPYING JUST TO HIT THE HIGH POINT, THE ACCLAMATION.
UM, THEY'LL OPERATE ABOUT SEVEN.
UH, THEY'LL, UH, PROCESS ABOUT 78 PETS PER WEEK, BUT IT WILL BE APPOINTMENT ONLY.
THERE WON'T BE NO, UM, ADDITIONAL TRAFFIC COMING IN, UM, OUT OF THOSE, UH, APPOINTMENT APPOINTED TIMES.
SO THE ANALYSIS IS THAT THE, UH, PROPOSAL IS COMPATIBLE WITH ITS SURROUNDINGS SINCE THE SURROUNDING AREA IS MAINLY COMMERCIAL INDUSTRIAL DEVELOPMENTS.
AND SINCE THIS IS APPOINTMENT ONLY OPERATION, WE DO NOT EXPECT SIGNIFICANT INCREASE IN THE EXISTING TRAFFIC.
AND, UM, WE DO WANT TO, UM, HIGHLIGHT THAT THIS IS DIFFERENT FROM A TRADITIONAL CREMATION AND IS EXPECTED TO NOT GENERATE ANY EMISSIONS OR SMOKE OR GASES.
WITH THAT SAID, THE APPLICANT IS NOT REQUESTING ANY VARIANCES.
UM, WE DID SEND OUT PUBLIC NOTICES, UM, SORRY, I FORGOT TO UPDATE THIS.
WE HAVE RECEIVED ONE LETTER IN OPPOSITION.
UM, SHOULD THE PNZ RECOMMEND APPROVAL OF THIS REQUEST, STAFF RECOMMENDS THE FOLLOWING CONDITION, WHICH IS THAT THE OPERATION SHALL THE ADHERE TO THE EXHIBIT B OPERATIONAL PLAN.
IF THE METHOD OF DISPOSITION CHANGES TO TRADITIONAL CREMATION IN THE FUTURE, SUP AMENDMENT SHALL BE REQUIRED.
UH, THIS CONCLUDES THAT PRESENTATION.
THE APPLICANT WILL BE HERE AT THE PUBLIC HEARING AND WE DO HAVE SOME PRE, UM, PRESENCE FROM THE PUBLIC HEALTH AND ENVIRONMENTAL QUALITIES.
IF YOU WANNA ASK MORE TECHNICAL DETAIL.
UM, IS THERE ANY STEP, UH, QUESTION FOR STAFF AT THIS TIME? ION QUESTION STAFF? I THINK YOU ANSWERED ALL THE QUESTION
WHAT IS THE, IS THE PERSON A, LIKE A RESIDENT IN THE AREA? YOU KNOW WHAT, I'LL HAVE THAT INFORMATION READY FOR THE PNC MEETING? YES.
ANY OTHER QUESTIONS?
I, UH, JUST WONDERED, I WAS MAYBE NOT READING IN THE PACKET.
UH, IS THIS, DID YOU FIND OUT WHETHER THIS WAS THE FIRST, UH, OPERATION FOR THIS GROUP OR NOT? I BELIEVE THEY HAVE A SIMILAR BUSINESS IN A DIFFERENT CITY, BUT THE APPLICANT WILL BE HERE TO ANSWER THAT QUESTION AND WE PROVIDED THAT AS BEING ONE OF THE QUESTIONS FROM THE PNG MEMBERS, PART OF THE OPPOSITION MATTER.
I BELIEVE WE SPOKE TO THAT, WHICH WAS VERY SERIOUS.
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OKAY.YES, THE APPLICANT WILL BE HERE TO ANSWER THAT.
ANYTHING ELSE? YES, WE JUST TALKING ABOUT MIKE MM-HMM
UH, IN REGARDS TO THE OPPOSITION, UH, ARE THERE ANY OF ANY OF THE ENVIRONMENTAL OR HEALTH CONCERNS THAT WERE RAISED IN THAT WRITTEN, UM, OPPOSITION UNRESOLVED FROM A CD STANDPOINT? SO AGAIN, I THINK THAT'S PROBABLY BEST TO BE DISCUSSED DURING THE PUBLIC HEARING SO THE PUBLIC CAN HEAR THE ANSWER, BUT WE DO HAVE PUBLIC HEALTH, ENVIRONMENTAL QUALITY STAFF WHO ARE, WHO ARE MORE QUALIFIED
SO THE NEXT ITEM IS ANOTHER SUP REQUEST.
ITEM NUMBER FOUR SUP 26 0 7 0 0 1 8.
THIS IS A SPECIFIC USE PRIMARY REQUEST FOR, UM, AUTO DEALER NON FRANCHISE USED.
SO THE APPLICANT, UM, WANTS TO ADD ANOTHER USED, UH, AUTO SALES DEALERSHIP IN AN EXISTING FACILITY THAT'S ALREADY OPERATING AS A, UM, USED CAR SALES LOT LOCATED AT 33 17 EAST JEFFERSON.
THIS IS, UM, PROPERTY IS HEAVY INDUSTRIAL, SO YOU CAN KIND OF SEE THIS IS THE JEFFERSON STREET WITH THE MAIN STREET AND THE RAILROAD.
