Northport BP-CS 960219 February 19, 1996
Mr. W. Jeff Williams, P.E.,Vice President
Graham Associates, Inc.
Centerpoint Two
Suite 400 / 616 Six Flags Drive
Arlington, Texas 76011
Re: Northport Business Park
Dear Mr. Williams:
This letter is written in response to your January 25th & 26th letters requesting information on:
1) Roadway Assessment Fees; 2) Construction design requirements for the extension of
Northpoint Drive; and 3) The ability to allow the City of Grapevine to provide water and sewer
to the referenced tract.
As discussed in our telephone conversation, the extension of Northpoint Drive will be an interior
roadway to your development and, our Subdivision Ordinance requires that it be constructed
with the development. This roadway was not utilized in the calculation of our Roadway Impact
Fees, therefore, there would not be any offsetting credits for the Roadway Impact Fees based
on the construction cost or dedication of right-of-way for the extension of Northpoint Drive.
The only opportunity for any offsetting credits would be under City Council Resolution
#010996.2 which was the adoption of Chapter 380 of the Texas Local Government Code (see
copy attached). This resolution states that industrial zoned property west of Belt Line Road /
Denton Tap Road could be allowed credits against the Roadway Impact Fee to promote
economic development. The cases are determined on a case by case basis by the City Manager
based on the recommendation of the City Engineer. Northpoint Drive connects S.H. 121 with
Royal Lane. This qualifies under Section lB for up to a 50% offset of the Roadway Impact
Fees.
As we discussed, the developer of Freeport North has recently been granted a "bank" of offset
credits for the Freeport North development. Because the City has not been presented with a site
plan, I am unsure as to the actual limits of what your development would be, i.e. would it start
at the intersection of North Point and Royal and proceed westward toward S.H. 1217 If so, then
part of the land is included in the original Freeport North development and there could be some
confusion as to whether or not credits would be allowed to be applied to that development from
the existing "bank" of Freeport North. There needs to be coordination with the Attorney, Bill
Dahlstrom, who set up the "bank" for Freeport North. In any event, while the opportunity
exists to potentially have up to 50 % offset in the Roadway Impact Fees, it is important to note
that it is only on a case by case basis and the decision will not be made until such time as an
actual development steps forward. This is so that the City can review it to determine if it is in
the best interest of the City of Coppell to provide the 50% offsetting credit for the economic
development potential. It is my understanding that this request has been made by an investment
company and currently there is no solid development on this site.
The second item relates to whether or not the City would allow the roadway to be downgraded
from a four-lane divided to a two lane collector. I have no problem with the roadway
transitioning to a two-lane collector, which in this case would be a minimum of 41 feet of paving
contained within 60 feet of right-of-way. Northpoint is not on our Thoroughfare Plan, therefore
no revision to the Thoroughfare Plan is necessary.
The third request is to allow the City of Grapevine to provide water and sanitary sewer to this
tract. During our initial conversations, I stated that we previously allowed a development on
the west side of S.H. 121 to have the City of Grapevine provide water and sanitary sewer. I
provided you copies of that interlocal agreement. I was forthright in the fact that currently there
is inadequate pressure and volumes in this area at this time and any development would have to
be along the lines of what is currently developed, i.e. the utilization of pumps or tanks to
provide the necessary fire flow protection. I have since evaluated your request based upon our
Master Plan for water and sanitary sewer, the proximity of the existing water and sewer lines
and the City's ability to provide water and sewer long term to this tract of land. Based upon
those considerations, the City is not willing at this time to give up this service area to the City
of Grapevine. During our conversation, I relayed the information to you that the other situation
was unique in that it was isolated on the west side of S.H. 121 and was in an area where the
City would have great difficulty ever providing water and sewer. The interlocal with Grapevine
in that area was an all encompassing one which included not only water and sewer but also
floodplain, fire, police, street maintenance, etc. In this instance, you are requesting the City to
give up service area where inadequate water pressure and volumes exist today. However, it is
a situation that will be corrected in the future with improvements to the water system. If you
wish to continue to pursue the City of Grapevine to provide water and sanitary sewer, please
reiterate that fact in a letter and I will seek Council direction on how they wish to act on that
matter. Again, staff cannot support that request at this time.
I hope this letter has adequately addressed your initial concerns on the development of the
Northport Business Park. Even though the responses may not be as you would like please make
no mistake that the City of Coppell is anxious to work with you and with any potential developer
of this property as is evidenced by our recent drive to attract quality industrial development to
the City of Coppell. If you should have any questions concerning this letter or need additional
information please feel free to contact me.
Sincerely,
Kenneth M. Griffin P.E.
