From
Chris Hartmann
Title
Z200103/S200107 - Zoning Change/Site Plan - Wildlife Commerce Park Building 8 (Commissioner Fisher/City Council District 1). A request to amend the zoning and site plan amendment on PD-217C & PD-217 Districts to allow for office warehouse uses and building expansion. The existing site plan depicts an office/warehouse building (Wildlife Commerce Bldg. 8) extending onto planned development district boundary line. 1.602 acres-Zoning Amendment, and 9.028 acres-Site Plan Amendment out of the Benjamin S Reed Survey, Abstract 1225 City of Grand Prairie, Dallas County, Texas. Located at the southwest corner of N. Belt Line Road and E. Wildlife Parkway. The applicant is William Mundinger, III, Chi/Acquisitions, LLC and the owner is Cynthia Irving. (On January 6, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Zoning change to amend the existing PD-217 as well as the site plan for Wildlife Commerce Park, Building 8 to allow for office warehouse use by right along with expansion of the approved Building 8. The zoning area would add 1.602 acres to the 7.426 acre Site Plan in the Benjamin S. Reed Survey, Abstract 1225 City of Grand Prairie, Dallas County, Texas. Located at the southwest corner of N. Belt Line Road and E. Wildlife Parkway.
ADJACENT LAND USES AND ACCESS:
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-39 |
Undeveloped |
|
South |
PD-217C |
Wildlife Commerce Park, Phase II |
|
West |
PD-217C |
Wildlife Commerce Park, Phase I |
|
East |
PD-207 |
Lone Star Park |
PURPOSE OF REQUEST:
The applicant is proposing construction of one (1) speculative industrial building on approximately 9.028 acres in PD-217/PD-217C. The proposed building is a single-story 147,960 sq. ft. warehouse. The zoning request would place the entire site within PD-217C.
HISTORY:
September 16, 2008, the City Council approved Planned Development District 217C (PD-217C). The PD changed the zoning from PD-217 for mixed uses and an entertainment district and Planned Development District 208 for light industrial, mixed uses, and multi-family two uses to PD-217C for commercial uses, general retail uses, light industrial uses, integrated residential above retail uses, floodplain reclamation areas, and entertainment district.
February 14, 2014 City Council and the developer executed an Economic Development Agreement for Wildlife Commerce Park (PD-217C). That agreement that did not include provisions for the development of this property.
April 17, 2018 City Council approved a Site Plan (S180405) for Building 8 at 100,800 square feet.
February 2014 thru present The developer of Wildlife Commerce (Crow Holdings) has developed approximately 3.5 million square feet of industrial space.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Parking and Access
Primary access to the site is directly from Belt Line Rd. and indirectly from Wildlife Parkway via cross access easement. These access points lead into concrete parking areas consisting of 327 automobile spaces and 59 truck docks, which exceed the parking and loading requirements found in the Unified Development Code.
|
Table 2: Site Data Summary |
|
Standard |
Required (LI) |
Provided |
Meets |
|
Min. Lot Area (Sq. Ft.) |
15,000 |
393,260 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
717 |
Yes |
|
Min. Lot Depth (Ft.) |
150 |
412 |
Yes |
|
Front Setback (Ft.) |
25 |
75 |
Yes |
|
Rear Setback (Ft.) |
0 |
N/A |
Yes |
|
Max. Height (Ft.) |
50 |
39 |
Yes |
Elevations
The proposed development consists of a tilt-wall concrete industrial building designed to match the elevations approved with Building 8 in 2018. However, while the existing Wildlife Commerce Park project is subject to an existing agreement which established the look and materials of the buildings constructed within the Wildlife Commerce Park, the property on which the proposed building expansion would take place falls under PD-217C, which require “building style, color, and articulation requirements for LI, Light Industrial uses.” Staff interprets this requirement as placing development within the PD-217 under Appendix X, as amended.
Landscaping
|
Table 3: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (SF) |
39,326 |
34,946 |
No |
|
Site Trees |
45 (existing)+112*(amended) |
53 |
No |
|
Street Trees |
34 |
7 |
Yes |
|
Parking Lot Trees |
16** |
18 |
Yes** |
|
Shrubs |
313 (existing)+ 1394 (amended) |
1244 |
No |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
* May be reduced to 1 tree per 1,000 if architectural guidelines of Appendix X are met
** No more than 10 consecutive spaces may be constructed without a tree island
VARIANCES:
1. 10% landscaping is required in Light Industrial zoning. The applicant is providing 8% landscaping.
2. Appendix X requires all industrial developments to preserve 30% of existing trees. The developer requests to remove all existing trees from the zoning area to allow for the expansion of building 8’s footprint.