THERE ARE ALREADY AUTO RELATED OR, UM, HEAVY VEHICLE TYPE OF TRUCKING LOGISTICS BUSINESS EXISTING IN THIS AREA.
THE PROPERTY WILL BE OPERATING OUT OF THIS, UM, SHOWN IN THE YELLOW.
SO THE PROPERTY CONTAINS AN EXISTING BUILDING.
THEY'RE, UM, PLANNING ON SPLITTING THE SUITE BETWEEN A AND B.
MY UNDERSTANDING, AGAIN, THE APPLICANT WILL BE HERE TO TELL HIS STORY, BUT MY UNDERSTANDING IS THAT THIS IS A FAMILY BUSINESS.
IT'S JUST ONE OF THE BROTHERS WANTING TO ADD ON ANOTHER AUTO DEALER LICENSE AND THEY REQUIRE AN SUP TO ADD ADDITIONAL USES.
SO AGAIN, THE UM, SITE IS CURRENTLY OPERATING AS A USED CAR SALES LOT.
THEY WANT TO ADD AN ADDITIONAL SUITE SO THEY CAN GET THEIR OWN DEALER LICENSE.
THERE WILL BE NO SERVICES OR REPAIRS OR ANY MECHANICAL WORK ON THE SITE.
OKAY, HERE'S THE PHOTO OF THE CURRENT OPERATION I DROVE BY AND IT LOOKS PRETTY SIMILAR TO THE STRIP PICTURES.
THE APPLICANT IS NOT REQUESTING ANY VARIANCES, SO THE PROPOSED USE IS COMPATIBLE WITH THE SURROUNDING AREA.
AS I MENTIONED, THIS AREA GENERALLY CONSISTED OF HEAVY INDUSTRIAL AND LIGHT INDUSTRIAL, AUTO RELATED AND LOGISTIC USES.
UM, WHAT YOU CAN CONSIDER IN, UM, PROPOSAL TO THIS IS THAT THERE'S NO RESIDENTIAL PROPERTIES NEARBY.
IT'S MOSTLY JUST INDUSTRIAL COMMERCIAL SITE.
THERE'S NOT REALLY ANY RESIDENTIAL ADJACENCY.
IT SAYS YOU CAN SEE IT'S ALL
AND THEN, UM, CURRENT OPERATION IS ACTUALLY OPERATING WITHOUT A SPECIFIC USE PERMIT.
SO THIS SUP APPROVAL WILL ACTUALLY BRING THAT LEGAL NONCONFORMING LAND USE INTO, UH, CONFORMITY AND ALSO GIVE STAFF A CHANCE TO MONITOR THEIR OPERATION PER WHAT WAS APPROVED WITH THE SUP REQUEST.
STAFF HAS, UM, NUMBER OF CONSIDERATIONS AND RECOMMENDATION FOR IF THE PNZ UM, COMMISSIONS WANT TO RECOMMEND, UH, APPROVE THIS RE UH, RECOMMEND APPROVAL OF THIS REQUEST THAT ALL RECORD PARKING SPACES SHALL REMAIN AVAILABLE FOR PARKING AND THAT AND SHALL NOT BE USED FOR VEHICLE INVENTORY OR STORAGE.
VEHICLE INVENTORY FOR SALE SHALL BE LOCATED WITHIN THE SPACE DESIGNATED ON THEIR PARKING PLAN PRIOR TO SHOWS OF CO ANY ADDITIONAL AUTO DEALER ON THE PROPERTY.
THE PROPERTY OWNER OR OPERATOR SHALL DEMONSTRATE THAT THE SITE CAN ACCOMMODATE THE ADDITIONAL DEALER AND THE OPERATION SHALL COMPLY WITH THE UH, APPROVAL OPERATIONAL PLAN.
THE BUSINESS SHALL OBTAIN C UH, CERTIFICATE OCCUPANCY AS WELL AS THE AUTO RELATED BUSINESS PERMIT.
THE APPLICANT SHALL PROVIDE PROOF OF GARBAGE SERVICES TO PUBLIC HEALTH AND ENVIRONMENTAL QUALITIES DEPARTMENT BEFORE THE ISSUANCE OF CO AND ALL OPERATIONS SHALL COMPLY WITH THE REGULATIONS FOUND IN THE CITY'S COURT OF ORDINANCES.
THIS CONCLUDES THE PRESENTATION.
THE APPLICANT WILL BE HERE TO ANSWER ANY QUESTIONS.
IS THERE ANY QUESTION FOR STAFF AT THIS TIME? QUESTIONS I HAVE, I HAVE ONE QUESTION.
YOU SAID THAT THE BUSINESS IS CURRENTLY, UH, NOT IN COMPLIANCE AND THIS WILL BRING IT UP TO COMPLIANCE ACT THAT YES, MA'AM.
SO THEY ACTUALLY OPERATED IN THIS SITE SINCE MY UNDERSTANDING IS 2012, THE CURRENT BUSINESS BENEDICT AUTO BUSINESS.
HOWEVER, THIS PLACE WAS CONSTRUCTED BACK IN 1981
SO THERE HAS BEEN VARIOUS AUTO RELATED USES THAT CAME IN WHEN AND DISAPPEARED.
