From
Chris Hartmann
Title
Z171003 - Planned Development Request - Fresh Express (City Council District 2). A Rezoning to expand a Planned Development District (PD-241) to include an adjoining 15.185 acre property. The property is currently zoned LI, Light Industrial District and located north of W. Warrior Trail and approximately 645 feet east of S. Great Southwest Parkway (2370 W. Warrior Trail). The applicant is Eric Wigger, Fresh Express and the owner is Nancy Dugan, Fresh Express. (On October 2, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David Jones, Chief Ciy Planner
Recommended Action
Approve
Analysis
SUMMARY:
Rezoning and Site Plan to amend and expand Planned Development 241 (PD-241) in association with the expansion of an existing food production facility. The proposal would combine 15 acres of LI, Light Industrial zoned property to the existing 29 acres in PD-241 to facilitate a 188,000 square foot addition to the existing 112,000 square foot production facility. The subject site is generally located north of W. Warrior Trail and sits approximately 645 feet east of S. Great Southwest Parkway (2370 W. Warrior Trail)
BACKGROUND:
City Council adopted Planned Development 241 in April 1999 to accommodate the current 112,000 square foot food production facility.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD-276 for Single Family Residential uses |
Single Family Detached Residential Uses |
|
South |
PD-58 for office and warehouse uses |
Office/Warehouse and Church Uses |
|
East |
PD-187 for Mixed Uses |
Prairie Paws pet adoption center |
|
West |
Light Industrial |
Vacant, undeveloped industrial property. |
PURPOSE OF REQUEST:
To expand PD-241 by incorporating the adjoining western 14 acres to accommodate an 188,000 square foot facility expansion.
The proposal has three companion cases:
- A site plan on the current agenda for the 44 acre industrial site, including the facility expansion and associated parking, landscaping improvements as well as infrastructure upgrades to accommodate the expansion.
- An amendment to the Master Transportation Plan to remove a section of an unbuilt, unnamed connector road across the northern part of the property. If built, the collector would ultimately connect the southern portion of Fall Drive (which is also currently unbuilt) and Great Southwest Parkway.
- A final plat which is currently under DRC review.
EXTERIOR ELEVATIONS:
The proposed exterior elevations are consistent with the original design elements of the facility, with primary materials as follows:
East elevation ---- Existing Concrete tilt-wall construction.
South elevation -New Concrete tilt-wall construction (with multiple dock-doors)
North elevation ---- Insulated metal panels (with multiple dock-doors)
West elevation ---- Insulated metal panels (replacing
The existing Planned Development-261 (PD-261) allows for the use insulated metal panels. With the proposed expansion of PD-261 to the adjoining 14 acre property, the applicant is proposing to retain this allowance for the building expansion.
LANDSCAPING:
The Unified Development Code (UDC), Article 8 requires Light Industrial uses to provide a minimum of 4% landscaping per site or provide a 30 foot landscaping buffer along adjoining rights of way. The applicant is providing the 30 foot landscaping buffer along Warrior Trail. The applicant is providing over 100 trees, including 24 street tress and several hundred shrubs to the site. In addition, the plan shows Red Oaks, Live Oaks, and Nellie R. Stevens Hollies placed within a 30 foot landscape buffer along the Warrior Trail frontage to provide additional screening of the new dock doors form the street.
SCREENING
In lieu of a masonry wall along the northern edge of the property, the applicant has preserved the rear 12.9 acres of the property in an 1163’ x 495’ foot artificial lot. The shortest distance from the northern property boundary to the back of the building is 773.68 feet and the closest distance to a drive aisle is 495’ feet. Additionally, the single-family zoned property to the north is designated as an HOA open space/drainage lot which provides an additional 225 feet of buffering from the residential uses to the north.
From Warrior Trail, the applicant is proposing a combination of a 30 foot landscaping buffer and a row of Nellie R. Stevens hollies to screen the proposed truck docks. Additionally, the docks will sit approximately 4-5 feet below street grade. A sidewalk and row of street trees will match the existing landscaping along Warrior Trail.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Light Industrial (LI) uses. This use is consistent with the FLUM designation.
The Master Thoroughfare Plan provides for an east-west collector linkage along the northern boundary of this site. The applicant has requested that the portion of the proposed road which runs through the property be removed. Staff supports this request, which is considered separately from this item under MTP171001.
REQUESTED APPEALS BY APPLICANT:
The applicant is requesting to use natural landscaping and buffering in lieu of a masonry screen on the northern property line, adjacent to single-family residential property (currently designated as an HOA open space lot.)
The existing Planned Development-241 allowed for Wholesale Food Production uses and for metal insulated panel exterior construction consistent with the originally approved Site Plan. The building’s expansion as proposed is compatible with and consistent with the original design.
REVISED BUILDING HEIGHT:
Following Planning and Zoning Commission recommendation on this item, the applicant approached staff with a request to construct the building addition to a height of 65 feet. This change is reflected on the elevations provided and the updated PD zoning standards provided as exhibits.
