Freeport NIP(7.3)-CS010621CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD 191 - LI, Freeport VII
Lot 2, Block A of the Freeport North Addition
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
June 21, 2001
July 10, 2001
611 S. Royal Lane, South of Creekview Drive
Approximately 17.8 acres of land
CURRENT ZONING:
LI (Light Industrial )
REQUEST:
APPLICANT:
HISTORY:
TRANSPORTATION:
PD - 191 LI to allow for a reduction in parking.
Brook Barefoot
Duke-Weeks Realty Corporation
5495 Belt Line Road, Suite 360
Dallas, Texas 75240
972-687-0006
FAX 972-361-6800
The City Council approved the plat for the Freeport North
Addition, Lots 1,2 and 3 Block A in 1984.
In January 2000, City Council approved a site plan for a 386,150
sq. ft. building on the subject tract, with an 10/90 ratio of office
to warehouse. This building required 473 parking spaces. One
year later, in January of this year, administrative approval was
granted for a revised site plan which reduced the square footage
of the building to 383,925 sq. ft. and altered the office to
warehouse ratio to 2.6/97.4, thus reducing the required parking
to 408 spaces.
Royal Lane is a C4D/6 four-lane divided collector built to standard
in a 100' wide right-of-way capable of accommodating 6-lane
divided thoroughfare. Creekview is a C2U two-lane undivided
collector.
Item # 4
SURROUNDING LAND USE & ZONING:
North-Trillium; "LI' - Light Industrial
South-vacant; "LI" - Light Industrial
East-warehouse/office-not occupied; "LI"-Light Industrial
West- vacant; "LI' - Light Industrial
COMPREHENSIVE PLAN:
DISCUSSION:
The Comprehensive Plan shows the property as suitable for
light industrial and showroom uses.
This property is currently under construction for a 383,925
square foot office/warehouse developmem. This request is
to reduce the amount of parking to be provided for this
development.
As discussed in the HISTORY section, the original site
plan was approved for a 386,150 sq. ft. building, with an
10/90 ratio of office to warehouse and 473 parking spaces.
One year later, in January of this year, administrative
approval was granted for a revised site plan which
reduced the square footage of the building to 383,925 sq.
ft. and altered the office to warehouse ratio to 2.6/97.4,
thus reducing the required parking to 408 spaces. Both of
these site plans were based on a parking ratio of one space
per 300 square feet for office and one space per 1000
square feet for warehouse use.
The current request is to place this property under a PD to
allow for the parking requiremem to be reduced from one
space per 1000 square feet for warehouse use to one space
per 3000 square feet, and again revise the office to
warehouse ratio back to 10/90. Under this scenario, there
are 243 parking spaces required and the site plan indicates
that there are 257 spaces being provided. Lessening of
the number of parking spaces increases the amount of
landscaping provided by over 6,600 square feet. As
revised, the percentage of the site devoted to landscaping
increases from 16.1 to 17%. This revised site plan also
increases the number of dock doors from 63 to 71.
Included in this PD are the elevations reflective of the
revision to the location and number of dock doors being
provided.
As part of the rational for this reduction in parking, the
applicant has cited the recent approval of PD 185
(Champion) which reduced the parking for warehouse to
one space per 5000 square feet. In this instance,
Item # 4
assurances were made that there is sufficient land
available on-site to provide parking at the required 1/1000
ratio for warehouse, if needed, while meeting the
landscaping requirements. Per request of staff, this current
PD site plan also includes the notation:
In the event that the ratio of office to warehouse
changes, and/or the demand for parking increases
due to the occupancy of the building, an
amendment to this PD will be required. Additional
parking shall be provided within the current
landscaped areas, while meeting the requirements
of the Landscape Ordinance.
The applicant also has provided pictures of similar office/
warehouse developments, taken in the middle of the
afternoon, where it appears that there is an abundance of
empty parking spaces. Staff's casual observations in our
industrial areas confirm that there are some under utilized
parking lots, with the exception of where buildings have
been occupied as call-centers with high employee
populations. In this case parking is at a premium.