SO, UM, CURRENT OPERATOR DOES NOT HAVE A SPECIFIC USE PERMIT, WHICH IS REQUIRED FOR ALL, UH, USED CAR SALES LOT.
HOWEVER, THEY ARE CONSIDERED, UM, LEGAL NON-CONFORMING BECAUSE THEY WERE IN AN EXISTENCE.
YOU KNOW, ALL THAT YOU KNEW ABOUT THIS IS BECAUSE
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OF THE NEW BUSINESS COMPANY.SO ANY NEW TENANT, BECAUSE THEY'RE ADDING ANOTHER LAND USE INTO THE NEW EXISTING BUSINESS, REQUIRED TO GO THROUGH A SPECIFIC, UM, CO REVIEW CERTIFICATE, OCCUPANCY REVIEW DURING THE RESEARCH STAFF IDENTIFY THAT THE EXISTING BUSINESS WAS VESTED OR NEVER OBTAINED, SUP.
SO WE'RE TAKING THIS AS AN OPPORTUNITY TO ESTABLISH THE SUP FOR THE ENTIRE LOT.
I SHARED I'M GIVE YOU AND A PACKET OF OPPOSITION.
ITEM NUMBER FIVE IS A SPECIFIC USE PERMIT FOR A REGISTERED GROUP HOME LOCATED AT 4 5 4 4 FRIARS LANE AND THE ZONING DISTRICT IS PLAN DEVELOPMENT 1 36.
YOU CAN SEE THE SUBJECT PROPERTY OUTLINED IN YELLOW.
UM, IT IS SURROUNDED BY AND LARGE BY SINGLE FAMILY RESIDENCES.
ON THE EAST SIDE IS REAGAN MIDDLE SCHOOL AND ISD PROPERTY AND THE ISD UNDEVELOPED LAND.
IMMEDIATELY BEHIND THE SUBJECT PROPERTY HERE IS A STREET VIEW OF THE PROPOSED LOCATION.
OKAY, A LITTLE BACKGROUND SPECIFICALLY FOR OUR NEWER COMMISSIONERS.
IN 2023, THE CITY COUNCIL APPROVED ORDINANCE NUMBER 11 3 8 2 REQUIRING ALL GROUP LIVING UNITS TO REGISTER WITH THE CITY UPON REGISTRATION.
STAFF DETERMINES THE USE AND IF A SPECIFIC USE PERMIT IS REQUIRED.
AN SUP IS REQUIRED IF THE SUBJECT PROPERTY IS LOCATED AT WITHIN 2,500 FEET OF ANOTHER GROUP LIVING RESIDENTIAL UNIT.
OTHERWISE, THE USE IS ALLOWED BY WRIGHT AND SINGLE FAMILY AND TOWNHOME ZONING DISTRICTS SPECIFIC USE PERMITS.
SO THE SPECIFIC USE PERMIT PROCESS PROVIDES FOR ADDITIONAL REVIEW OF USES THAT MAY BE APPROPRIATE WITHIN A ZONING DISTRICT, BUT DUE TO THEIR LOCATION, FUNCTIONAL OR OPERATIONAL CHARACTERISTICS WARRANT FURTHER CON CONSIDERATION.
THE PROCESS ALLOWS THE CITY TO EVALUATE COMPATIBILITY WITH SURROUNDING PROPERTIES AND CONSIDER CONDITIONS WHEN APPROPRIATE TO ADDRESS SITE SPECIFIC DEVELOPMENT OR OPERATIONAL CHARACTERISTICS.
A SPECIFIC USE PERMIT IS REQUIRED WHEN 25, WHEN WITH, PARDON ME, WHEN WITHIN 2,500 FEET OR LESS FROM ANOTHER REGISTERED GROUP HOME.
THIS PROPOSED PROPERTY IS WITHIN 2,500 FEET FROM FIVE 40 EAST POLO ROAD, WHICH WAS REGISTERED IN 2017 AND ISSUED SUP 10 37 5 40 EAST POLO ROAD.
THE LICENSE TYPE IS TYPES A AND B ASSISTED LIVING FACILITY.
THIS IS A CERTIFIED ALZHEIMER'S AND DEMENTIA HOME CARE.
THIS, UH, POLO ROAD HAS SEVERAL BUILDINGS.
EACH RESIDE RESIDENTIAL BUILDING IS LIMITED TO 16 RESIDENTS AND YOU CAN SEE THAT THE PROPOSED LOCATION IS PLUS OR MINUS ABOUT 1900 FEET FROM UH, THE REGISTERED LIVING UNIT.
THE APPLICANT IS PROPOSING TO OPERATE AN EIGHT BED RESIDENTIAL GROUP HOME SERVICING GIRLS BETWEEN THE AGES OF FIVE AND 17.
I HAD A DISCUSSION WITH THE APPLICANT LAST WEEK AND THEY'RE REVISING THEIR OPERATIONAL PLAN, UM, FOR THE AGES OF FIVE AND 12.
