From
Chris Hartmann
Title
S170101 - Site Plan - MacArthur Crossing (City Council District 5). A request to approve a site plan for two office /warehouse buildings (Lot 1: 624,284 sf office/warehouse on one lot on 14.33 acres; Lot 2: 861,071 sf office/warehouse on 19.77 acres). The 34.10-acre property, is generally located at the southeast corner of Gifford Street and Bagdad Road (approximately 250' south of I-30 Service Road). The property is zoned Planned Development-41 (PD-41) District intended for Light Industrial uses. The property lies within the Interstate 30 (IH-30) Overlay Corridor District. The owner is William Mundinger, III, Chi/Acquisitions, LLC. (On January 9, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Executive Director Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
Request to approve a site plan to construct and operate two office/warehouse buildings on two lots. The vacant 34.10-acre property; is generally located at the southeast corner Gifford Street and Bagdad Road. Lot 1 proposes an 187,520 sf building on 14.33 acres; Lot 2 proposes a 322,215 sf building on 19.77 acres. The property is zoned Planned Development 41 (PD-41) designated for Light Industrial uses and is within the Interstate Highway 30 (IH-30) Overlay Corridor District and is in City Council District 5.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Planned Development 41 (PD-41) designated for Light Industrial (LI) Uses within IH-30 Corridor Overlay District |
Undeveloped |
|
South |
Planned Development 41 (PD-41) designated for Light Industrial (LI) Uses within IH-30 Corridor Overlay District |
Garcia Elementary School & Shotwell Community Center |
|
East |
Single Family Residential 4 (SF-4) District |
Burbank Gardens Single Family Detached Residential Neighborhood |
|
West |
Planned Development 41 (PD-41) designated for Light Industrial (LI) Uses within IH-30 Corridor Overlay District |
Undeveloped |
PURPOSE OF THE REQUEST:
The applicant proposes to construct two office/warehouse facilities on two non-residential lots. The 34.10 acre property is generally located south of Gifford Street and to the east of Bagdad Road. Lot 1 proposes an 187,520 sf building on 14.33 acres and Lot 2 proposes a 322,215 sf building on 19.77 acres.
PROPOSED USE AND FUNCTION:
The 187,520 sf office/warehouse facility on Lot 1 is orientated in an east-west fashion with truck loading area facing north. The primary access will be Gifford Street (Arterial) with no driveway access from Bagdad Road. Orientation and design of the proposed 322,215 sf office/warehouse on Lot 2 is laid out in a north-south manner with truck loading area facing east and west. Lot 2 provides for a solid six-foot (6’) masonry wall along the eastern property line, adjacent to the existing Burbank Gardens residential neighborhood. The distance from the property line and building is 230’. Primary access to this site shall be 40’ wide commercial drive via Gifford Street with no proposed truck traffic thru residential neighborhood.
As stated in the applicant’s Operational Plan; both buildings are speculative developments and at this time and future tenants have yet to be determined. However, future tenants must adhere to the City’s UDC including provisions of PD-41, I-30 Overlay Corridor District and specifically Environmental Regulations as related to noise and other possible spillover impacts to adjacent residential neighborhoods.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan designates this area for Open Space/Drainage uses. Although a light industrial use is inconsistent with this area of the map; periodic updates to the FLUM will occur to correct those inconsistencies.
ZONING REQUIREMENTS:
PD-41 was established dating back to the 1950s. PD-41 allows for light industrial related uses and office/warehouse uses are allowed by-right. In addition to compliance with LI district standards; PD-41 additional conditions include:
• Maximum Height regulations of no hazard to air navigation per FAA.
• Screening requirement along the western edge of the property.
• Minimum building setback within 100 feet or west property line shall exceed 1-story in height.
The proposed plan submitted generally complies with all UDC, I-30 Overlay Corridor District and PD-41 requirements.
LI District Density & Dimensional Standards:
|
Standard |
Required |
Provided Lot 1 |
Provided Lot 2 |
Meets |
|
Minimum Lot Area |
15,000 s.f. |
624,284 s.f. |
861,071 |
Yes |
|
Minimum Width |
100 ft. |
1,107 ft. |
848 ft. |
Yes |
|
Minimum Depth |
150 ft. |
540 ft. |
1,019 ft. |
Yes |
|
Front Yard |
25 ft. |
50+ ft. |
50+ |
Yes |
|
Rear Yard |
0 |
100 ft. |
138 ft. |
Yes |
|
Side Yard |
25 ft. |
288 ft. |
230 ft. |
Yes |
|
Maximum Height |
50 ft. |
42.5 ft. |
42.5 |
Yes |
|
Maximum F.A.R. |
1:1 |
0.30:1 |
0.374 |
Yes |
Parking & Access Standards:
|
Lot 1 Area |
Parking Rate |
Required |
Provided |
Meets |
|
9,376 s.f. |
Warehouse = 1 sp/5,000 s.f. plus 20 |
57 |
59 |
Yes |
|
178,144 s.f. |
Office = 1 sp/1000 s.f. |
29 |
29 |
Yes |
|
Lot 2 2 Area |
Parking Rate |
Required |
Provided |
Meets |
|
306,105 s.f. |
Warehouse = 1 sp/5,000 s.f. plus 20 |
82 |
131 |
Yes |
|
16,110 s.f. |
Office = 1 sp/1000 s.f. |
50 |
50 |
Yes |
Primary access for both developments shall be provided to the facilities from four (4) commercial driveways off Gifford Street (5-Lane, Undivided Arterial). Designated signage shall be installed restricting commercial truck traffic along Bagdad Road.