It appears that the current characteristics of these big box
warehouse users is to have a very low employee
population. However, Coppell's Zoning Ordinance (as
well as in many other cities in the metroplex) require
parking to be provided at a ratio of one space per 1000
square feet. The reduction of the parking requirement
should only be granted on a case-by-case basis, where it is
demonstrated that in the event that the parking demand
increases, there is sufficient land available within the tract
to meet both the parking demand and the requirements of
the landscape ordinance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of PD 191-LI with the
condition as included on the site plan which states:
In the event that the ratio of office to warehouse
changes, and/or the demand for parking increases
due to the occupancy of the building, an
amendment to this PD will be required.
Additional parking shall be provided within the
current landscaped areas, while meeting the
requirements of the Landscape Ordinance.
Item # 4
ALTERNATIVES: 1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Memo from Gary Sieb to
approval for an amended
Freeport VII.
2) Administratively approved site plan
3) Administratively approved landscape plan
4) Applicant's rationale for the reduction in parking
5) Amended Site Plan
6) Amended Landscape Plan
7) Amended Elevations
8) Color rendering of Elevations
Greg Jones granting Administrative
Site Plan and Landscape Plan for
Item # 4
DATE: January 12, 2001
TO: _ Greg Jones, Building Official
FROM~.~Gary Sieb, Director of Planning
RE: //Amended Site and Landscape Plan for Freeport VII
Lot 2, Block A Freeport North Addition
Attached are the amended Site and Landscape Plans for Freeport VII, dated January 5,
2001 and January 12, 2001 respectively. The site plan and landscape plans were
originally approved by City Council on January 11, 2000, subject to the conditions as
outlined in the attached Agenda Request Form.
The amended site and landscape plans qualify for administrative approval due to their:· Reduction in building size from 386,150 square feet to 383,925 square feet;
· Reduction in required parking from 473 spaces to 408 spaces due to the altering of
the office to warehouse ratio from 10%: 90% to 2.6%: 97.4%;
· Compliance with the provisions of the Landscape Ordinance, including the planting
of 142 caliper inches for the required tree retribution, as confirmed by Brian Adams
of SMR Landscape Design; and
· The dedication and construction of Creek View Drive.
The submission of a color board was also a condition of the City Council. We have
received confirmation from Paul Brown of Duke Weeks that the colors and materials will
be the same as was approved for Freeport 5 and 6, which is acceptable. Finally, the ·
previously approved site plan indicated a 60 square foot monument sign along Creek
View Drive. This 60 square foot sign has been relocated to the northeast comer of the
site at the cul-de-sac, and will have the design as previously approved.
I£ you have any questions or would like addition information, feel free to contact me or
Marcie Diamond at x3676.
CC: Paul Brown, Duke Weeks
file
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May 21, 2001
City of Coppell Development Review Committee
c/o Mr. Gary Sieb
In reviewing anticipated parking needs versus city requirements for its Freeport VII project,
Duke-Weeks Realty Corporation has gathered information to support its position that parking for
warehouse uses in this area can be reduced without a negative impact. Duke-Weeks is proposing
a reduction for this site from the currently required ratio of 1 parking space per 1,000 sf of
warehouse space to 1 per 3,000. This supporting reformation is based on existing uses in the
immediate project area and elsewhere. Pictures of Duke-Weeks' Freeport III and Freeport VI
projects were taken between 2:30 and 3:00 p.m. on Thursday, May 17, 2001, and they are attached
to this document. Also included is a separate warehouse parking analysis prepared by Champion
Partners for another Coppell industrial park. Champion submitted this analysis as part of a PD
application that included a change in the warehouse parking ratio to 1 parking space per 5,000 sf
of warehouse space, and this PD was approved by the City of Coppell in July 2000.
1.)
Freeport III Duke-Weeks developed this building at South Royal Lane and
Gateview Boulevard, which is just a few blocks north of the Freeport VII site. This
297,202 sf building is fully leased by three tenants. Within their respective spaces,
they are using between 4% and 10% of the square footage for office uses, and the
balance is xvarehouse use. Parking for the site using the 10% office figure for the
whole building requires 366 spaces(99 office and 267 warehouse) with the respective
1/300 and 1/1000 office and parking ratios. If the 1/300 and 1/1000 ratios would
have been used, 188 spaces(99 office and 89 warehouse) would have been provided.
