From
Chris Hartmann
Title
S190606 - Site Plan - IH-30 MacArthur Warehouse (TCC MacArthur Addition, Blk 1, Lt 1) (City Council District 1). Site plan request for proposed two-story, 376,000 sq. ft. office/showroom warehouse facility on 22.42 acres, situated in the Milton H. Graham Survey, Abstract No. 507 and Joseph Graham Survey, Abstract No. 506, City of Grand Prairie, Texas, Dallas County located northwest of Interstate Highway 30 WB Service Road and MacArthur Blvd. The property is zoned Light Industrial (LI) District and is located within the IH-30 Overlay Corridor District. The agent is Dennis Chovan, Half Associates, Inc. The applicant is Jake Marks, Trammell Crow Company, and the owner is G L Harris. (On July 1, 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, 383,000 sq. ft. office/warehouse-logistics facility. The 22.45-acre property is zoned Light Industrial (LI) District and is situated in the Milton H. Graham Survey, Abstract No. 507 and Joseph Graham Survey, Abstract No. 506 City of Grand Prairie, Dallas County, Texas. The current address is 1011 MacArthur Boulevard.
ADJACENT ZONING AND LAND USES:
|
Direction |
Zoning |
Existing Land Use |
|
North |
Light Industrial (LI) District |
Trinity River (West Fork) |
|
South |
SF-4 & Planned Development-41 |
TXDPS License Center |
|
East |
Light Industrial (LI) District |
Undeveloped |
|
West |
Light Industrial (LI) District |
Trinity River (West Fork) |
PURPOSE OF REQUEST:
Historically, properties west of MacArthur Boulevard and north of Interstate Highway- 30 is primarily located in the 100-year flood plain. The applicant/owner has reclaimed approximately 13.5-acres south of the Trinity River (West Fork) floodway for industrial development purposes. The applicant proposes to develop a 383, 000 sq. ft. Warehouse/ Distribution/Logistical Building on the referenced site. Warehouse developments exceeding 20,000 sq. ft. shall comply with the Unified Development Code (UDC) Appendix X. The purpose of site plan review and approval is to assure compliance with the adopted standards.
Lot & Dimensional Standards:
As proposed, the development meets or exceeds all minimum lot & dimensional standards.
|
Ordinance Provision LI Standards |
Proposed |
Meets? |
|
|
Min. Lot Size |
15,000 sq. ft. |
22.45 acres (975,335.ft.) |
Yes |
|
Min. Lot Width |
100 ft. |
Approx. 1098 ft. |
Yes |
|
Min. Lot Depth |
150 ft. |
Approx. 711 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
150 ft. |
Yes |
|
Internal Side Yard |
35 ft. |
N/A |
Yes |
|
Rear Yard Setback |
0 ft. |
N/A |
Yes |
|
Bldg. Separation |
25 |
N/A |
N/A |
|
Bldg. Height |
50 ft. |
43 ft. to top plate |
Yes |
|
Bldg. Coverage |
1:1 Floor Area Ratio |
0.04:1 % |
Yes |
|
Paving Type |
Concrete or Equivalent |
Concrete Panels |
Yes |
PROPOSED CHARACTERISTICS AND FUNCTION:
The proposed use is for the two-story, 383,000 sq. ft. (speculative) warehouse/distribution facility. To date, the number of proposed tenants has not been determined.
The orientation and design of the building is placed parallel to westbound IH-30 Service Roads, providing primary access to the site via two commercial driveways located on the eastern and mid-section of the property. A secondary commercial drive is provided on the westernmost portion of the property, serving as a fire lane and truck egress onto westbound I-30 Service Road. Approximately 70 overhead truck dock are located on the north side of the building and the designated truck-trailer parking shall be immediately north of the docks.
PARKING:
Parking requirements are based on the use of the facility. Customer and employee parking requirements for warehouse/distribution center uses are calculated (25.000 sq. ft. or greater =20 spaces plus One per 5,000 sq. ft.). Therefore, 20 + (383,000/5000) 77= 97 required. The applicant provides 190 spaces including 8 accessible spaces. Future truck-trailer spaces are located on the northern section of the property and future employee spaces are designated on the western side 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
• 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 length.
• 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.
The applicant proposes using a concrete tilt-wall panel as primary and secondary exterior materials. The south façade (facing I-30) consist of combination prefinished architectural concrete tilt-wall panels, with alternated color and textured form-panels. This front elevation provides four (4) entry components with overhead aluminum canopy features. In compliance with the Appendix X’s horizontal and vertical articulation requirements, the exterior construction offers a simulated stone pattern complimented with alternating (shades) colors. The design conforms to minimum 30% window requirement along the primary & secondary exterior 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 Tree Preservation:
The proposed site exceeds the minimum landscaping (10%) requirements for Section 5, Appendix X Industrial Developments. The site provides 27% (295,293 sq.ft.) of landscaping. The proposed landscape plan exceeds minimum tree requirement (48 trees provided), ground cover and shrubbery throughout the development. In addition to the minimum 36” berm along the front (south) elevation, a combination of living screen with trees spaces 30’-60’ on-center and groupings emphasized at commercial entry points. The applicant has submitted a tree survey/tree preservation plan seeking incentives as offered to a relaxation in the exterior façade requirement utilizing tree credits, identifying 60 trees exceeding 6” caliper or greater. Furthermore, the applicant proposes a (5’) five-foot wide decomposed granite pedestrian trail constructed along the western and northwestern portion of the site, providing benches and seating areas leading to the undisturbed tree canopy near the Trinity.
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 northwestern (rear) section of the building. The enclosure shall conform to city standards.
CONFORMANCE WITH APPENDIX X, LIGHT INDUSTRIAL DEVELOPMENT STANDARDS:
The proposal for a two-story 383,000 sq. ft. warehouse/distribution facility generally conforms to the recently adopted requirements. Adequate and safe access and parking is being provided. The site generally conforms to Appendix X’s building design in offering alternating materials and design including horizontal & vertical articulations. In addition, the design provides for the minimum 30% window standard and provides for attractive and inviting employee and visitor entry features. Just as important, the design offers preservation areas abutting the site to remain in its natural state by preserving dozens of large 40”-50’ caliper trees. Included in the preservation area will be a decomposed granite walking trail leading to natural open space and tree canopies with planned benches and seating areas.
EXCEPTIONS REQUESTED & INCENTIVES APPLIED:
The applicant is requesting relaxation to the building design be waived based on tree preservation incentives and tree credits offered. The applicant is seeking:
• Two items be waived (Front Façade) in Section 4.2 for every 25 trees measures 6” caliper or greater.
• One item be waived (Secondary) in Section 4.4 for every 10 trees measuring 6” caliper or greater.
RECOMMENDATION:
Development Review Committee recommends approval of the request subject to:
• Engineering acceptance of final drainage design in compliance with local, federal and state regulations regarding the flood plain and wetland areas.
Planning and Zoning Commission recommends approval by vote of 7-0.