Coppell CC 1B1-CS001019CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: COPPELL COMMERCE CENTER PHASE 1
REPLAT and SITE PLAN
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
October 19, 2000
November 14, 2000
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 approval for two 76,797 square foot
office/warehouse buildings.
APPLICANT:
Owner:
Crescent Real Estate Equities
777 Main Street, Suite 2100
Fort Worth, TX 76102
(817) 321-4196
Engineer:
Glenn Engineering Corp
100 Decker Court, Suite 250
Irving, TX 75062
(972) 717-5151
HISTORY:
The subject site was originally platted as part of the Coppell
Commerce Center Phase I, containing a total of 32.34 acres.
TRANSPORTATION:
Freeport Parkway is a 4-lane divided road in an 80'-wide right-of-
way. Freeport Parkway is proposed to be expanded to a six-lane
roadway in a 110'-wide right-of-my.
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SURROUNDING LAND USE & ZONING:
North- vacant; "LI" 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 requesting to replat Blocks 1 & 2, Phase I Coppell
Commerce Center, subdividing the 19.386 acres of property into two north
and south blocks, rather than two east and west blocks as presently exists.
The current request for site plan approval includes the southem half of the
site, which contains 9.623 acres. The applicant is proposing to develop two-
76,797 square foot buildings with accessory parking and track service areas
on Block 1.
The applicant proposes a 50/50 mix of office and warehouse uses within the
two buildings, providing a total of 346 parking spaces. The site is designed
so that both buildings face outward and the more intense track court/service
area is located between the two buildings. The truck court area consists of 22
dock doors and 94-passenger vehicle parking spaces. The truck 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. Staff is
concerned with regards to visibility for each row of parking directly
perpendicular to the 8' high decorative walls. To ensure safe vehicle
maneuvering, staff has included a condition requesting that the applicant
confirm adequate visibility for vehicles backing out of this row of parking.
The architecture of the proposed warehouse/office buildings will be two-
toned painted tilt wall structures (mn/beige) with clear glass windows and
silver/gray mullions. The main building entrances will be highlighted with a
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.
A 36-sq. t~. monument sign is requested to be located at the comer of
Freeport Parkway and Bums Street. As currently proposed, the sign exceeds
the maximum 6' height requirement; staff has recommended that the sign be
lowered. 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.
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Alternative Layout
The applicant has shown an alternative parking layout on the site plan that
allows for the flexibility to provide an increased level of office area and a
decreased level of warehouse area based on specific tenant needs. However,
the parking requirement can not be met as currently shown. The applicant
proposes to provide only 418 parking spaces, when 441 parking spaces are
required. The alternative layout will be limited to the percentage of office
space that can be sustained by the 418 spaces. Staff calculates that a
maximum of 73% of the building area may be office uses, with the remaining
27% as warehouse uses. Staff has included a condition to limit the office
area for the two buildings.
Additionally, the altemative layout provides eight required loading areas.
However, these loading areas appear to be unusable as currently designed.
Staff does not support this design, as it does not appear to be functional. As a
result, staff has requested that the applicant provide documentation to
confirm that track maneuvering is possible within the loading area or revise
the plan to accommodate the required loading spaces. Further, the Alternate
Parking Layout does not show the 8' high decorative walls that are indicated
on the first site plan. While the interior court on the Altemate Plan does not
contain the extensive service/loading area as shown on the site plan, these
eight (8)-loading areas must also be 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.
Landscaping
All perimeter, interior, and non-vehicular landscape requirements have been
met. The applicant has revised the landscape plan to fully screen the two
transformers and provide additional trees within interior of the site. As noted
on the plan, the track court is fully screened from view and is therefore
exempt from landscape regulations.
While the minimum landscape requirements have been met, staff
recommends that additional plantings be provided at the entrances and within
the two large grass areas adjacent to the 8' high screen walls facing Bums
Street. The area adjacent to the screen walls is proposed to contain
approximately five trees and a row of dwarf wax myrtles against the walls,
however, there is no variation of materials in this area and no attention has
been given to the ground or lower levels; the area is entirely grass. Staff
recommends the applicant provide additional landscape treatment with a
variety of low growing plantings at both the entranceways and in the two
areas adjacent to the screen walls.
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Review of the landscape plan has also revealed that several of the landscape
islands do not meet the minimum width or total square footage required by
the zoning ordinance. Staff has recommended that all landscape islands
comply with the minimum landscape island size requirements of Section 34-
1-8 (B.3) of the zoning ordinance.
Replat
As previously mentioned, the proposed replat will subdivide the property into
two north/south blocks instead of two east/west blocks as currently exists.
The replat clearly indicates the 24-foot wide fire lane easements surrounding
both proposed building site. At the request of staff, the applicant has
indicated the dedication of 20' of property for Freeport Parkway right-of-way.
An existing 30' rail easement dissects the subject site; staff has indicated that
this easement must be abandoned or vacated in order to develop the site as
proposed.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the site plan and replat, subject to the following
conditions:
SITE PLAN CONDITIONS:
1. Comply with Section 34-1-8 (B.3) planting islands shall have a minimum area of
one hundred fifty (150) square feet and a minimum width of nine (9) feet.
2. Provide additional low growing plants such as ground cover, shrubs, and other
landscaping materials within the two large landscape areas adjacent to the
decorative walls and at the entranceways.
3. Revise Plant List on Sheet L1.2 to be consistent with the level of landscaping
shown on the site plan.
4. Revise parking tabulations on site plan; staff calculates 350 provided parking
spaces.
5. The Alternate Plan shall be limited to a level of office uses, which is capable of
being sustained by the indicated level of parking (approximately 73% office).
6. Revise loading area as shown in the Alternate Parking Layout to ensure that truck
turning radius is functional or provide documentation showing acceptable turning
radius on the Alternate Parking Layout.
7. Revise parking rows perpendicular to the 8' decorative walls to ensure safe
backing-up and maneuvering of passenger vehicles or provide documentation
showing acceptable visibility.
Provide 8' high decorative walls in front of the loading areas on Alternate Parking
Layout.
Revise monument sign to not exceed 6' in height.
o
Item # 8
REPLAT CONDITIONS:
1. The existing 30' rail easement shall be abandoned by separate instrument and
must be indicated on the plat.
2. Existing 10' drainage and utility easement shall be increased to 20'.
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
3) Exterior Elevations
4) Landscape Plan
5) Landscape Details
6) Tree Survey
7) Tree Chart
8) Irrigation Plan
9) Irrigation Details
Item # 8