THE APPLICANT IDENTIFIES THE OPERATION AS A RESIDENTIAL TREATMENT CENTER THAT WILL PROVIDE 24 HOUR SUPERVISION, THERAPEUTIC PROGRAMMING, MEDICATION SUPPORT, AND INDIVIDUALIZED BEHAVIOR TREATMENT RESIDENTS WILL BE PLACED THROUGH THE TEXAS DEPARTMENT OF FAMILY AND PROTECTIVE SERVICES OR APPROVED CHILD PLACING AGENCIES AND PRIOR TO SUBMISSION, THE APPLICANT WILL REVIEW THE PROSPECTIVE RESIDENTS HISTORY AND NEEDS AND CONDUCT AN INTAKE ASSESSMENT.
THE APPLICANT IS NOT CURRENTLY REGISTERED OR OPERATING AT THIS LOCATION.
THE PROPOSED GROUP HOME WILL SERVICE CHILDREN WHO REQUIRE STRUCTURED SUPERVISION AND TREATMENT BUT DO NOT REQUIRE ACUTE PSYCHIATRIC HOSPITAL HOSPITALIZATION OR 24 HOUR NURSING CARE.
THE PROPOSED GROUP HOME WILL NOT SERVE CHILDREN EXPERIENCING SUBSTANCE WITHDRAWAL, CHILDREN WITH VIOLENT ADJUDICATIONS OR CHILDREN WHOSE MEDICAL NEEDS EXCEED THE SCOPE OF THE OPERATION.
SO STATE LICENSING REGULATIONS, UH, THE TEXAS HEALTH AND HUMAN SERVICES COMMISSION THROUGH ITS CHILDCARE REGULATION PROGRAM
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REGULATES CHILDCARE OPERATIONS AND CHILD PLACING AGENCIES TO ENSURE COMPLIANCE WITH STATE HEALTH AND SAFETY STANDARDS.THE CCR PROGRAM ADMINISTERS THE 24 HOUR RESIDENTIAL CHILDCARE PROGRAM, WHICH PERMITS AND MONITORS OPERATIONS PROVIDING AROUND THE CLOCK CARE FOR CHILDREN 17 YEARS OF AGE OR YOUNGER.
AND THE CCR PROGRAM CONDUCTS ROUTINE INSPECTIONS AND INVESTIGATES REPORTS OR COMPLAINTS INVOLVING POTENTIAL VIOLATIONS OF STATE MINIMUM STANDARDS, RULE OR LAW.
GENERAL RESIDENTIAL OPERATIONS PROVIDE 24 HOUR CARE FOR SEVEN OR MORE CHILDREN, 17 YEARS OF AGE OR YOUNGER AND MAY PROVIDE TREATMENT OR OTHER SPECIALIZED SERVICES.
GENERAL RES RESIDENTIAL OPERATIONS INCLUDE RESIDENTIAL TREATMENT CENTERS.
AS FAR AS THE OPERATIONAL PLAN, THIS IS PROPOSED TO BE A 24 HOUR OPERATION WITH AWAKE STAFF PRESENT AT ALL TIMES.
STAFF WILL INCLUDE AN ADMINISTRATOR, PROGRAM DIRECTOR, SHIFT SUPERVISORS, DIRECT CARE STAFF, CASE MANAGERS, CONTRACT NURSES AND THERAPISTS OR COUNSELORS.
STAFFING RATIOS WILL MEET OR EXCEED APPLICABLE TEXAS HEALTH AND HUMAN SERVICE COMMISSION REQUIREMENTS.
ONE STAFF MEMBER FOR EVERY FOUR RESIDENTS DURING WAKING HOURS AND ONE STAFF MEMBER FOR EVERY EIGHT RESIDENTS OVERNIGHT.
THEIR STAFF WILL RECEIVE TRAINING IN TRAUMA-INFORMED CARE, EMERGENCY BEHAVIOR INTERVENTION, CPR AND FIRST AID.
NEGLECT REPORTING AND TRANSPORTATION SAFETY AND EMPLOYEES WILL BE SUBJECT TO CRIMINAL HISTORY CHECKS.
FBI FINGERPRINTING, DEPARTMENT OF FAMILY AND PROTECTIVE SERVICES, CENTRAL REGISTRY CHECKS AND OTHER BACKGROUND CHECKS AS APPLICABLE.
RESIDENTS WILL ATTEND PUBLIC SCHOOLS AND PARTICIPATE IN A STRUCTURED DAILY SCHEDULE THAT INCLUDES MEALS AND MEAL PREP, SCHOOL THERAPY, TUTORING OR SKILL BUILDING, RECREATION CHORES, AND GROUP ACTIVITIES.
THE APPLICANT WILL PROVIDE TRANSPORTATION WHEN NEEDED TO SCHOOL, MEDICAL APPOINTMENTS, THERAPY, COURT DATES, FAMILY VISITS, AND RECREATIONAL OUTINGS.
COMMISSIONER SMITH, I KNOW YOU LIKE THIS PART.
UM, THIS PARTICULAR HOME WILL HAVE SHARED LIVING, DINING AND KITCHEN AREAS.
SHARED BATH, UH, BATHROOMS, TWO BATHROOM SHARED BEDROOMS. I'M SO SORRY FOR THAT.