RECOMMENDATION:
DRC recommends approval of the zoning to allow for warehouse construction, with the following conditions:
1. That the elevations within the 1.6 acre rezoning area that are visible from the corner of Belt Line and Wildlife Pkwy fully conform to Appendix X guidelines for a primary facade. The developer should select three of the following: two masonry accent materials equal to 50% of the facade, 15% glass curtain wall, 30% total windows, awnings along 50% of the length of the facade (currently 28.8%), horizontal and vertical articulation, cornice projection, accent lighting along 50% of the length of each facade (currently 28.8%), or wing wall projections.
2. That if the elevations do not conform with Appendix X guidelines, that the developer comply with Appendix X landscaping requirements (1 tree per 250 square feet of the 1.6 acre zoning area, including planting parking lot trees in islands every 10 spaces).
At its January 6, 2020 meeting, the Planning and Zoning Commission voted 8-0 to recommend approval subject to the applicant providing accent lighting along 50% of the additional primary building facade and on the proposed monument sign at the corner of Belt Line and Wildlife.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE 1.602 ACRES OF LAND SITUATED IN THE BENJAMIN S. REED SURVEY, ABSTRACT NO. 1225, IN THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, FROM PD-217 FOR COMMERCIAL, RETAIL, ENTERTAINMENT, INDUSTRIAL, AND RESIDENTIAL USES TO PD-217C FOR COMMERCIAL, GENERAL RETAIL, LIGHT INDUSTRIAL, RESIDENTIAL ABOVE RETAIL USES, FLOOD RECLAMATION AREAS AND ENTERTAINMENT USES; SAID ZONING MAP AND ORDINANCE BEING ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; PROVIDING A PENALTY; PROVIDING A SAVINGS CLAUSE AND A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the owners of the property described herein below filed application with the City of Grand Prairie, Texas, petitioning an amendment of the Zoning Ordinance and map of said city so as to rezone and reclassify said property from its classification of PD-217 to PD-217C for Commercial, General Retail, Light Industrial, Residential above Retail Uses, Flood Reclamation Areas and Entertainment Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on January 6, 2020, after written notice of such public hearing before the Planning and Zoning Commission on the proposed rezoning had been sent to owners of real property lying within 300 feet of the property on which the change of classification is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 8-0 to recommend approval to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of PD-217 to PD-217C for Commercial, General Retail, Light Industrial, Residential above Retail Uses, Flood Reclamation Areas and Entertainment Uses; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 P.M. on January 21, 2020, to consider the advisability of amending the Zoning Ordinance and Map as recommended by the Planning and Zoning Commission, and all citizens and parties at interest were notified that they would have an opportunity to be heard, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the Fort Worth Star Telegram, Grand Prairie, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, all citizens and parties at interest have been given an opportunity to be heard on all the matter of the proposed rezoning and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the use proposed on said property, as well as, the nature and usability of surrounding property, have found and determined that the property in question, as well as, other property within the city limits of the City of Grand Prairie, Texas, has changed in character since the enactment of the original Zoning Ordinance from its classification of PD-217 to PD-217C for Commercial, General Retail, Light Industrial, Residential above Retail Uses, Flood Reclamation Areas and Entertainment Uses; and, by reason of changed conditions, does consider and find that this amendatory Ordinance should be enacted since its provisions are in the public interest and will promote the health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1
That Ordinance Number 4779, being the Zoning Ordinance and Map of the City of Grand Prairie, Texas, showing the locations and boundaries of certain districts, and said Zoning Ordinance and Map having been made a part of an Ordinance entitled:
“AN ORDINANCE AMENDING IN ITS ENTIRETY CHAPTER 28 OF THE CODE OF ORDINANCES KNOWN AS THE ZONING ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 20TH DAY OF NOVEMBER, 1990, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULATIONS; CREATING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN…”
is hereby further amended so as to rezone from its classification of PD-217 to PD-217C for Commercial, General Retail, Light Industrial, Residential above Retail Uses, Flood Reclamation Areas and Entertainment Uses; as depicted in Exhibit A - Location Map.
SECTION 2
Purpose and Intent
The purpose of this planned development to integrate 1.6 acres into the larger Wildlife Commerce Park master planned development, and to incorporate the expansion of the footprint of a building approved as “Building 08” onto the subject property, and to establish appropriate restrictions and development controls necessary to ensure predictable land development, safe and efficient vehicular and pedestrian circulation, compatible uses of land and compliance with appropriate design standards.
SECTION 3
Development Standards
I. Applicability
All development of land located within the boundaries of this Planned Development District shall adhere to the rules and regulations set forth in this ordinance. The locations of buildings, driveways, parking areas, amenity areas, trails, fencing, and other common areas shall substantially conform to the locations shown on Exhibit B - Site Plan.
