Corners Coppell-CS 920618 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CORNERS OF COPPELL, LOTS 1R, 3R & 4R, BLOCK E - REPLAT
P & Z HEARING DATE: June 18, 1992
C. C. HEARING DATE: July 14, 1992
LOCATION: Southeast corner of Sandy Lake Road and MacArthur Boulevard.
SIZE OF AREA: 10.6984 Acres
REQUEST: Approval of a replat.
APPLICANT: Reklaw Partnership, Inc. Benchmark Consultants
{Owner) (Engineer}
Mr. Arthur Walker Mr. Roland Foerster
675 3RD Avenue, 13771N. Central Expwy.
24th Floor Suite #1011
New York, NY 10017 Dallas, TX 75243
1-800-442-1154 (214) 680-2089
HISTORY: There has been no recent zoning or platting history on this
parcel.
TRANSPORTATION:
MacArthur Boulevard is an improved 4-lane divided
thoroughfare (subject to widening to six lanes in the
future), P6D contained within a 100-110 foot right-of-way.
Sandy Lake Road is proposed to be a C4D/6 - a four-lane
divided thoroughfare within a six lane right-of-way
(100-110 feet); it is currently a two lane road.
SURROUNDING LAND USE & ZONING:
North - existing commercial uses: C & R
South - existing apartments: MF-1
East - vacant: R
West - developed single-family; TH-1
COMPREHENSIVE PLAN:
The Comprehensive Plan shows commercial uses for this
parcel.
ITEM 9
ANALYSIS: As stated in the letter attached, the owner feels Greater
potential for use of this property exists if it can be
replatted into three parcels. The owner has concluded that
an office use appears more viable than the existing strip
center, and that by resubdividinG into three lots, thus
reducing the total leasable square footage in each parcel,
a much more attractive product results. As proposed, each
new lot will contain sufficient parking for the individual
parcel, and the applicant understands that separation walls
dividing this structure into 3 components will require
adherence to the Uniform Building Code.
Because this alteration still meets the use proposed by the
Comprehensive Plan, the owner clearly understands the
parking requirement provisions, and because the owner is
amenable to the fire separation walls required by Code,
staff recommends approval of this replat subject to noting
on the plat the finished floor elevations of the structure,
an agreement to maintain in a healthy and Growing condition
all landscaping on the property, and desiGnatinG the plat
document as a "Rep!at of Corners of Coppell Subdivision".
ALTERNATIVES: 1) Approve the replat 2) Deny the replat
3) Modify the replat
ATTACHMENTS: 1) Replat
2) Letter dated May 11, 1992 from Stephen C. Hundley, AIA
CORNERS.STF
May 11, 1992
Mr. Gary Sieb
Director of Planning and Community Services
CITY OF COPPELL
P.O. Box 478
Coppell, Tx. 75019
Re: Corners of Coppell/Pecan Tree Plaza
Dear Mr. Sieb:
Per our conversation this morning I am writing this letter to summarize our conversation
concerning the replat of the above mentioned property. It is the intent of the Owner of the
property, Blue Chip Properties, to replat the property for the purpose of giving the Owner the
flexibility to sell portions of the center to individual buyers. After exhaustive retail viability
studies of the site the Owner has concluded the site is more suitable to a high tech office park use
and is aggressively pursuing this type of user. The following represent the observations I offered
this morning:
1. Under current zoning, this type of use, (office) can be qualified as upzoning where the
use will require even less parking than that of retail.
2. Furthermore, each individual lot will contain sufficient parking for that lot. There will
however, be the need for simple cross access agreements for internal circulation.
However, this is not unusual and is quite common in developments where properties
abut one another and internal circulation crosses between properties.
3. Additionally, under current zoning the zoning allows zero yard setbacks within the
total project. Under this provision, if users purchased individual tracts, the Owner
would be compelled to install area separation walls along the property lines to satisfy
provisions of the Uniform Building Code for area separation requirements. The
Owner is quite amendable to making these modifications if and when a user is
intending to occupy the building as a function of a sale of the individual parcel.
I think it is important to note, Blue Chip Properties is currently spending funds to correct
deficiencies in the current fire protection system within the project. Additionally, they are
preparing to launch a significant advertising campaign to increase the market visibility of the
project. Each of these actions signifies the Owner's desire to convert an empty shell sitting on the
outskirts of Coppell for the last several years into a useful, functioning property which will in mrn
generate much needed jobs and housing within Coppell and additional tax revenues for the City.
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Page - 2
As the original Architect for the project we are also excited about the possibility of one of our
projects becoming revitalized and utilized. The project is far too attractive to remain a "see
through" building.
If you have any questions or ifI can be of any further assistance, please do not hesitate to call.
Sincerely,
Stephen C. Hundley AIA
President
cc: Arthur Walker