The attached pictures of the Freeport III project show very lime parking is actually
being used at this time, so parking using the reduced warehouse ratio would appear to
be more than adequate.
2.)
Freeport VI This is another Duke-Weeks property, and it is located immediately
north of Freeport VII. The occupants of this building use about 6% of it for office
use and 94% for warehouse use. Parking has been provided for this fully occupied,
228,210 sf building based on an assumption of 4% office and 96% warehouse uses
for a total of 260 cars. Despite the higher actual office use, the attached pictures for
Freeport VI also demonstrate that very little of this building's parking spaces are
being used. If parking had been allocated for this buildmg's actual usage with ratios
of 1/300(office--4% ) and 1/3,000(warehouse--96% ) as Duke-Weeks proposes for
Freeport VII, 155 spaces would have been eliminated from Freeport VI. Based on
the existing plan and the current usage shown in these photos, more than 155 spaces
on this site are unused and unneeded now.
3.)
Freeport VII Prospective Tenant-~One possible tenant whom Duke-Weeks is
attempting to bring to the building is seeking approximately 300,000 sf of space, yet
they requite only 80 paxking spaces. If they use 10% of their space for office uses, the
1/300 and 1/1,000 ratios would requite a total of 370 spaces for this fima, which is
almost 300 more than they need. The proposed 1/300 and 1/3,000 ratio would
provide 190 spaces, which still well exceeds the needed amount
4.)
Centreport At Duke-Weeks' Centreport building in Fort Worth, Great Spring
Waters of America, which distributes Ozarka and other brands locally, occupies
310,000 sf, 10,000 of which is used as office space. The needs of this tenant are
similar to what Duke-Weeks expects for those who will occupy the Freeport VII
project Great Spring Waters employs 36 people. At ratios of 1/300(office) and
1/1000(warehouse), they would be required in Coppell to provide 333 parking
spaces. Even at ratios of 1/300 and 1/3000(Duke-Weeks' proposed warehouse
amount), the corresponding 133 spaces would supply more than enough parking for
this company's employees and visitors.
Based on this Duke-Weeks data and that provided by Champion, we believe that a warehouse
parking ratio of 1 parking space per 3,000 square feet of warehouse space is sufficient. We
respectively request your consideration of permitting this condition in our proposed PD.
F~ HI Buikling
Frecpo~ III Buikting Northwe~ corner, ~ sou~
Freeport III Building ~ corn~, looking east
Fretq:~'tIII Buikting Southea~corner,~~
Freeport VI Bui,lding.~Soulh~ corr., looking ~
Fr'~-port VI Buikting
CHAMPION ANALYSIS
March 20, 2000
Development Review Committee
c/o Mr. Gary Sieb
City of Coppell
RE: Warehouse/Distribution Facilities Parking Requirements and Analysis
The purpose of the analysis is actual parking utilization for typical warehouse/distribution
uses as compared to municipal parking standards mandated by municipal requirements.
Over tile past decades, the operating procedures in xvarehouse/distribution facilities have
been greatly influenced by advancements in the arena of material handling methods and
equipment. Such progress has allowed users to increase operation efficiencies wlfile
dramatically reducing their warehouse persormel requirements. Material handling
methods utilizing rolling ladders, hand trucks, and dollies has become outdated and has
been replaced by today's use of high speed forklifts, computerized high bay pie'king
apparatus, wire guided lifting platforms, basaloid compression lifts, computerized
packing, cutting, and fulfillment equipment.