Development and land use standards not contained in this Ordinance shall be governed by all pertinent development and land use standards specified in the Unified Development Code (UDC).
1. Land Use Except as otherwise provided in this Ordinance, the Commercial (C), General Retail (“GR”) and Light Industrial (LI) district regulations of the Unified Development Code (“UDC”) shall apply with the exception that the land uses listed in the table below shall be prohibited within the Zoning Area.
a. The following listed land uses shall be prohibited within the Zoning Area.
|
PROHIBITED USE |
PROHIBITED USE |
|
Sewage Station |
Asphaltic Materials Manufacturing |
|
Auto Body Repair |
Hazardous Chemical Manufacturing |
|
Auto Driving School |
Hazardous Industrial Use |
|
Auto Muffler Shop |
Machine Shop |
|
Auto Wrecker Service/Service Station |
Meat Production & Manufacturing |
|
Motorcycle Repair |
Sanitary Landfill |
|
Welding Shop |
Convenience Store W/ Gas Sales |
|
Truck Stop with gas sales |
Firewood Wholesale |
|
Drive Thru/In Retail Sales |
Gravestone Sales |
|
Check Cashing/Pay-Day Loans |
Laundry (Self Serve/Coin Operated) |
|
Car Title Loans |
Mini - Storage |
|
Auto Sales (includes New and Used) |
Auto Repair (includes Major and Minor) |
b. Where state, county and federal laws permits such uses, a gambling casino, providing organized, regulated and monitored games-of-chance, shall be permitted within the Zoning Area subject to the approval of a Planned Development Site Plan along with an operational plan for the facility. However, gambling uses cannot be permitted until necessary legal provisions and statues are established by the State of Texas that allow such uses to exist.
3. Site Plan Development within the zoning area as described in Exhibit A shall conform to Exhibit B - Site Plan, Exhibit C - Building Elevations, and Exhibit D - Landscape Plan. Amendments to the Site Plan shall be reviewed in accordance with regulations found in this ordinance.
a. Developer shall install and maintain in working condition accent uplighting along 100% of the length of facades facing Belt Line Rd. and Wildlife Pkwy.
4. Beltline Corridor Overlay District The development standards in the Beltline Corridor Overlay District (PD-217) shall apply within the Zoning Area, except as provided in this Ordinance.
a. Building articulation, site landscaping, and building color standards prescribed by the Beltline Corridor Overlay District (PD-217) shall be applied to the Zoning Area as follows:
1) A Street Facing Façade shall mean a façade that contains the main entrance into an industrial building that faces the right-of-way line of Beltline Road and Wildlife Parkway and shall include any side wall facades measured twenty (20) feet back from the Street Facing Façade. A Street Facing Façade shall be the only facades subject to building style, color, and articulation requirements for Light Industrial (LI) uses. Loading dock façade shall not be subject to such requirements.
2) Parking Lot tree canopy requirements shall be applied only to that portion of a Light Industrial (LI) uses located between the Street Facing Façade and the right-of-way line of Beltline Road and Wildlife Parkway.
3) The location of outside storage areas, including industrial truck and trailer parking, shall be determined at the time of Planned Development Site Plan approval. The location of such outside storage areas shall be situated within the rear yard of the industrial building, or shall be located no closer than ninety feet (90’) from the right-of-way of Beltline Road and Wildlife Parkway unless waived by the Planning and Zoning Commission and City Council.
4) Poured-in-place concrete and tilt-wall concrete shall be credited towards the masonry requirement for Light Industrial (LI) uses. Concrete products shall be texture-painted or patterned. Concrete products shall be texture-painted or patterned. Tilt-wall concrete structures shall include reveals with a minimum two inch width, punch-out or integrated form liner adornments to enhance the Street Facing Façade on at least ten percent (10%) of each exposed concrete finished wall after; (1) subtracting areas covered with glass and doors, and (2) and after subtracting the required 25% masonry finishes as specified in Section 5) below.
5) Twenty percent (20%) of the wall surface (excluding glass and doors) for Light Industrial (LI) uses constructed for the Street Facing Façade, regardless of setbacks, shall be finished with one or more of the following treatments:
i. Hard fired (kiln fired) face or building brick with a minimal nominal depth of depth of three (3) inches, stacked in place with an authentic mortar bond finish;
ii. Stone, Austin stone, cultured stone, granite, sandstone, slate, limestone, marble, synthetic stone, or other hard and durable all weather stone. Ashlar, cut stone, thin set and dimensional stone construction techniques are acceptable; or
iii. As approved by City Council.