In reviewing the plans provided by the applicant, staff believes the added height will not substantially impact the surrounding properties. The nearest development or building is 500 feet away (the church on the south side of Warrior Trail) while the nearest residential development is approximately 1,300 feet away (the Silverado Springs subdivision to the north). The proposed building is set back approximately 200 feet from Warrior Trail.
With regard to building materials, staff recommends that the portion of the building addition which extends above the existing building roof line be clad in masonry or EIFS rather than insulated metal panel as shown.
RECOMMENDATION:
The DRC recommends approval of the proposed planned development amendment and site plan with the revisions as noted above.
P&Z Recommendation
At its October 2, 2017 meeting, the Planning and Zoning Commission voted 8-0 to recommend approval of the Rezoning and voted 8-0 to recommend approval of the Site Plan as proposed with a 50 foot maximum building height. The Planning and Zoning Commission has not considered the building as proposed with a 65 foot maximum building height.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE TRACTS 1B1 & 1D, 15.298 ACRES OUT OF THE JOSE A. GILL SURVEY, ABSTRACT NO. 567, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING ALL OF LOT 1, BLOCK A, ADVANTAGE COMMERCIAL PARK, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, 29.274 ACRES (TOTALING 44.572 ACRES) AND MORE FULLY DESCRIBED BELOW, FROM LI, LIGHT INDUSTRIAL DISTRICT AND PLANNED DEVELOPMENT-241 (PD-241) DISTRICT TO PLANNED DEVELOPMENT 241A (PD-241A) DISTRICT, FOR LIGHT INDUSTRIAL USES; SAID ZONING ORDINANCE AND MAP BEING ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
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 LI, Light Industrial District and Planned Development-241 (PD-241) District to Planned Development-241A (PD-241A) District for Light Industrial Uses; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 2, 2017, 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 to 0 to recommend to the City Council of Grand Prairie, Texas, that the hereinafter described property be rezoned from its classification of LI, Light Industrial District and Planned Development-241 (PD-241) District to Planned Development-241A (PD-241A) District for Light Industrial 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 o’clock P.M. on October 17, 2017, 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, changing the zoning from its classification of LI, Light Industrial District and Planned Development-241 (PD-241) District to Planned Development-241A (PD-241A) District for Light Industrial 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:
I.
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…”
Being passed and approved November 20, 1990, as amended, is hereby further amended so as to rezone the following described area from its classification of LI, Light Industrial District and Planned Development-241 (PD-241) District to Planned Development-241A (PD-241A) District for Light Industrial Uses;
Description of Land:
TRACTS 1B1 & 1D, 15.298 ACRES OUT OF THE JOSE A. GILL SURVEY, ABSTRACT NO. 567, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING ALL OF LOT 1, BLOCK A, ADVANTAGE COMMERCIAL PARK, CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, 29.274 ACRES (TOTALING 44.572 ACRES) AND AS DESCRIBED IN THE ATTACHED EXHIBIT A - LEGAL DESCRIPTION AND DEPICTED IN THE ATTACHED EXHIBIT B - ZONING EXHIBIT/SITE PLAN INCORPORATED HEREIN BY REFERENCE.
II.
PURPOSE AND INTENT
The intent of this planned development is to create a mixed use development that encourages and supports higher standards usually found in a master planned community. Standards on infrastructure, landscaping, and construction are intended to provide for the development of high quality residential development. The location and design of building areas shall conform to the attached zoning exhibit and conceptual building elevations, Exhibit C and Exhibit D incorporated herein by reference.
III.
DEVELOPMENT STANDARDS
A. APPLICABILITY
1. All development on land located within the boundaries of this Planned Development District shall adhere to the rules and regulations set forth in these Planned Development District Standards.
• Allowance for Wholesale Food Production Facility
• Use of insulated metal panels materials in lieu of required masonry exterior material construction consistent with the original construction’s design.
• Allowance to exceed the maximum fifty-foot (50’) height requirement up to sixty-five feet (65’) in the Light Industrial zoning district to accommodate the building expansion.
2. Except as provided, these Planned Development District Standards govern development within this Property. In the event of any conflict or inconsistency between these Planned Development District Standards and the applicable City regulations, the terms and provisions of these Planned Development District Standards shall control. In the event of any conflict or inconsistency between the text of the Planned Development District and the concept plan, the concept plan shall control.
B. GENERAL
Development of the subject property shall be in accordance with and conform to the City of Grand Prairie Unified Development Code (UDC) unless otherwise specified herein.
C. CONCEPTUAL PLAN
Development shall be in substantial conformance with the zoning exhibit and conceptual elevations contained in Exhibit C of this ordinance, as determined by the Planning Director or his designee.
Zoning Exhibit: means the geographic plan for the Property that establishes and delineates the boundaries as well as land use sub-districts for this Planned Development District.
IV.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
V.
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 17th day of October, 2017.
ORDINANCE NO. 10380-2017
PLANNED DEVELOPMENT NO. 241A
ZONING CASE NO. Z171003