Title
Ordinance - Public Hearing Continuation and Second and Final Reading of an Ordinance Approving a Change of Zoning from C-2, Community Business District, and 2F, Two-Family Residential District, to PD, Planned Development District, for Warehouse/Distribution Uses on Approximately 19.99 Acres out of the F.B. Waddell Survey, Abstract No. 1658, Tarrant County, TX, Located on the South Side of Mouser Way, Approximately 2,000 Feet East of FM 157 and Approximately 1,550 Feet West of U.S. 287; Gary Riner of FRS Design Group, Inc. (Architect) and Bill Baird of Baird, Hampton & Brown, Inc. (Engineer) on Behalf of Pete Shopp of Mouser Electronics, Inc. (Owner/Developer) (ZC#21-017)
Requested Action
To consider the subject zoning change request.
Recommendation
1st Reading
The City Council held a public hearing and first reading on January 10, 2022 and voted 7-0 to approve. There was discussion regarding buffering from residential areas, projected volume and distribution of truck traffic, purpose of expansion, hours of operation, potential improvements to the intersection of US 287 and Mouser Way, and the pedestrian bridge connecting the two buildings. The applicant has not made any changes to the plans.
Planning and Zoning Commission Recommendation
The Planning and Zoning Commission held a public hearing on Monday, December 6, 2021 and voted 7-0 to recommend approval with the condition that: (1) a study be conducted relating to the possible extension of the right-turn lane from southbound U.S. 287 to westbound Mouser Way; and (2) the applicant consider increasing the vertical clearance of the pedestrian bridge from 16’ to 19.5’. There was also discussion about traffic circulation, traffic studies, sidewalks, underground detention, economic impact, business operations and employee shifts, and the anticipated development schedule.
Staff Recommendation
Staff recommends approval.
Description/History
Existing Use: Vacant land with storage barn
Existing Zoning: C-2, Community Business District and 2F, Two-Family Residential District
Land Use Plan: Sub-Area 3
Surrounding Land Use & Zoning:
North - Mouser Way; vacant land (PD, Planned Development District) across the street
South - Single-family residential (SF-7.5/12, Single-Family Residential District and PD, Planned Development District)
East - Vacant land with drill site (SF-12/22, Single-Family Residential District)
West - Warehouse/distribution/office (PD, Planned Development District) and single-family residential (SF-7.5/12, Single-Family Residential District)
Thoroughfare Plan Specification:
Mouser Way - major collector (four-lane undivided)
Synopsis
The requested PD, Planned Development District zoning designation is to accommodate the expansion of the adjacent Mouser Electronics facility. The plans adhere to the typical requirements for commercial and light industrial land uses, are compatible with surrounding properties, and are consistent with the Land Use Plan.
Staff Analysis
The subject property consists of 19.99 acres of mostly vacant land with a storage barn. The applicant is requesting to rezone the property from C-2, Community Business District, and 2F, Two-Family Residential District, to PD, Planned Development District, for warehouse/distribution uses to accommodate the expansion of the adjacent Mouser Electronics headquarters facility.
Development Plan
The proposed Development Plan will include one single-story 413,780 sq. ft. warehouse/distribution building as part of the initial phase. A future second phase (approximately 4-5 years after Phase 1) will add 188,487 sq. ft. of building area. The new building will be connected to the existing facility to the west via an overhead pedestrian bridge. When combined with the existing building, the facility will include over 1.2 million square feet of warehouse space and 131,305 sq. ft. of office space. The new building will be located at least 100 to approximately 200 feet from existing single-family residential properties in compliance with the residential proximity requirements. Receiving docks will be located on the east and south sides of the building and electrical yards will be located on the northeast and southwest corners of the new building. Trash compactors will also be located in the truck dock area. All equipment will be screened in accordance with the Code of Ordinances.
A new parking lot will be located on the north side of the building and will connect to the existing parking lots to the west. Also, 626 new parking spaces will be provided with this expansion. When combined with the existing parking areas, a total of 1,841 parking spaces will be provided, which exceeds the 932 spaces that are required for the combination of uses and total building area.
Access and Circulation
Access to the new facility will utilize the four existing access points along Mouser Way and the three existing access points on North Main Street; access to the facility will remain gated. Full circulation will be provided around the new building, including an access drive that will run between the existing building and the new building underneath the pedestrian bridge (which will have 19.5 feet of vertical clearance to meet Fire Department and TXDOT requirements). To accommodate pedestrians, the sidewalk along Mouser Way will be extended along the frontage of the development.
Elevations and Perspectives
Elevations have been provided for the new building, which show concrete tilt wall panels to match the existing building. In addition, to match the existing building, projection elements with windows will be provided at regular intervals along the north elevation (facing Mouser Way), as well as vertical banding accents painted to match the existing accents. The pedestrian bridge will include a steel structure with metal panels to match the concrete panels. The truck dock area will include a screening wall to screen the docks and equipment yard from Mouser Way.
Landscaping and Screening
Landscaping and screening will be provided as shown on the Landscape Plan. In accordance with those requirements, a 20 foot landscape setback will be provided along Mouser Way with live oak trees planted at 40 foot intervals; a six (6) foot tall ornamental metal fence matching the existing fence will provide additional screening. A mix of live oak and red oak trees will be provided in landscape buffers along the south side of the property (adjacent to the single-family residential development). In addition, an eight (8) foot tall screening wall will be provided adjacent to the existing single-family homes. Along the east property line, live oak trees will be planted at 25 foot intervals. The applicant notes that Mouser is in the process of acquiring the property to the east for future expansion. If the acquisition does not take place and the property remains residentially zoned, the applicant has noted that a screening wall will be provided in accordance with Section 155.092 of the Code of Ordinances. Trees will also be provided throughout the parking lot and at the entrance to the building, which will also including a patio area.
Signage
The applicant has noted on the Development Plan that all signage will follow the typical standards applicable to C-2, Community Business District.
Land Use Plan
The subject property is located in Sub-Area 3 of the City’s Official Land Use Plan. The Plan encourages the expansion of industrial uses in areas already zoned for such and notes that there are some pockets of residentially zoned land that are inconsistent with existing land use patterns, such as the land east of Mouser extending out to U.S. Highway 287 (which includes the subject property). In addition, the Plan recommends that developers provide the proper buffering adjacent to existing single-family uses.
Summary
The proposed plan will provide for the expansion of the existing Mouser Electronics Headquarters, providing an additional 600,000 sq. ft. of warehouse/distribution space, receiving docks, over 600 new parking spaces, new drive aisles around the building, the extension of the sidewalk along Mouser Way, and landscaping and screening that adhere to the City’s requirements and buffer and screen the property from surrounding properties and streets. The new building will provide concrete tilt wall panels with projection features to match the existing building, receiving docks that are screened from view, and a pedestrian bridge to connect the new building to the existing building. Any new signage will comply with the typical requirements for C-2, Community Business District.
Prepared By:
Andrew Bogda, Planner
(817) 276-4287