TWO BATHROOMS, BEDROOMS WITH AGE APPROPRIATE PAIRINGS.
THE HOUSE CURRENTLY HAS THREE BEDROOMS. NOTE THAT IF THE SUP IS APPROVED, THE APPLICANT MAY APPLY FOR A BUILDING PERMIT TO PROVIDE IT FOR ADDITIONAL ROOMS. THE HOUSE HAS AN ATTACHED TWO CAR GARAGE AND A CONCRETE DRIVEWAY PARKING FOR TWO VEHICLES.
UM, THERE ARE GONNA BE LIFE SAFETY TOOLS SUCH AS FIRE EXTINGUISHERS AND SMOKE DETECTORS.
SECURITY CAMERAS ON THE EXTERIOR OF THE HOME AND THE INTERIOR COMMON AREAS, A MONITORED SECURITY ALARM SYSTEM, LOCKED MEDICATION STORAGE, AND AN EMERGENCY RESPONSE PLAN.
ANOTHER NOTE, IF THE SUP IS APPROVED, THE RESIDENCE IS REQUIRED TO BE CERTIFIED AS IN COMPLIANCE WITH THE APPLICABLE PORTIONS OF THE INTERNATIONAL FIRE CODE BY THE CITY OF GRAND PRAIRIE FIRE DEPARTMENT.
SO A CERTIFICATE OF OCCUPANCY IS REQUIRED FOR RESIDENTIAL GROUP HOMES WITH MORE THAN FIVE PERSONS, EXCLUDING STAFF WHO RESIDE ON SITE ON A 24 HOUR BASIS AND RECEIVE CUSTODIAL CARE.
A FIRE SUPPRESSION SYSTEM IS REQUIRED FOR RESIDENTIAL GROUP HOMES WITH MORE THAN FIVE PERSONS RECEIVING MEDICAL OR CUSTODIAL CARE GROUP LIVING RESIDENTIAL UNITS SOMETIMES CALLED GROUP HOMES ARE REQUIRED TO REGISTER ANNUALLY WITH THE PUBLIC HEALTH AND ENVIRONMENTAL QUALITY DEPARTMENT.
REGISTRATION REQUIREMENTS ARE INTENDED TO MAINTAIN HEALTH AND SAFETY STANDARDS, ENSURE ADEQUATE FIRE, POLICE, AND EMERGENCY RESPONSE, AND IDENTIFY RESIDENTS WHO MAY REQUIRE SPECIAL ASSISTANCE DURING AN EMERGENCY REGISTRATION REQUIRES A COPY OF ANY APPLICABLE, THAT IS A TOUGH WORD TO SAY.
STATE ISSUED LICENSE AND AN OPERATIONAL PLAN.
IDENTIFYING THE NUMBER OF RESIDENTS SERVICES PROVIDED IN INFORMATION REGARDING THE OWNER AND OPERATOR.
I THINK YOU ALL ARE FAMILIAR WITH STAFF ANALYSIS, SO I'M GONNA HIT SOME HIGHLIGHTS.
YOU CAN READ THE REST IN YOUR, UH, PACKET.
DOES THE PROPOSAL ADVANCE THE CITY VISION? THE FUTURE LAND USE MAP DESIGNATES THIS PROPERTY AS LOW DENSITY RESIDENTIAL, WHICH THE COMPREHENSIVE PLAN DESCRIBES AS TRADITIONAL SINGLE FAMILY NEIGHBORHOODS THAT INCLUDE HOUSING AND LIVING UNITS FOR PEOPLE WITH A WIDE RANGE OF INCOMES AND NEEDS, THE PROPOSED USE MAINTAINS THE EXISTING RESIDENTIAL FORM
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AND DENSITY OF THE PROPERTY.THE COMPREHENSIVE PLAN ALSO RECOGNIZES THE NEED FOR FACILITIES AND SERVICES THAT SUPPORT CHILDREN AND ADOLESCENTS AND ENCOURAGES EXPANDED ACCESS TO HEALTHCARE AND SOCIAL SERVICES.
THE PROPOSED USE IS CONSISTENT WITH THESE OBJECTIVES BY PROVIDING RESIDENTIAL CARE AND SUPPORTIVE SERVICES FOR CHILDREN WITHIN A RESIDENTIAL SETTING.
IS THE PROPOSAL COMPATIBLE WITH ITS SURROUNDING THE PROPOSED USE WILL OPERATE WITHIN AND EXISTING SINGLE FAMILY RESIDENCE IN AN ESTABLISHED RESIDENTIAL NEIGHBORHOOD.
NO SUBSTANTIAL MODIFICATIONS ARE PROPOSED THAT WOULD ALTER THE RESIDENTIAL APPEARANCE OR CHARACTER OF THE PROPERTY.
HOW DOES IT RELATE TO EXISTING DEVELOPMENT PATTERNS IN AREA CONTEXT? THE PROPOSED USE IS CONSISTENT WITH THE LOW DENSITY RESIDENTIAL FLUME DESIGNATION AND ALLOWS THE EXISTING HOUSING STOCK TO ACCOMMODATE A SPECIALIZED RESIDENTIAL NEED WITHOUT INTRODUCING A DIFFERENT BUILDING TYPE OR DEVELOPMENT PATTERN.