Assistant City Manager/City Engineer
cc: Jim Witt, City Manager
MEMORANDUM
To: Jim Witt, City Manager
From: Kenneth M. Griffin, P.E., ACM/City Engineer ~
RE: Northport Business Park (Greenway Investment Company)
Request for credit of Roadway Impact Fees
Date: February 5, 1996
I have received a request from the Engineer for Greenway Investment Company, Graham
Associates, Inc., requesting a determination of their roadway assessment fee and any offsetting
credits that could be obtained for the construction of Northpoint Drive. There is a secondary
request that Northpoint Drive also be allowed to be extended to S.H. 121 as a two-lane collector
road in lieu of a four-lane divided thoroughfare. Concerning the second request on the width
of the road, I have no objection to allowing them to extend the roadway as a two-lane collector
much the same way as the construction of Moore Road. Northpoint is not on the Thoroughfare
Plan so there is no need to revised the Thoroughfare Plan to allow this construction.
Under the Roadway Impact Fee Ordinance, this roadway is not eligible for credit because it is
not included in the fee calculation. Also, the Subdivision Ordinance requires the construction
of this roadway because it is an interior road to their development. The only option for any
offsetting credits would be under Chapter 380 of the Texas Local Government Code (Coppell
Resolution 010996.2). Based on the information provided by the Engineer (see copy attached),
it appears that the Roadway Impact Fee will be approximately $104,940.00. If they are allowed
credit under Chapter 380, the credit would be $52,470.00. This is a 50% reduction in the
roadway impact fee because Northpoint Drive is not on the Thoroughfare Plan. This is a
roadway which in effect basically serves this development and does not have any far reaching
regional impact on the Coppell roadway system. I am also unsure as to whether or not this
particular development will be allowed some offsetting credits from the "Bank" of credits
recently set up for Freeport North, based on their construction of Royal Lane, a portion of
Northpoint and a portion of Gateview.
I am unsure if you have had any initial contact with any representatives from the Greenway
Investment Company, however, once you have had a chance to evaluate this information I would
be happy to visit with you at your convenience.
kgriffin/norhport.mm ~j~_~. ff ~.. ~~' ~'~(~
Graham Associates, Inc.
CONSULTING ENGINEERS & PLANNERS
January 26, 1996
Mr. Kenneth Griffin. P.E. "
Assistant City Manager
City of Coppell ....... --
P.O. Box 478 ~"'
255 Parkway Blvd.
Coppell, Texas 75019
Re: North Tract + 23 Acres
Northport Business Park
Dear Mr. Griffin:
I am requesting an interlocal agreement to be executed allowing the City of Grapevine to provide water
and sanitary sewer service for the tract as outlined on the attached exhibit.
As per our discussion, I have requested a letter from Grapevine stating they will provide water and
sanitary sewer service for the tract. The letter will be transmitted from Grapevine directly to you.
Please let me know if you need any more information to execute the interlocal agreement.
Sincerely,
GRAH~.M ASSOCIATES,~/.
Vice President
cc: Mr. David Hardesty - Fellowship of Las Colinas
Mr. Michael Wilkins - Fellowship of Las Colinas
Mr. Tommy Pigg - Greenway Investment Co.
Stwnmit Office Park nte-po,r'+ TW NafionsBank
! 300 Summ;t Ave., So.*e 7!2 t 616 Six Fiags Drive. Suite 400 x~ 7~ W Ave. B, Suite 201
FI Worth, Texas 76102 / Adington. Texas 760i: ~ Garlana. Texas 75040
~ (817) 649~530 · Me~ro(817]6~.0-8536 / (214)272-~656
(817) 332-5756 ~AX (817) 633-5240 ~ r^X ~,2TM) 272-46,55
FAX (8; 7) 336-6909
$ O0° 14'09" W S ,0°09'56'' E S O0° ~5'02"'E
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7. 195 ACRES z
~ ~ 1510.40'
~ z ~ ~ 14,558 ACRES
C I TY OF COPPELL N 40~ 40 ' 58" E Z ~ ~ ~:40. O0 ' DALLAS COUNTY
..... ~~ ~ ~ ~ ~- --f,~N cou~t~
c I TY OF GRAPEV NE 2 I I. 45 '
N 42' 54'13" E "' ~ la=42' 38'55"
192 22' ', ~ IR=i40.O0'
~= 104.20'
~ 42
~62.64'
R=2826.79'
....... T=219. 12'
L=43F ..36 '
NOTE: THE LOCATION AND RIGHT-OF-WAY WIDTH IS
SUBJECT TO THE CITIES OF GRAPEVINE AND
COPPELL AND THE STATE DEPARTMENT OF
TRANSPORTATION APPROVAL.
0 . I00 ;~00 400 EXHIBIT"A"
SCALE: i ,=200' 23. ,518 ACRES
NORTHPORT BUSINESS CENTER
· ~ Graham Associates,Inc.
CONSULTING ENGINEERS & PLANNERS
- 616 SiX FLAGS DRIVE, .SUITE 400
~"""~ ARIINGTON. TEXAS 7'6011 ('8IT) 640-85.'35 DATE 12/15/95 PROd. NO.9851-1004
Graham Associates, Inc.