Elevation & Building Materials Requirement:
As provided on the proposed building elevations, the proposed facility shall be constructed as tilt-wall construction complying with 100% masonry requirement utilizing 25% stone veneer throughout. The articulation shall include thin stone veneer and contrasting painted concrete tilt-wall. Additional features include aluminum storefront and painted steel storefront along the corners of the structure. Required wing walls shall be constructed for loading area screening, ranging from 40’to 50’. Each lot shall have a standard masonry trash enclosure to match the buildings.
Landscaping and Screening:
As proposed the landscaping plan exceeds the minimum 4% requirement by providing 17.8% of the site for irrigated landscaping. The plan provides for nearly 70 street trees, 34 parking lots trees and dozens of Needlepoint Holly, headlight screening (parking area) shrubs (36”Height @ 3’ O.C). The loading area for Lot 1 shall be screened by minimum 3’ sloping berms and combination living screen of Needlepoint Holly, Eastern Red Cedar and Crepe Myrtle trees. A solid 6’ masonry wall shall be constructed along the entire eastern property boundary of Lot 2. In addition to a 50’ landscaped buffer consisting of shrubbery and trees.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Brent O’Neal (972) 237-8141
M. 1. Valley storage must be maintained. Water surface elevations cannot increase. How does the applicant plan to address these requirements?
M. 2. Add the lowest floor elevation for each lot.
M. 3. For future reference, any improvements on this property may require a floodplain development and a Trinity River Corridor Development Certificate (CDC) or a LOMR-F as required by Floodplain and Engineering.
Note to applicant: Some comments below may not pertain to your development. Contact the Development Coordinator for clarification.
Approval of a project by the Planning and Zoning board, and/or City Council, does not release the Building Inspections Permit or Public Works Permit for construction.
It is the developer’s responsibility to confirm with the Planning Department if the property is to be (re-platted, preliminary, and/or final) platted.
It is the developer’s responsibility to submit all required escrow funds for third party drainage review for public improvements prior to construction plan submittal.
It is the developer’s responsibility to confirm the submittal of plans for review to the Engineering Division.
It is the developer’s responsibility to submit all required escrow funds for third party geotechnical and material testing for public improvements that are to be dedicated to the City prior to release of the construction permit.
It is the developer’s responsibility to submit all required information to establish a pro-rata for water or wastewater prior to release of the construction permit.
Final engineering plans released for construction are required prior to the recording of the final plat.
It is the developer’s responsibility to submit any required escrow funds for streets or sidewalks.
A preliminary drainage plan that meets City Code may be required. The plan shall address possible need for detention and provide preliminary storm drain layout and sizing for all lots.
Contractor/Owner shall not alter, impede, or redirect the surface flow of storm water runoff per State requirements and shall control erosion on the site per federal, state, and local requirements. Grading, drainage, and erosion control plans, released for construction are required prior to filing the final plat. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information. Proposed storm drain hydraulics shall tie to existing downstream storm drain hydraulics. Where applicable, drainage from the site shall discharge into a drainage easement and shall convey flow to a stream without causing erosion or flooding. The 100-year overflow shall be conveyed in a drainage easement.
Delineate the fully developed floodplain on plats and drainage plans with flood elevations and minimum finished floor elevations for structures. Floodplains and/or maximum water surface elevation for bodies of water shall be dedicated as drainage right-of-way (ROW) or in a drainage easement upon the plat. Drainage ROW shall be dedicated fee simple to the City of Grand Prairie. Also provide cross sections showing that limits of drainage easement have a maximum 4:1 slope from the streambed. Proposed slopes greater than 4:1 must be supported by an engineered design and will be reviewed on a case-by-case basis by the Engineering Department. Any work within floodplain will require Floodplain Development Permit and, if applicable, FEMA approval.
Delineate any erosion hazard setback upon the plat.