AND FINALLY, WHAT DEVELOPMENT CHARACTERISTICS OF THE PROPOSAL SHOULD BE CONSIDERED BY YOU? THE APPLICANT PROPOSES A MAXIMUM OF EIGHT RESIDENTS WITHIN THE EXISTING HOME.
THE UNIFIED DEVELOPMENT CODE DEFINITION OF SINGLE FAMILY DETACHED DWELLING LIMITS OCCUPANCY TO NO MORE THAN SIX PERSONS UNRELATED BY BLOOD MARRIAGE OR ADOPTION.
THE OPERATIONAL PLAN ANTICIPATES UP TO FIVE STAFF VEHICLES PER SHIFT.
THE PROPERTY PROVIDES A TWO CAR GARAGE AND A DRIVEWAY WITH PARKING FOR TWO VEHICLES.
THEREFORE, STAFFING LEVELS AND SHIFT CHANGE OVERLAP SHOULD BE CONSIDERED IN EVALUATING OFF STREET PARKING CAPACITY AND POTENTIAL POTENTIAL IMPACTS TO ADJACENT PROPERTIES.
AND FINALLY, THE OPERATION WILL BE SUBJECT TO THE HEALTH AND HUMAN SERVICES COMMISSION.
THE CITY'S SUP REVIEW FOCUSES ON THE LAND USE COMPATIBILITY AND SITE SPECIFIC IMPACTS OF THE PROPOSED USE.
STAFF SENT 28 LETTERS TO PROPERTY OWNERS WITHIN 300 FEET OF THE SUBJECT PROPERTY.
WE DID RECEIVE TWO LETTERS IN SUPPORT REPRESENTING TWO UNIQUE VALID ADDRESSES.
ONE YOU CAN SEE ON THE SCREEN SHOWN IN GREEN.
THE OTHER WAS OFF THE MAP AND STAFF RECEIVED 87 TOTAL, UM, POSITIONS OF OPPOSITION REPRESENTING 68 UNIQUE VALID ADDRESSES.
BY AND LARGE, YOU CAN SEE WHERE THOSE ARE LOCATED ON THIS MAP.
UH, VICE CHAIR THAT IS WHAT I HANDED TO YOU EARLIER, A COPY OF ALL OF THE POSITIONS BOTH IN OPPOSITION AND SUPPORT.
BEFORE I GET TO THE RECOMMENDED ACTION, I DO WANNA, UH, JUST HIGHLIGHT FOR YOUR CONVENIENCE, UM, SORT OF THE DOMINANT CONCERNS THAT COME OUT OF THOSE OPPOSITION LETTERS.
COMPATIBILITY WITH A SINGLE FAMILY RESIDENTIAL NEIGHBORHOOD AND HOA RESTRICTIONS WAS THE NUMBER ONE COMMENT THAT WAS INCLUDED IN THE OPPOSITION.
POTENTIAL EFFECTS ON PROPERTY VALUES AND NEIGHBORHOOD CHARACTER TRAFFIC, PARKING AND INCREASED VEHICLE ACTIVITY.
SAFETY CONCERNS PARTICULARLY BECAUSE OF NEARBY SCHOOLS AND CHILDREN.
OPERATIONAL OVERSIGHT, LICENSING, STAFFING AND ENFORCEMENT NOISE ACTIVITY LEVELS, PRIVACY AND PROPERTY MAINTENANCE AND CONCERNS REGARDING THE APPLICANT'S COMMUNICATION WITH THE NEIGHBORS.
ALRIGHT, THE REQUESTED ACTION.
SHOULD THE PLANNING AND ZONING COMMISSION RECOMMEND APPROVAL OF THIS REQUEST, STAFF RECOMMENDS THE FOLLOWING CONDITIONS.
THE NUMBER OF OCCUPANTS SHALL NOT EXCEED SIX.
THE APPLICANT SHALL MAINTAIN ALL REQUIRED STATE LICENSES AND OR CERTIFICATIONS.
THE APPLICANT SHALL COMPLY WITH ALL APPLICABLE BUILDING CODE AND FIRE CODES.
THE APPLICANT SHALL OBTAIN AN APPROVED REGISTRATION FOR A GROUP RE GROUP LIVING RESIDENTIAL UNIT WITH THE CITY OF GRAND PRAIRIE PRIOR TO OPERATING.
THE OPERATOR SHALL MAINTAIN COMPLIANCE WITH ALL APPLICABLE STATE REGULATIONS AND LOCAL ORDINANCES.
AND FINALLY, THE GARAGE SHALL BE MAINTAINED AND USED FOR THE PARKING OF OPERABLE VEHICLES AND SHALL NOT BE USED FOR GENERAL STORAGE OR OTHER PURPOSES THAT PREVENT ITS USE FOR VEHICLE PARKING COMMISSIONERS.
DO YOU HAVE ANY QUESTIONS FOR ME THIS EVENING? READINESS QUITE A BIT THERE.
UH, ARE THERE ANY QUESTIONS FOR ASKED? UH, THIS IS A LOT.