.(~*~ CONSULTING ENGINEERS & PLANNERS
January 25, 1996
Mr. Kenneth Griffin, P.E. .,
Assistant City Manager
City of Coppell
..-' -'. .-Q'~,~
P.O. Box 478 .//
255 Parkway Blvd.
Coppell, Texas 75019
Re: North Tract _+ 23 Acres
Northport Business Park
Dear Mr. Griffin:
e- ,7~ '-~ (r2 ~ '~-~. '--' '
I am requesting the determination of the roadway assessment fee for the above referenced tract more
clearly defined on the attached exhibit. Along with the fee determination. I need the amount of credit
·
applied to the assessment if Northpoint Drive is extended as a 2 lane collector road to S.H. 121. The
projected, future development consists of approximately 90,000 square feet of retail and 240,000
square feet of office/warehouse.
I am also requesting confirmation of our conversation that Northpoint Drive can be extended to S.H.
121 as a two lane collector road in lieu of a four lane divided thoroughfare.
The roadway assessment fee is of vital importance in evaluating the purchase of the land. Greenway
Investment Company is the proposed buyer which is a very reputable company and a major landowner
in the D/FW metroplex.
I appreciate your attention to these issues and the assistance you have already provided. If you have
any questions, please contact me.
Sincerely,
GRAHAM ASSOCIATES, INC.
W. Jeff Williams, P.E.
Vice President
cc: Mr. David Hardesty - Fellowship of Las Colinas
Mr. Michael Wilkins - Fellowship of Las Colinas
Mr. Tommy Pigg - Greenway Investment Co.
l~colim~, fell,w~hip..23ae] tr.doe
Summit Office Park Centerpo, nt Two Nal/onsBonk
1300 Summ;f Ave. Su,te 712 616 ~x F,ags Dnve. Su;te 400 705 W. Ave. B. Suite 201
Ft. War,h.. Texas 76'02 Ailing*on. Texas 7601 ~ Garland. Texas 7,5040
(817) 332-5756 (817) 6494~530
FAX (817) 336-6909 FAX (817) 633-5240 FAX (214) 272-4655
S 0(~° 14'09'' w ,¢ 3°09'56" E S 00" ~5'02" E
· % 7, 195 ACRES
~ S 89°46'14" W
' .~. ~?/ - ~:: r~ aa,L.
. . Z ~( 14.358 ACRES
~ '0
· /~/
C t TY OF COPPELL N 40° 40 ' 58" E Z R=40. O0 ' DALLAS COUNTY
OlTY OF 6RAPEVINE 211.45' T=15.62'
- L=29.78'
~'~ ~=42o 38'53
.. ,
192.22 ' ~ R= 140,00'
'~ ]T=54.65'
L= 104.20'
.
3~. ~4 ' ~"
~=08~ 5 I" 53" '~~~~~
1=2 I~. 12'
k=43~ ..3~ '
NOTE: THE LOCATION AND RIGHT-OF-WAY WIDTH IS
SUBJECT TO THE CITIES OF GRAPEVINE AND
COPPELL AND THE STATE DEPARTMENT OF
TRANSPORTATION APPROVAL.
o ~oo 2oo. 4oo EXHIBIT "A"
25. ,.518 ACRES
SCALE: I "=200'
NORTHPORT BUSINESS CENTER
· Gr'e h am Associe ;es,lnc.
t~ CONSULTING ENGINEERS & PLANNERS
616 SIX FLAGS DRIVE, .SUITE zlO0
~ ARI INGTON, TEXAS 7'6011 (8IT) 640-8555 DATE 12/15/95 PROd. NO.9851-100~I
GREENWAY INVESTMENT COMPANY
March 12, 1996
Mr. Ken Griffin, P.E.
Assistant City Manager/Cits.' Engineer
Cit)' of Coppell
P.O. Box 478
255 Parkx~a.x.' Blvd
Coppell, Texas 75019
Via Facsimile ~304-3570~ and Regular Mail
Re: Water Sen-ice
Northport Business Park
Cit)' of Coppcll Portion
Dear Mr. Griffin:
As per 5'our meeting with representatives of our firm last xveek, xx e are requesting the following in
regards to water sen'ice for thc above referenced tract (delineated on the attached exhibit):
1. The area shall be sen'iced from the City of Grapevine facilities on a temporars.' basis tmnl
thc Citx of Coppell is able to increase the water pressure to an adequate level at this site.
2. The developer shall install the City of Coppell water line as per the Master Water
Plan of thc City at the time of development.
3. An casement shall be granted to the City of Coppell for an emergency connection
to the City of Grapevine water system.
It is our understanding this item shall be presented at the next work session of the City Council at the end
of March with Staff support. If you need further information, please contact Gerald Stool or our engineer,
Mr. JeffWilliams, P.E. Thank you for your consideration.
Sincerel)',
GREENWAY INVESTMENT COMPANY
Trcast :r
cc: ~r. Jeff Williams, Graham Associates, Inc.
Mr. David Hardest)-, Fellowship of Las Colinas
230~. Cedar Sprin~[s Suite 4oo Dallas, Texas 7520~. (2~.4} 880-9009 FAX: (2~.4) 880.0~.88