The following is a list of warehouse/distribution companies that validate our request to
specifically reduce the warehouse parking ratio requirements:
General Electric Co. (GE Appliances)
101 I Isuzu Park',vay
Grand Prairie, TX 75050
972-623-,.1600
Contact: Jack Jones
Facility Area: 470,000 square feet
Office Area: 10,000 square feet
\Varehouse Area. ,160,000 square feet
\Varehouse employees 28 (varies +10%)
\Varehot, se area to warehouse employee parking ratio
I si)acc per 16.400 square feet
Warchous¢.'[)lstr~hLflmn F'ac~lities Park~n~ R¢clu~rcmcnts and ..\nalvs~s
['age 2
Republic Beverage
1010 Isuzu Parkway
Grand Prairie, TX 75060
972-595-6100, ext. 6715
Contact: Bob Gillespie
Facility Area: 385,000 square feet
Office Area: 55,000 square feet
\Varehouse Area: 330,000 square feet
\Varehouse employees: 38
\Varehouse area to warehouse employee parking ratio:
I space per 8,700 square feet
Mohawk Industries - Southwest Division (Aladdin Carpet Distribution)
1035 Post & Paddock
Grand Prairie, TX 75050
972-647-8233
Contact BobHendon
Facility Area 202.000 square feet
Showroonv'Office Area: 9,000 square feet
\\;arehouse A.rea: 196,000 square feet
\\'arehouse emplo.vees: 35
Warehouse area to warehouse employee parking ratio: I space per 5,600 square feet
Bugle Boy Industries, [nc
300 Eagle's Landing Park-way
Stockbridge, GA 30281
805-582-5445
Contact: BameyMow
Facility Area: 434,837 square feet
Office Area 17,000 square feet
\Varehousc Area: 417.837 square feet
\Varchouse employees: 90
Warehouse area to warehouse employee parking ratio:
I space per 4.600 square feet
Ncstlc Corporat{on
13600 Eagle Parkv,.ay South
[:on \~,'onl~. TX
817-,191-5500
Contact I)avc Baker/Carlos Del R. io
Fac~l~lvArca 524.252 square feet
Of'rice ..",rca 16.300 square feet
Warehouse ,',,rca 507.952 square fcc!
\Varclmusc employees 72(vanous ±10% )
CH~fPION P~RTNERS
FRX NO. 972 386+0600
W,.,,~-i.,-,;e.1]i,;tribution Facilities Parking Requirements and Analysis
04/04
Ma.ell Foys
15200 I rinity Bl~d¢ ---
Fort W,',rth, Texas ·
817-354 -4278
Contact. Way~m Bayliem -
Facility At'ca: 508,469 square feet
Office :\rca: 26,469 square feet (includes store)
Wiuchuuse Area: 482,000 square feet
Wafeh,,use employees: 100
W:-,'q,,,me area to warehouse employee parking ratio:
1 space per 4,820 square feet
Ad,..:n ~d Distribution
5!~'~ I .,:.;lc s La,ding Parkway
§~...kbsidge, GA 30281
7 ?~-06.q-7706
Cr,,~:,ci Tommy Gibson
1:.,,.-~I~., A,'ea: 300,000 square feet
Office '\rca' 2,200 square feet
\\.':~rch,,u~e Area: 297,80_0_ square feet
Wareh~,use employees: 20
Warchnuse area to ware_house employee'Parking ratio:
ConAl2ra Grocery Products (fmmerly Hunt-Wesson)
26 En~¢lhardt .. _
Cra,,bu,y, NJ 08512
609-409-9200
('c, mact: (3tinge Mullins
Facilir,.' .~'ea: 324,540 square fcct
(:fi, ce Area: 20.540 square feet -
v, .,,,, ,.u..,c Aaea' 304,000 squaro feet
\\ .~,.l, ,use employees: 24
v,',,,cl:,',t,se area to warehouse employee pm'king ratio:
I space per I5,000 square feet
I space per 12,700 square feet
,\~ ha,. bce,, demonstrated, the parking ratios for the warehouse areas oflhcse projects is
I,t,~ :, s~,mll liaction ofthat cun'c,tly required to meet City standmds. Thereby, we
I,cl,c~t ti,is validating evidence supports out' request to reduce Ihe xvarchouse p~'king
~¢ql,~cmclll Io i1 maximum of one space per 5.000 square feet ofwarehousc area.