6) Forty percent (40%) of the wall surface (excluding glass and doors) for Commercial (C) and General Retail (GR) uses constructed for the street facing and storefront facades, regardless of setbacks, shall be finished with one or more of the treatments specified in paragraphs i. and ii. above. For the development of multi-story Commercial or Office uses, however, decorative metal may be substituted for above paragraphs i. and ii. on the second story or above.
7) Poured-in-place concrete and tilt-wall concrete shall be credited towards the masonry requirements for Commercial (C) and General Retail (GR) uses. Concrete products shall be texture-painted or patterned. Tilt-wall concrete structures shall include reveals with a minimum two inch width, punch-outs or integrated form liner adornments to enhance the street facing and storefront facades on at least ten percent (10%) of each exposed concrete finished wall after: (1) subtracting areas covered with glass and doors, and (2) after subtracting the required 40% masonry finishes as specified in Section 6 above.
b. Any parking screening berm may be located entirely in the available street right-of-way of Beltline Road and Wildlife Parkway contingent upon approval from the Transportation Services Department of the City of Grand Prairie. In no event shall the slope of a berm exceed 3:1.
c. A minimum of ten percent (10%) of the net development area of a platted Light Industrial (LI) lot shall be landscaped as prescribed by the Beltline Corridor Overlay district (PD-217). Landscaped drainage areas adjacent to a platted lot shall be credited towards the 10% landscape requirement for such platted lot. The lot owner shall be responsible for maintaining the landscaping in these adjacent areas.
d. More than one (1) bay of parking shall be permitted between the Street Facing Façade and the right-of-way line of Beltline Road and Wildlife Parkway for Light Industrial (LI), Commercial (C), and General Retail (GR), and Multi Family (MF) uses.
e. Maximum building height for the Zoning Area shall not exceed fifty-feet (50’) to the top of roof plate or deck. The City Council, after receiving a recommendation form the Planning and Zoning Commission may approve building heights in excess of fifty-feet (50’) through review and approval of a Site Plan.
5. Signage Sign standards prescribed by the Unified Development Code (UDC), and the Beltline Corridor Overlay District (PD-217), as amended in the UDC shall apply to the Zoning Area except as provided in this Ordinance.
a. Variances to sign requirements require approval of a Unified Signage Plan by the City Council.
b. Wall signage for Commercial (C) and General Retail (GR) uses shall not exceed five percent (5%) of the main storefront area of each tenant space.
c. All signs referenced herein may be internally illuminated.
d. Single Tenant Monument Signs
1) Size: A Single Tenant Monument Sign may be 10’ wide by 12’ in height.
2) Location: Single Tenant Monument Sign must be spaced a minimum of 30-feet apart.
3) All other requirements for monument signs shall follow Article 9 of the Unified Development Code.
e. Monument Signs.
1) Size: A Monument Sign may be 10’ wide by 20’ in height.
2) All other requirements for monument signs shall follow Article 9 of the Unified Development Code.
g. Window Signs.
1) Size: A Window Sign shall not cover more than twenty percent (20%) of any storefront glass or window area for Commercial (C) and General Retail (GR) uses, unless it is designed to not be visible from the public street.
h. The use of hand painted signs or similar signs not produced by mechanical means shall be prohibited within the Zoning Area.
6. Architecturally Integrated Residential Above Retail Uses. Prior to the issuance of a building permit, the Planning and Zoning Commission and City Council shall review and approve a Planned Development Site Plan for all architecturally integrated “residential above retail” development within the Zoning Area.
SECTION 4
All appeals to the density, dimensional, architectural, and land use requirements of this Ordinance, as well as appeals to other applicable requirements of the Unified Development Code relating to this Ordinance, shall require an amendment to this Ordinance. Such amendment shall be considered by the Planning and Zoning Commission and the City Council at a public hearing.
SECTION 5
That in case a section, clause, sentence, or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair, or invalidate the remainder of this Ordinance.
SECTION 6
That all ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 7
That the terms of this Ordinance are severable and are governed by Section 1-4 of the Code of Ordinances of the City of Grand Prairie, Texas.
SECTION 8
That a violation of this Ordinance is a misdemeanor punishable in accordance with Section 1-8 of the Code of Ordinances of the City of Grand Prairie, Texas. The penalty provided herein shall be cumulative of other remedies provided by state law, and the power of injunction as provided in Texas Local Government Code Section 54.016, as it may be amended, may be exercised in enforcing this Ordinance whether or not there has been a complaint filed.
SECTION 9
That this Ordinance shall be in full force and effect from and after its passage and approval.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, this the 21st day of January, 2020.
ORDINANCE NO. 10796-2020
PLANNED DEVELOPMENT NO. 217E
CASE NO. Z200103/S200107