From
Chris Hartmann
Title
S190601 - Site Plan - Kednus Office/Showroom-Warehouse (GSW Logistics Addition) (City Council District 1). Site Plan request for a two-story, 32,000 sq.ft. office/showroom-warehouse facility on 7.5 acres situated in the Joseph R. Parker Survey, Abstract No. 1227, City of Grand Prairie, Tarrant County, Texas. The property is zoned Light Industrial (LI) District, generally located southwest of East Avenue J and 107th Street, specifically addressed at 616 107th Street. The agent is Gina McLean, Nationwide Construction, the applicant is Marshall Seavers, and the owner is Anthony Hernandez. (On June 3, 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:
Consider approval of a Site Plan to allow for a two-story, 36,020 sq. ft. office/warehouse-manufacturing facility. The 7.5-acre property is zoned Light Industrial (LI) District and is situated in the Joseph R. Parker Survey, Abstract No. 1227, City of Grand Prairie, Tarrant County, Texas. The assigned address is 612 Avenue J East. The property is located in City Council District 1, represented by Councilwoman Jorja Clemson.
ADJACENT LAND USES AND ACCESS:
North - The property north of Avenue J East is zoned Light Industrial (LI) District with Specific Use Permit-1067 currently under development for Industrial Contractor Shop and Storage.
South - The undeveloped properties to the south is zoned Planned Development-329A (PD-329A) District for Drug & Alcohol Treatment Facility.
East - The property east of 107th Street is zoned Light Industrial (LI) District with Specific Use Permit-825 for outside storage uses.
West - Property to west is zoned Light Industrial (LI) District and is a branch of Johnson Creek and vegetated open space.
PURPOSE OF REQUEST:
According to the applicant and confirmed via Tarrant County Ownership records, this property was previously connected with the former golf club & course north of Avenue J East. In fact, the 30-40 tall net used for driving range confirms golf and related activities were the most recent use of the property. The undeveloped 7.5-acre lot is bounded by Johnson Creek at its northeastern boundary and the property has street frontage on two streets (Avenue J East and 107th Street), more specifically addressed at 616 Avenue J East.
.
The applicant is seeking City Council approval for a site plan to construct and operate a 36,020 sq. ft. warehouse/office and manufacturing component facility on 7.5-acre property. In accordance with Appendix X of the Unified Development Code (UDC), site plan approval is required whenever an industrial warehouse exceeds 20,000 square feet. 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 standards specified in the UDC, Appendix X “Industrial Development Standards.” The purpose of the site plan approval is to ensure full compliance with these regulations and standards.
Lot & Dimensional Standards:
As proposed, the development meets or exceeds all minimum lot & dimensional standards.
|
Ordinance Provision |
LI Zone District Standard |
Proposed Conditions |
Meets |
|
Min. Lot Size |
15,000 sq. ft. |
7.497 acres (326,570.ft.) |
Yes |
|
Min. Lot Width |
100 ft. |
Approx. 460 ft. |
Yes |
|
Min. Lot Depth |
150 ft. |
Approx. 320 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
30 ft. @ Avenue J East 104 ft. @ 107th St. |
Yes |
|
Internal Side Yard |
35 ft. |
N/A |
Yes |
|
Rear Yard Setback |
0 ft. |
N/A-Two Front Yards |
Yes |
|
Bldg. Separation |
25 |
N/A |
N/A |
|
Bldg. Height |
50 ft. |
34.5 ft. to top plate |
Yes |
|
Bldg. Coverage |
1:1 Floor Area Ratio |
0.09:1 % |
Yes |
|
Paving Type |
Concrete or Equivalent |
Concrete |
Yes |
PROPOSED CHARACTERISTICS AND FUNCTION:
The proposed use is for the two-story, 36,020 sq. ft. office/warehouse & manufacturing facility. The facility plans to house two separate companies for associated-related uses. Both companies are controlled by the applicant (Kednus, LLC).
• CDI will provide concrete coating and sealant products and services (65%) space
• ADT shall be the installation contactor of the products provided. (35%) space.
Approximately 12,000 sq. ft. will be administrative office space with the remaining 24,000 sq. ft. for warehousing and manufacturing purposes.
The western portion of the property abuts Johnson Creek, therefore a significant portion of the property (approximately 50%) lies in the floodway & floodplain. In addition to the floodplain, other constrains include Trinity River Authority easements running diagonal on the northeasterly portion of the property and Loan Star Gas Utility easements bisecting the property running north-south. Significant tree canopies exist along the floodway and mature hardwood trees are located along the perimeter of the property.
The applicant intends to preserve most of the existing tree canopy.
The vacant site has been previously used for a public golf driving range. The 7.5-acre property is actually a portion of a larger multi-acre tract (GSW Logistics Addition, No. 1, Block 1) extending north of Johnson Creek and extending west 425 feet from State Highway 360.
Access and Parking:
Primary access shall be from commercial drive approach along Avenue J East approximately 250 feet west of 107th street intersection. This drive is intended for both customer and employee parking. However, company trucks shall be allowed to exit due south of this drive in accordance with truck routing plan submitted and reviewed by the Transportation Department.
The secondary point of ingress shall be provided by commercial drive approach along 107th Street, located 140 feet south of the Avenue J East intersection. In accordance with the truck routing plan, this approach is intended for truck ingress only to allow for direct access to truck docks located on the southern portion of the building.
