From
Chris Hartmann
Title
S190802 - Site Plan - Wildlife Commerce Park, Buildings 12a, 12b, 13, & 14 (City Council District 1). Site plan request to authorize construction for three (3) office/warehouse buildings on 73.06 acres, with an option to consider a one-million sq. ft. office/warehouse facility on the same property. The proposed development is situated in the Benjamin S. Reed Survey, Abstract No. 1225 and the David Bradshaw Survey, Abstract No. 121, Grand Prairie, Dallas County, Texas, generally located south of W. Wildlife Blvd. approximately 1,444 feet west of N. Belt Line Rd more specifically addressed at 401 W. Wildlife Boulevard. The property is zoned Planned Development 217C (PD-217C) District. The agent is Richard Nordyke, O'Brien Architecture. (On September 9, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
S190802 -Site Plan -Wildlife Commerce Phase 3 (City Council District 1). Site plan request to authorize construction for three (3) office/warehouse buildings on 73.06 acres, with an option to consider a one-million sq. ft. office/warehouse facility on the same property. The proposed development is situated in the Benjamin S. Reed Survey, Abstract No. 1225 and the David Bradshaw Survey, Abstract No. 121, Grand Prairie, Dallas County, Texas, generally located south of E. Wildlife Pkwy. approximately 2,500 feet west of N. Belt Line Rd more specifically addressed at 401 W. Wildlife Boulevard. The property is zoned Planned Development 217C (PD-217C) District.
ADJACENT ZONING AND LAND USES:
|
Direction |
Zoning |
Existing Land Use |
|
North |
Planned Development-39 (PD-39) District |
Undeveloped Wetlands |
|
South |
Planned Development-217C (PD-217C) |
Wildlife Commerce Park |
|
East |
Planned Development-217C (PD-217C) |
Undeveloped Open Space |
|
West |
Planned Development 217C (PD-217C) |
Undeveloped Open Space |
PURPOSE OF REQUEST:
The applicant is proposing to construct over 1 million sq. ft (1,150,000 sf) of industrial warehouse space on 73 acres. This is the third phase of Wildlife Commerce Park. The applicant has submitted two development proposals.
Option 1 includes the construction of a three speculative industrial buildings. The three buildings ranges from 194K sq. ft. to 532K sq. ft. totaling 1,150,000 sq. ft. of industrial warehouse space.
Option 2 proposes to construct one building totaling 1,168,440 sq. ft. of industrial facility.
The subject site is currently zoned PD-217C for Commercial, Retail, and Light Industrial uses. Warehouse development exceeding 20,000 sq. ft. must comply with the Unified Development Code (UDC) Appendix X. The purpose of site plan review and approval is to assure compliance with the adopted standards. Both option 1 & 2 provide identical parking, landscaping and open space areas. Both options seek relief from Appendix's X architectural requirement (minimum 30% window surface of the overall vertical surface area for each facade) in lieu of designating tree preservation credits on adjacent properties.
Lot & Dimensional Standards:
As proposed, the development meets or exceeds all minimum lot & dimensional standards.
|
Ordinance Provision |
LI Zone District |
Bldgs. 12, 13 & 14 |
Proposed Alt Bldg. 12 |
Meets |
|
Min. Lot Size |
15,000 sq. ft. |
73.06 Ac (3,182,544.ft.) |
73.06 Ac (3,182,544.ft.) |
Yes |
|
Min. Lot Width |
100 ft. |
Approx. 2,300 ft. |
Approx. 2,300 ft. |
Yes |
|
Min. Lot Depth |
150 ft. |
Approx. 1,420 ft. |
Approx. 1,420 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
114 ft. |
213 ft. |
Yes |
|
Internal Side Yard |
35 ft. |
N/A |
170 ft. |
Yes |
|
Rear Yard Setback |
0 ft. |
N/A |
N/A |
Yes |
|
Bldg. Separation |
25 |
N/A |
N/A |
N/A |
|
Bldg. Height |
50 ft. |
53 ft. to top plate |
53 ft. to top plate |
No |
|
Bldg. Coverage |
1:1 Floor Area Ratio |
0.04:1 % |
0.04:1 % |
Yes |
|
Paving Type |
Concrete or Equivalent |
Concrete |
Concrete |
Yes |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Parking and Access
The 73.06-acre property is the undeveloped. Primary access to the site is by Wildlife Parkway. The orientation of proposed buildings 12. 13 and 14 are laid out in a north-south configuration with the truck docks facing east-west , with extended wing-walls obstructing the view of proposed loading areas. Alternative Building 12, is a two-story, million square feet, cross-dock facility, fronting Wildlife Parkway. Three commercial drives serves the facility via Wildlife Parkway with median openings at each approach.
The table below provides details regarding parking for the use.
|
Bldg. |
Building Sq.Ft |
Parking Rate |
Required |
Provided |
Meets |
|
12 |
532,640 |
Warehouse = 1 sp/5,000 s.f. plus 20 |
143 |
414 |
Yes |
|
13 |
421,200 |
Warehouse = 1 sp/5,000 s.f. plus 20 |
165 |
340 |
Yes |
|
14 |
188,920 |
Warehouse = 1 sp/5,000 s.f. plus 20 |
87 |
182 |
Yes |
|
12 Alt |
1,168,440 |
Warehouse = 1 sp/5,000 s.f. plus 20 |
254 |
346 |
Yes |
CONFORMANCE WITH WILDLIFE INDUSTRIAL CAMPUS:
Appendix X provides three (3) specific regulations regarding warehouse/industrial proposals, these include but not limited to:
• Site Design
• Building Design & Materials
• Landscaping & Screening
Appendix X, Section 6, recognizes the benefits of integrating all three elements mentioned above when large, multi-phased industrial campus/site are being planned. The applicant's overall design theme of building materials, architectural style, truck docks and integrated commercial drive locations adheres to more viable and sustainable environment. In addition, significant tree canopies are being preserved on properties adjacent to this site conserving the areas natural resources, ground water, plant life and other desirable environmental surroundings.