I WISH WE HAD HAD SOME MORE TIME TO LOOK AT THESE UH, LETTERS, BUT YOU KNOW, MAIN CONCERN IS IF, UH, THE RULES REQUIRE ONLY SIX, WHY THEY PUSHING FOR EIGHT? WOULDN'T THERE BE A VARI VARIANCE ON THE, UH, NUMBER OF BEDS? IT WOULD NOT BE A VARIANCE.
UM, SO THE STATE CAN LICENSE EIGHT OR MORE AND THE CITY HAS, UM, THE LIBERTY TO CONDITION IT TO SIX, BUT THAT'S WHAT THE CITY, BUT IT JUST SEEMS LIKE IT WOULD BE A BIT TIGHT.
NOW THERE, THE LIVING AREA, THERE'S ONE LIVING AREA, ONE KITCHEN,
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AND THEN THE REST WOULD BE, THERE'S THREE BEDROOMS. IT'S CURRENTLY THREE BEDROOMS. YES MA'AM.THREE BEDROOMS FOR EIGHT CHILDREN, PLUS A LITANY OF STAFF COMING IN AND OUT.
IT'S A TIGHT SQUEEZE, UH, IN THERE AS WELL AS, UM, ACCOMMODATING WHEN THE FAMILY COMES OVER TO VISIT, WHERE THEY'RE GONNA ALL PARK, YOU KNOW, UM, ON IT LOOKS LIKE ON THE OUTWARD APPEARANCE, IT'S FINE, BUT A LOT OF ACTIVITY.
THIS IS A RESIDENTIAL NEIGHBORHOOD AND A LOT OF KIDS AND THE SCHOOLS AROUND.
IT JUST SEEMS LIKE, UM, THAT'S A LOT.
AND I WILL SAY, COMMISSIONER, THAT THE APPLICANT IS HERE THIS EVENING AND CAN ANSWER I THINK SOME OF THOSE QUESTIONS THAT YOU HAVE ABOUT OPERATIONS.
UM, SEEMS TO BE AN UNUSUAL RECOMMENDATION FOR STAFF ON ITEM SIX, THE GARAGE TO SPECIFY THAT YOU COULDN'T USE IT FOR STORAGE.
IS IT BASED UPON SOLELY THE PARKING OR COULD YOU JUST ELABORATE WHERE YOU DERIVE THAT? SURE.
WE WANNA BE SURE THAT WE CAN GET AS MANY CARS OFF STREET AS POSSIBLE.
UM, HOW THE SHIFT CHANGES WORK, HOW MANY STAFF MEMBERS ARE GONNA BE ONSITE AT, AT ONE TIME? THAT'S DEFINITELY A QUESTION FOR THE APPLICANT.
UM, BUT I HAVE DONE A BUNCH OF RESEARCH AND I WANT TO SAY THAT LOCAL STREETS, UH, TYPICALLY PROVIDE TWO TRAVEL LANES AND ALLOW PARKING ALONG THE STREET ON STREET PARKING IS THEREFORE RECOGNIZED AS A NORMAL FUNCTION OF A RESIDENTIAL STREET.
AND FOR GROUP HOMES, STREET PARKING MAY OCCUR LIKE IT DOES ELSEWHERE IN THE NEIGHBORHOOD.
SO YES, IT IS IN RESPONSE TO A PARKING, UH, QUESTION THAT STAFF HAD.
I MIGHT HAVE MISSED THIS, BUT IS THERE A REASON IT WENT FROM AGE 17 TO 12? THAT'S AN EXCELLENT QUESTION, I THINK BEST ANSWERED BY THE APPLICANT.
UH, I KNOW IT'S JUST A BASIC QUESTION, PROBABLY DUMB QUESTION, BUT, UM, SO WHAT IS A GROUP HOME? SO A REGISTERED GROUP HOME IS A RESIDENTIAL LIVING UNIT THAT IS LICENSED IN SOME FASHION BY THE STATE OF TEXAS.
SO IF IT REQUIRES A LICENSE FROM THE STATE OF TEXAS, THE DEFINITION IN THE UDC THAT WE HAVE IS REGI, UH, REGISTERED GROUP HOME.
REGISTERED GROUP HOMES CAN ALSO INCLUDE THE TYPE A AND B ASSISTED LIVING FACILITIES.
IT CAN INCLUDE FACILITIES THAT PROVIDE CARE FOR DISABLED OR DEVELOPMENTALLY CHALLENGED PEOPLE.
AND OF COURSE, UH, IN THIS CASE CARE FOR CHILDREN.
I JUST WONDERED WITH REGARD TO, UH, THIS LOOKS LIKE THE SUB HOA IS SAYING THAT IT'S OUT OF COMPLIANCE WITH THEM, BUT ON THE H SINCE IT'S, UH, THE GROUPONS CAN BE THERE BY, RIGHT.
SO I GUESS THE HOAS WOULD'VE TO FOLLOW A LAWSUIT TO COUNTER THAT, BECAUSE THAT'S TWO DIFFERENT THINGS THERE.
