From
Chris Hartmann
Title
S171003 - Site Plan - Fresh Express (City Council District 2). A Site Plan for a 187,000 square foot industrial building. The 44.52 acre property is located north of Warrior Trail and approximately 645 feet east of S. Great Southwest Parkway. The property is zoned Planned Development district (PD-241) and LI, Light Industrial district. 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 City 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.