Parking requirements are based on the use of the facility. Customer and employee parking calculations are based on a retail/warehouse (use/sq. ft.) ratio. The ratio is 1 space per 375 sq. ft. for office uses (32) and 1 per 1,000 sq. ft. (24). A total of 56 are required. The applicant provides 65 spaces including 3 accessible spaces. In addition, 2 trailer spaces are being provided on the southern portion of the building and one overhead door each on the west and eastern portion of the building.
Building Elevations - Articulation, Masonry, Landscaping & Window Standards:
UDC’s Appendix X, Industrial Development Standards; require the proposed building (exceeding 20,000 sq. ft.) to be clad in 100% masonry materials, excluding doors, windows, and the parapet cornice features and the primary façade facing the street shall be:
• At least two contrasting colors.
• Windows comprising at least 30% of the area for primary facade, secondary facade may select windows comprising at least 30% of the building's legnth.
• Select 3 of 8 architectural design menu items ranging from building articulation, color elements, wing walls and accent lighting features.
The secondary façade shall include 100% masonry construction but may substitute up to 50% with architectural metal panels and shall select 2 of 4 menu items listed:
• Masonry accent material and color within an area 10% to 15% of the area
• Windows comprising at least 30% of the area.
• 6” Cornice project the entire length of the elevation.
• Minimum two- 15% articulation offsets both vertical and horizontal each.
In addition to the façade, 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.
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.
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.
Partly due to the existing constraints of the abutting creek to the west and adjoining flood plain, the development’s design and orientation of the facility is complimentary to the natural terrain. It offers two street frontages (Avenue J East and 107th Street) resulting in two primary façades. The orientation of the proposed loading docks and dumpster enclosure will be located on the southern portion of the facility. Two commercial drive approaches will serve the facility, with regular business vehicles (customers, visitors and employees) utilizing the northern drive along Avenue J East. This drive will serve for occasional trucks exist only. The secondary commercial drive shall be centrally located on 107th Street and shall serve as primary truck entrance as it will have direct access to the dock area.
The applicant proposes using a concrete tilt-wall panel as primary exterior materials. The secondary materials on the primary (north) façade consist of combination prefinished architectural metal-panels, prefinished metal awning and required minimum 23% of required 30% window standard. The East (primary) elevation shall consist of two complimentary concrete tilt panels with 2” reveals, cultured stone (1st floor) materials. The East elevation provides 4% of the required 30% window requirement. In addition to minimum 30% window requirement along the primary exterior façade area, the applicant is seeking relief from the minimum building articulation requirement from 15% to 11% along the northern (primary) façade. A Tree Survey and Tree Protection Plan has been submitted and under review seeking relief and relaxation of the building design standards as applied to the Tree Preservation Incentives section of Appendix X.
Landscape and Screening:
The proposed site exceeds the minimum landscaping (10%) requirements for Section 5, Appendix X Industrial Developments. Existing Live Oak and Cedar trees parallel along the street perimeter complies with the 30-50 on-center requirement. The development proposes 22 additional (parking lots and dock screening) trees in compliance with Section 5. As required, 250 shrubs are proposed along parking areas, near tree islands and ground cover near the building complimenting the undisturbed areas near the creek.
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. The proposed location for dumpster enclosure is located at far southern section of the site. The enclosure shall conform to city standards.
CONFORMANCE WITH APPENDIX X, LIGHT INDUSTRIAL DEVELOPMENT STANDARDS:
The proposal for a two-story 36,020 sq. ft. office/warehouse and manufacturing facility generally conforms to the recently adopted requirements. With certain exceptions to the building’s design, the proposal seeks off-set those requirements with tree preservation credits and waivers as well as the decorative light fixtures enhancing the design.
EXCEPTIONS REQUESTED & INCENTIVES APPLIED:
• Northern (primary) elevation allowance for 23% of required 30% window area requirement and 11% of required 15% building articulation requirement.
• Eastern (primary) elevation allowance for 4% of required 30% window area requirement.
• Waiver of sidewalk requirement along street frontage lieu of natural pedestrian path/trail along the southern portion of the property.
The Tree Preservation/Mitigation Plan identifies and preserves 27 large caliper oak trees on the property and one multi-branched Crepe Myrtle. As outlined in Appendix X Section 2, preservation and protection techniques shall be applied when seeking such incentives. Therefore, the applicant seeks to waive those requirements in Sections 4.4 & 4.2 seeking relaxation of the minimum window area and building articulation requirement in lieu of tree preservation and lighting design enhancements.
The applicant is seeking one item be waived in Section 4.4 for every 10 trees measures 6” caliper or greater. One item be waived in Section 4.2 for every 25 trees measuring 6” caliper or greater.
RECOMMENDATION:
Development Review Committee recommends approval subject to:
• The Commission accepts the applicant’s request for a variance to not construct required sidewalks along street frontage if a looped, usable pedestrian path/trail is installed along the southern portion of the property for employees and visitors.
• Compliance with an area equal to or greater than 30% be transparent windows or spandrel glass windows for the primary exterior facades.
Planning & Zoning Commission recommends approval by 7-0 vote to allow for:
• Accept the applicant’s request for a variance to the sidewalk requirement subject to construction of a usable pedestrian trail leading to the abutting creek for employees and visitors to the site.
• Allow for variance to the minimum 30% window and/or spandrel glass area requirement on the primary facades and reduction in the minimum 15% building articulation requirement for the primary and secondary facades.