Coppell CC 1B1-CS001221CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: COPPELL COMMERCE CENTER PHASE !
REPLAT and SITE PLAN AMENDMENT
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
December 21, 2000
January 9, 2001
Along the north side of Bums Street, between Freeport Parkway
and Hammond Street.
Approximately 19.386 acres of property.
CURRENT ZONING:
LI (Light Industrial).
REQUEST:
Replat and Site Plan amendment approval to consolidate the property
into one lot and to allow the development of an additional
office/warehouse building containing 76,797 square feet.
APPLICANT:
HISTORY:
TRANSPORTATION:
Owner:
KCD-TX II Coppell Investment
c/o Koll Corporate Development
8411 Preston Rd., Suite 700
Dallas, TX 75225
(214) 696-1700
(214) 373-3108 Fax
Architect:
Alliance Architects
1600 N. Collins, Suite 1000
Richardson, TX 75080
(972) 233-0400
(972) 233-2259 Fax
The subject site was originally platted as part of the Coppell
Commerce Center Phase I, containing a total of 32.34 acres. On
November 14, 2000, City Council approved a replat and site plan for
the subject site, allowing the applicant to subdivide the property into
two north/south blocks (Blocks 1 & 2) and to develop two
office/warehouse buildings, each containing 76,797 square feet, on
the southem portion of the site.
Freeport Parkway is a 4-1ane divided road in an 80'-wide fight-of-
way. Freeport Parkway is proposed to be expanded to a six-lane
roadway in a 110'-wide fight-of-way.
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SURROUNDING LAND USE & ZONING:
North- vacant; "LF' Light Industrial
South - vacant; "LI" Light Industrial
East - vacant; "LI" Light Industrial
West - Minyards Corporate Headquarters, "LI" Light Industrial
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
industrial/showroom uses.
DISCUSSION:
The applicant is again requesting to replat Blocks 1 & 2, Phase I Coppell
Commerce Center to consolidate the two north and south blocks into one
Block (Block IR), creating one lot containing 19.386 acres. As stated in the
above site history, the original request for site plan approval included only the
southern half of the site for the development of two buildings. The current
request for site plan approval includes the entire site to allow for the
development of an additional building on the northern half of the site,
proposing three 76,797 square foot buildings with accessory parking and
truck service areas. In order to clarify this request, the applicant has labeled
the previously approved southern portion of the site as Phase I and the
northern portion of the site as Phase II.
The site is designed so that the two southern buildings in Phase I face
outward and the more intense track court/service area is located between the
two buildings. The track court area is screened from the south and north sides
by four 8' high decorative walls, allowing this area to be exempt from the
landscape requirements. The northern building within Phase II will mirror
the adjacent building to the south, with the exception of the decorative screen
walls, as this track court will not be exempt from the landscape requirements.
The northeast quadrant of the site will remain as an open grass area unless a
demand for additional parking arises.
A detention basin will be located in the northeast comer of the site.
Numerous exishng trees are located along the northern property line. The
applicant has made an effort to preserve as many trees as possible and
therefore, no additional tree mitigation is required.
The applicant proposes a maximum of 54% office uses, with the remainder
of the buildings to be warehouse/distribution uses. While the plan indicates
that 523 parking spaces are provided, staff's calculation indicates that only
504 parking spaces are provided. The reduced level of parking will limit the
maximum percentage of office space to approximately 51% and not 54%.
The architecture of the proposed warehouse/office buildings will be two-
toned painted tilt wall structures (tan/beige) with clear glass windows and
silver/gray mullions. The main building entrances will be highlighted with a
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darker gray tilt wall, projecting approximately 5' beyond the roofline and will
feature architectural stone walls. This feature will give depth to the building
and break up the massing. Additional architectural features have been added
to the comers of the buildings at the request of the Planning & Zoning
Commission with they reviewed the original proposal.
Two 36-sq. fi. monument signs are requested to be located on Freeport
Parkway. One sign is proposed to be located at the second entrance into the
site and the other sign is proposed to be placed at the intersection of Freeport
Parkway and Burns Street. While the subject site complies with the
necessary size and frontage requirements to locate two monument signs on
site, no more than one sign may be placed on each street. Staff has included a
condition requiring the applicant to revise the placement of the proposed
monument signs. As shown on the submitted elevations, the applicant has
indicated proposed areas for possible future attached signs. These outlined
areas are in compliance with the sign regulations and will allow for
individual tenants to obtain signage as they occupy the buildings.