Any future improvements may require investigation of the adequacy of the downstream drainage system to convey increased flows. Construction plans for downstream improvements shall be required if the downstream system is not adequate to convey the increased flows. Proposed flows shall be within drainage easements or ROW’s with no erosive velocities. This may require detention or additional detention or other improvements.
Add a note to preliminary plats:
The subject property is (or, is not) located within the 100 year floodplain per FIRM Panel # _________________, dated _____________________.
Where applicable and prior to construction, submit certification by a professional that site does not have wetlands and other waters of the United States, an investigation showing that site development will not impact wetlands and other waters of the United States, or a permit for proposed activities in wetlands and other waters of the United States. Wetlands and other waters of the United States are as defined in Section 404 of the Clean Water Act. All delineation’s shall certify that they were conducted per U.S. Army Corps of Engineers’ requirements. An agreement stipulating that the owner is responsible for maintenance of any wetland mitigation areas is required prior to construction.
Specify on plat that streams are to remain natural and maintenance of ponds and streams are solely the responsibility of the property owner or Home Owners Association (HOA).
Off-site detention ponds and appurtenances shall be within a drainage easement. A maintenance agreement shall be filed as separate instrument. The property owner or HOA shall be responsible for maintenance.
Owners or contractors must file a Notice of Intent (NOI) with the United States Environmental Protection Agency (USEPA) for storm water (general) management permits before beginning site work on any tract which involves five (5) acres or more, or on any lot which is a portion of a tract which involves five (5) acres or more. Contractors must have submitted a NOI to the USEPA, with copies to the City's Environmental Services Department, at least two (2) days in advance of the start of the project. Contact the stormwater management office of the USEPA at (214) 665-7175 and the City of Grand Prairie Environmental Services Department at (972) 237-8055.
A plan which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055.
Provide statement on the plat for perpetual maintenance agreement for any existing ponds.
Specify minimum finished floor elevations on the preliminary plat for lots adjacent to the floodway.
Every source or potential source of contamination which is connected to (or has the capacity to cause a threat to) any public water supply within the City that is present in any commercial establishment must be equipped with protection that is required under the provisions of City Code Chapter 13 Article X. Any devices required must be shown on all plans submitted for review by the City. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055 to schedule inspections of any new or relocated cross-connection control devices.
The Environmental Services Department will require that a sample point be installed on the sanitary sewer line for commercial developments. The location and a drawing of the sample point must be shown on the plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055. [City code 26-53]
The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
Impact fees for water and wastewater are set by ordinance and cannot be waived by staff. Pro-rata charges, impact fees, tap fees, and meter fees will be due prior to issuance of building permit.
All required escrow funds for public improvements shall be submitted by the developer. Most escrow funds are required to be in place prior to construction plan submittal.
Provide lighting plans for lights being installed within residential subdivisions and lights installed along the right-of-way of perimeter streets.
Plans for retaining walls (over 4’ tall) and screening walls shall be site specific, prepared by an engineer licensed in the State of Texas, and submitted with construction plans.
The design engineer shall obtain approval from the Trinity River Authority for sewer connection to TRA lines and for any utilities crossing TRA lines.
The design engineer shall obtain approval from the Corp of Engineers for utilities that cross or run through Corp property.
Extension of water and sewer facilities that are needed to serve the development will be at the developer/owners expense.
The owner/developer shall make request for City participation in construction or funding of public infrastructure prior to the approval of final plat.
Provide water and sewer plans for new lots and a lot grading plan that meets current standards of the UDC.
All utility easements along street rights-of-way to be shown as 15’ wide utility easements and show 7.5 foot utility easements along the rear of all lots. Side and rear lot easements may be modified or omitted upon request and if accepted by the Planning and Development Division. The design engineer and developer shall coordinate the proposed easements with franchise utilities and the City prior the submitting the final plat.
Offsite easements are required to be dedicated by separate instrument. The design engineer and developer shall coordinate the recordation of offsite easements with the City Right-of-way Agent. Documents for offsite easements shall be submitted with the civil design package to the Engineering Division and shall be deemed ready for recordation by the City Right-of-way Agent prior the filing the final plat and/or release of the plans for construction.
No signs or roof overhang are permitted to encroach in any easement per the UDC.
Lots with screening walls shall have a 5’ wall easement adjacent to the property line and an adjacent 10’ minimum utility easement. To avoid conflicts, these easements shall not overlap.
Dedication of right-of-way along street frontage shall be per the City of Grand Prairie Thoroughfare Plan. Dedication of corner clips at all street intersections shall be per the Transportation Division.
The design engineer shall be responsible for coordination and obtain all permits for access to, and construction within TxDOT right-of-way.
RECOMMENDATION:
The Development Review Committee recommends approval.
The Planning & Zoning Commission approved this request by a vote of 9-0.