THE STATE SAYING ONE THING AND THEN THE HOA IS SAYING IT'S OUT OF COMPLIANCE TO HAVE THE GROUP ON THEIR, ACCORDING THEIR COVENANTS.
COMMISSIONER SMITH, I'M GLAD YOU ASKED THAT QUESTION.
THE CITY DOES NOT ADMINISTER, INTERPRET OR ENFORCE PRIVATE DEED RESTRICTIONS OR H-O-A-C-C-R.
SO THAT WOULD BE, UH, COVENANTS, CONTRACTS OR RESTRICTIONS.
THAT WOULD BE BETWEEN THE HOA AND THE PROPERTY OWNER? YES, MA'AM.
HI, UM, MR. CAST CHAIR AND AARON, ONE QUICK QUESTION.
IS THIS AN OWNER OCCUPIED OR A RENTAL PROPERTY? THIS IS A VACANT PROPERTY THAT IS OWNED BY THE APPLICANT, BUT THEY WON'T BE A PERMANENT RESIDENT THERE.
THEY WON'T BE A PERMANENT RESIDENT.
WILL SOMEONE LIVE THERE IN AN ADMINISTRATOR GROUP HOME OR WILL THERE ONLY BE STAFF? THERE WILL NOT BE A PERSON LIVING THERE.
UM, IS THE OWNER, UM, THE MEDICAL PROFESSIONAL THAT'S GOING TO BE ON STAFF? VERY GOOD QUESTION FOR THE APPLICANT.
VICE CHAIR, I THINK YOU HAD A QUESTION.
I'M GONNA FOLLOW UP ON THE, UM, THERE'S A MAXIMUM,
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UH, OF SIX FROM A STAFF RECOMMENDATION.HAS THE APPLICANT AGREED TO THAT OR HAS THAT BEEN DECIDED YET? SO THE APPLICANT IS AWARE OF THE CONDITION? UM, I THINK THAT'S A GREAT QUESTION TO CHECK IN WITH THE APPLICANT, UH, TO SEE HOW THEY WERE FEELING ABOUT THAT.
I HAVEN'T GOT ANOTHER QUESTION, BUT IT PROBABLY FOR THE, UH, FOR THE APPLICANT OF COURSE TO TRAFFIC, THAT'S ONE OF MY CONCERNS.
IF I WAS, UH, IF IT WAS NEXT TO YOUR, YOU KNOW, MY NEIGHBORHOOD, THAT'S GONNA BE, UH, YOU KNOW, A SHIFT HAPPENING, RIGHT? A SHIFT CHANGE PEOPLE, THERE'S SHIFT CHANGE.
SO MY CONCERN IS HOW MANY VEHICLES ARE WE TALKING ABOUT AND IS THAT FORMIDABLE IN TERMS OF THE TRAFFIC? AND THAT'S A, THAT THAT IS AN EXCELLENT QUESTION.
I THINK THE FIRST PART IS BEST ANSWERED BY THE APPLICANT.
UM, BUT AGAIN, THE RESIDENTIAL STREETS, THEY ARE FOR RESIDENTIAL USES AND RUDC DEFINES THIS AS A RESIDENTIAL USE.
COMMISSIONER NEMO, ARE THESE, UM, RESIDENTS THAT WILL BE STAYING THERE, ARE THEY EMOTIONALLY DISTURBED? ARE THEY, ARE THEY THERE FOR PHYSICAL REASONS OR WHAT IS THE DISTURBANCE OR THE REASON FOR BEING PLACED IN THE GROUP HOME? THAT'S A GREAT QUESTION.
I'M GONNA LEAVE THAT FOR THE APPLICANT.
SO AS SORT OF AN ADD TO THAT, IT'S NOT ANSWERING YOUR QUESTION, BUT FROM THE STATE'S WEBSITE.
I THINK IT'S IMPORTANT THAT Y'ALL HAVE FACTS.
THEY DESCRIBE A 24 HOUR RESIDENTIAL CHILDCARE OPERATION, UM, AS THIS 24 HOUR RESIDENTIAL CHILDCARE OPERATIONS PROVIDE CARE FOR CHILDREN AGES 17 OR YOUNGER WHOSE PARENTS OR GUARDIANS ARE TEMPORARILY OR PERMANENTLY UNABLE TO CARE FOR THEM.
SO THIS MAY INCLUDE AGENCIES PROVIDING FOSTER CARE AND ADOPTION SERVICES.
SO, SO A 24 HOUR RESIDENTIAL CHILDCARE OPERATION IS SORT OF A BIG UMBRELLA THAT THIS PARTICULAR TYPE OF USE FALLS UNDER.
THIS, YOU KNOW, A HOT TOPIC HERE, SPECIFICALLY, THE CITY TALKS ABOUT 25.
I'M SORRY, I, I THINK WE'RE, WE'RE GETTING INTO SOME OF THE DETAILS AND WE PROBABLY NEED TO TALK, TALK ABOUT IN PUBLIC.
I RECOMMEND ASKING THOSE QUESTIONS ON THE PUBLIC.
WELL, THIS CONCLUDES THIS, UH, BRIEFING AND, UH, WE'LL ADJOURN AND WE'LL START HERE AT, UH, 6 35.