Alternative Layout
The applicant has again shown an alternative parking layout on the site plan
that allows the flexibility to provide up to 100% office area based on specific
tenant needs. In this case, all track courts would be converted to passenger
vehicle parking areas and the open grass area in the northeast comer of the
site would become passenger vehicle parking. An alternative site plan layout
sheet is provided; however, there are some inconsistencies among plan sheets
and additional information is required for staff to confirm that the alternative
parking areas will comply with City regulations. According to staff
calculations, the alternate parking layout will provide the necessary level of
parking to sustain 100% office, but inaccuracies must be addressed. Staff has
included several conditions related to the inconsistencies
The alternative layout provides eight required loading areas for Phase I, but
does not provide the required four loading areas necessary to serve the 76,797
square foot building in Phase II. Staff has included a condition requiting the
applicant to provide the required four loading areas for Phase Il. Staff
believes this change can be made without significantly decreasing the
provided parking. Additionally, the altemate parking layout for Phase Il does
not comply with the interior landscape requirements; two trees must be
provided per landscape island serving a double row of parking. Staff has
included a condition addressing this deficiency.
Further, the Alternate Parking Layout for Phase I does not show the 8' high
decorative walls that are indicated on the first site plan. While the interior
court on the Alternate Plan does not contain the extensive service/loading
area as shown on the site plan, these eight (8)-loading areas must also be
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screened from view. The 8' high decorative walls must either be shown on
the alternate plan or berming and substantial landscaping must be provided to
adequately screen this area from view and City Council must approve a living
screen in lieu of a solid screen wall. Staff recommends that the solid screen
wall remain at this location as originally shown on the plan.
Landscaping
All perimeter, interior, and non-vehicular landscape requirements appear to
have been met. The applicant has revised the landscape plan to provide
additional trees along the 3' high berm screening the track court of the
northern building (Phase II).
Review of the landscape plan has also revealed that some landscape islands
within Phase I1 do not meet the minimum width or total square footage
required by the zoning ordinance. Staff has recommended that all landscape
islands comply with Section 34-1-8 03.3) of the zoning ordinance.
Replat
As previously mentioned, the proposed replat will now consolidate the two
north/south blocks into one lot. The replat clearly indicates the 24-foot wide
fire lane easements surrounding all three proposed buildings. At the request
of staff, the applicant has indicated the dedication of 15' of property for
Freeport Parkway right-of-way. Some minor changes must be made to the
plat prior to recordation; these changes are noted below as conditions.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the site plan amendment and replat, subject to the
following conditions:
SITE PLAN CONDITIONS:
1. Remedy inconsistencies between acreage on site plan and replat; the site plan
indicates the property area as 18.825 acres and the replat indicates the property
area as 18.918.
2. Remedy inconsistencies between site area on site plan and landscape sheets; the
site area is shown to be 820,040 and 820,025.
3. Revise total number of parking spaces provided on site plan layout to read 504
parking spaces and remove note "Does include alternate parking layouts".
4. The standard site plan layout shall be limited to a level of office uses
(approximately 51%) that can be supported by the proposed level of parking
(approximately 504 spaces). Office uses beyond 51% will require the applicant to
construct the alternate parking area.
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10.
11.
12.
13.
14.
Indicate number of parking spaces per row on alternate site plan layout for both
Phases I & II.
Revise parking calculations for alternate site plan layout. While the level of
parking is in compliance, the amount actually provided is well below 1,033 as
noted by the applicant.
Comply with Section 31-3(Off-Street Loading) of the zoning ordinance, one
loading space shall be provided per 20,000 square feet of space, requiring 4
loading spaces for the north building (Phase II).
Comply with Section 29-4 (C) ii, limiting the placement of monument signs to
one sign per street frontage.
Revise placement of three Bald Cypress trees proposed to be located adjacent to
the Hammond Street cul-de-sac and spaced similar to other perimeter
landscaping.
Substitute Dwarf Burford Holly for Dwarf Wax Myrtle within Phase I.
Comply with Section 34-1-8 (B) and provide one tree per parking row; a
landscape island serving a double row of parking requires two trees (Alternate
Landscape Phase II).
Provide 8' high decorative walls in front of the loading areas on the alternate
parking layout for Phase I. If the applicant wishes not to provide the 8' high
walls, this parking area can not be exempt from the landscape requirements and
the applicant shall provide a landscape plan in compliance with Section 34-1-8
(B) of the zoning ordinance.
Comply with Section 34-1-8 (B.3) planting islands shall have a minimum area of
one hundred (150) square feet and a minimum width of nine (9) feet (Phase II).
Revise Phase II Landscape Tabulations to indicate the type and number of trees to
be installed in conjunction with the alternate parking layout.
REPLAT CONDITIONS:
1. The applicant shall abandon both existing 10' drainage and utility easements in
conjunction with this plat.
2. Revise label on both 20' x 20' waterline easements to read Water Utility
Easement.
3. The applicant shall work with TXU Electric and Gas to obtain the necessary
easements along Bums and Hammond Streets and for the location of the proposed
switchgear.
4. Revise all dates noted on the replat to indicate the year 2001.
ALTERNATIVES: 1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Replat
2) Site Plan Layout
3) Alternate Site Plan Layout
4) Exterior Elevations
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5)
6)
7)
8)
9)
Phase I Landscape Plan
Phase I Landscape Details
Phase II Landscape Plan
Phase II Landscape Details
Existing Tree Chart
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