Building Design Standards:
The primary building facade for buildings 12, 13 & 14 consist of two contrasting colors of textured painted concrete tilt-wall, conforming to the masonry requirement as indicated in the table below.
The buildings comply with the articulation standard by providing glass/window storefront systems located on each corner of the buildings, each system incorporates a 10’ metal canopy supported by metal columns extending along the façade to meet compliance length in order to satisfy the articulation requirement.
This design conforms to the look and materials of the buildings constructed within the Wildlife Commerce Park, consistent with the overall architectural design and construction in the industrial park. The design as proposed does not satisfy the 30% or more window requirement of the overall vertical surface area for each façade as indicated in each table. However, the applicant is seeking a variance to that requirement in return for Tree Preservation Credits.
A Tree Survey and Tree Protection Plan has been submitted by the applicant seeking relief and relaxation of the building design standards as applied to the Tree Preservation Incentives section of Appendix X.
Bldg. 12
Bldg. 13
Bldg. 14
Alt 12
Landscape and Tree Preservation:
Appendix X requires minimum 10% landscaping be an integral part of the development. The standard requires:
• 1 (3” caliper) tree per 250 feet of landscaped area
• 1 shrub for each 50 feet of landscaped area.
• Street trees 20- 30 feet on-center.
• Truck dock screening with evergreen mature trees.
|
Bldg. |
Lot Area (Sq. Ft.) |
Req 10% |
Req Tree |
Provided |
Parking Lot |
Provided |
Tree Credit 3” |
|
12, 13, & 14 |
73 AC (3,182,554) |
26% |
1,250 |
577 |
93 |
115 |
673 |
|
Alt Bldg. 12 |
73 AC (3,182,554) |
26% |
1,250 |
400 |
33 |
37 |
850 |
The Industrial Development Standards offer credits/waiver to certain design standards for builder/developer efforts in on-site tree preservation. Tree Preservation Incentives provides an opportunity for flexibility in overall design by recognizing and incorporating natural environments and the community’s value in protection natural usable open space.
The proposed site exceeds the minimum landscaping (10%) requirements for Section 5, Appendix X Industrial Developments. The site provides 26% (820,170 sq.ft.) of landscaping.
The proposed landscape plan requires 1250 trees. The development provides a total of 577 trees, including 115 parking lot trees. 6,963 shrubs are being provided throughout the development’s irrigated ground cover and sodding areas.
The applicant has submitted a tree survey/tree preservation plan seeking incentives as offered to a relaxation in the exterior façade requirement and tree credits, identifying 886 trees exceeding 6” caliper or greater.
The site proposes a five-foot wide (5’) decomposed granite pedestrian trail/path constructed along the western and northwestern portion of the site, providing benches and seating areas leading to the open space shaded lawn area with sculpture, benches with tree canopy and garden area.
The overall 5.1-acre open space shall feature 3,590 l.f. of walking paths, 58 bench limestone seating areas and 28,000 s.f. of garden area.
Tree Preservation Incentives requires minimum 6” caliper trees or greater be preserved on the same property as the development via submission and review of Tree Survey and Tree Protection Plan. Once confirmed, the Builder/Developer has an opportunity to request Section 4.2 and/or Section 4.4 Building Design standards be relaxed.
The applicant has identified 886 trees located on abutting properties east and west of the site to be preserved seeking 1802 Tree Credits (650 Trees) in the area abutting to the east and 1023 Tree Credits (236 Trees) from properties adjacent to the west.
Dumpster Enclosure:
The applicant is proposing to build a 12’ X 12’ (inside dimension) masonry dumpster enclosure that will be clad in the same masonry materials as the building. Each building shall be provided with a dumpster enclosure, which is located on the southeastern area of each building. The enclosure shall conform to city standards.
CONFORMANCE WITH APPENDIX X, LIGHT INDUSTRIAL DEVELOPMENT STANDARDS:
The proposal for a three (3) warehouse/distribution facility generally conforms to the recently adopted requirements. Option/Alternative Building 12 does not conform to the overall concept plan for Wildlife Commerce Park. Adequate and safe access and parking is being provided. The site generally conforms to Appendix X’s building design in offering alternating materials and design including horizontal & vertical articulations.
The site does not comply with the 30% window requirement of the overall vertical surface area for each façade. A Tree Survey/Tree Preservation Plan has been submitted to allow for relaxation of this requirement.
Preservation areas abutting the site to remain in its natural state by preserving dozens of large caliper trees in addition to providing a decomposed granite walking trail leading to open space and tree canopies with planned benches and seating areas provides a desirable balance in the development of this phase to the Wildlife Commerce Industrial Park.
EXCEPTIONS REQUESTED:
The applicant is requesting relaxation to the building design be waived based on tree preservation incentives and tree credits offered. The applicant is seeking:
• Reduction of the 30% window requirement of the overall vertical surface area for each façade to allow 12-14% glass on building sides facing Wildlife Pkwy.
• The applicant requests the orientation of the dock doors for Option 2 allow for the docks to face Wildlife Parkway.
• 53' overall building height.
RECOMMENDATION:
Development Review Committee recommends approval of Option 1 (buildings 12-14) but not Option 2 (Alternate building 12) due to dock door alignment along Wildlife Pkwy.
At its September 9, 2019 meeting, the Planning and Zoning Commission voted 7-0 recommending approval of both Options 1 & 2 as requested by the applicant.