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Park West CC(1)-CS 900315 (2)CASE: CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PARK WEST COMMERCE CENTER ADDITION- FINAL PLAT P & Z HEARING DATE: March 15, 1990 C. C. HEARING DATE: April 10, 1990 LOCATION: Southwest corner of Beltline Road and Southwestern Boulevard. REQUEST: Approval of a final plat with conditions, along with a variance to omit sidewalks throughout the development except along Beltline Road. SIZE OF AREA: 328 acres APPLICANT: Prentiss/Copley Investments Group 1509 LBJ Freeway Dallas, Texas 75234 HISTORY: A preliminary plat for Park West was approved by the City Council on January 9, 1990. TRANSPORTATION: Subject site is located adjacent to existing six-lane divided Beltline Road. Southwestern Boulevard was recently declared the approximate location for a re-routed six-lane thoroughfare which would ali~n with the existing thoroughfare plan west of Freeport Parkway. Thoroughfare Plan R.O.W. shows 110 feet. ANALYSIS: Please see attached "Thoroughfare Amendment", page 2, Reason Behind Request, which addresses this plat. ALTERNATIVES: 1) Approve the final plat with variances as requested. 2) Approve the final plat without variances. 3) Deny the final plat. ATTACHMENTS: PWESTSTF 1) Final Plat (6 sheets) ITEM DATE TO: VIA: FROM RE: COPP~LL pUBLIC WORKS ~MORANDUM March 14, 1990 Gary Sieb, Director of Planning and~unity _¥~/I Steve Goram,~ector of Public Wor~/I Russell Doyl~ity Engineer Park West Commerce Center, Final Plat (Planning & Zoning Meeting Date: March 15, Services 1990) Public Works staff following comments: has reviewed the above referenced plans and we have the The final construction plans that we have received for review continue to be incomplete. However, we have continued working faithfully with Mr. Davis, the Project Manager, and have reviewed and responded to him on incremental sections of design plans he has made available to us. You have been provided with previous copies of Engineering DRC checklist comments and letters. We are providing another marked up plan to Mr. Davis including our comments, along with a letter regarding the Floodplain Management Ordinance and Compliance with it. We will provide you with a copy of said letter. Storm sewer plans and profiles have not been submitted as of this date. Floodplain Hydraulic Study has not been submitted as of this date (see attached {this is of special concern} letter from FEM. A on property dated August 18, 1987). As per Richard Diane, codes, covenants and restrictions are not acceptable because they do not show the City has ability to access for common area. Sidewalks are required as per the Subdivision Ordinance, Public Works staff doe~ not favor the sidewalk variance. If the applicant is requesting a variance, it must be by letter of request and not just a note on the plat, etc. We are responding to messers Davis, Pritchett, and Tucker on this matter. we still have concerns about the sanitary se~er out-fall. As per attached letter from Mr. Davis, dated March 2, 1990, the Developer does not intend tO participate in any offsite sanitary sewer improvement. The 12" sewer is almost at capacity now and a full development of a 24" or larger pipe will be required. A minimum of 20 feet utility easements are required. As you had requested from Mr. Davis during the March 6, 1990, DRC meeting, it is our understanding there will be a note on the final plat stating that ... "all applicable development fees must be paid as each lot develops...". 10. The street name of Southwestern Drive within this property and the one used for the extension of said street to the west are inconsistent. Regardless of the name used, we recommend that the street name be consistent throughout. The street name should be a decision item and Police and Fire should give recommendations. 11. Attached, please find a copy of Engineering Division coments provided during the February 27, 1990 and reused as our present con~ents as of today. 12. We have no objection to this plat and recomend approval with the condition that final construction plans be approved within 90 days of approval of final plat by the City Council. No construction shall occu~~ approved construction plans. No construction will take place~_~adequate ingress and egress and any improvement be constructed to insure~fhe health, safety and welfare of the public. As noted above, there are a myriad of items that have not been addressed at this time and remain as our comment on this project. As mentioned above, we will continue to work with the applicant. Depending upon the Planning and Zoning Commissioner's determination on this plat, we would recommend that any approval and recommendations to the City Council by the P & Z Commission contain a clear conditional or subject to statement based on the completion of the construction drawings including the Floodplain Development Permit. If you have any questions, please let us know. SGG/RRD/MSD/bb xc: Don Davis, Consulting Engineers Mike Tucker, Prentiss Properties PARKWEST.MSD March 14, 1990 Mr. Alan D. Ratliff City Manager City of Coppell P.O. Box 478 Coppell, Texas 75019 Re: Park West Commerce Center Dear Alan: Pursuant to my letter to Gary Seib dated March 8, 1990, and our subsequent telephone conversation, I have reviewed the design schedule for Southwestern Boulevard with our engineer, Don Davis. The construction documents will be completed and submitted for City approval not later than July 16, 1990. Yours truly, Michael R. Tucker Vice President MRT / pg xc: Paisley Boney Don Davis Gary Seib I~l.tl.7,,ll,~ I~I.t~II'EH'III-:N J.l~,11l'l.:l). IN(: I.~llEl I,IU J"l.tl.:F2,%¥~ I).~,I.I..'~,.TI-:\',,N?::,'~:I.I· '21.1 t.l,~.l.3IliIO March 15, 1990 Honorable Mark Wolfe and City Council City of Coppell 255 Parkway Coppell, Texas 75019 Re: Park West Commerce Center Dear Mayor Wolfe and City Council: Prentiss Properties ("Prentiss") has submitted an application for approval of a final plat for a 328 acre development known as the Park' West Commerce Center. Earlier this year we obtained approval of the preliminary plat and filed the final plat for review and approval by the City. During the review of the final plat we were informed that the City's normal platting procedure would require that all of the streets and utilities for the entire 328 acre industrial park be installed immediately after the final plat is approved. While this approach is workable for a residential subdivision in which lots are identified on the plat and sold to developers, it is not workable for a large scale commercial development in which lots have not yet been defined and which will take 5 to 10 years to fully develop. We were advised that a way to avoid installing more infrastructure than is needed for our initial building site is to simply plat one site at a time. In this approach the City would have construction plans for only the infrastructure required to support the site being platted. We would also furnish some conceptual utility masterplan information so that the City Staff could be reasonably certain that the plans they are reviewing would work within the overall context of the park. We do not believe that this "piecemeal" approach is desirable for either the City or us. We want the City to have a complete set of plans for the entire park and we want to resolve all issues relative to the park, including street alignments with a plat on the entire 328 acres. I)I,~F.'VI'I?~ I~'Ii()I,F:IrI'IF::4 I.l%,lrl't-.iJ. I',,(: 134i9 I.i~J I"H~-:~.:,.~.&', I)4,1.[A~,. Tl.:\,x~ 7323 We believe that a third option to plat approval exists. I would note that this is the approach used by many cities and which we have used in Farmers Branch and Irving with similar large scale commercial developments. This approach allows us to complete the construction documents for the entire park and submit them to the City for approval. The City is thus assured that a coordinated infrastructure plan exists for the park. Each time we develop a new site we are required to replat a section of the park in order to establish a legal building lot. At the time of replat we would identify the portion of the overall site infrastructure that is necessary to be constructed for the new development site. City agreement on how much infrastructure is needed would be necessary for plat approval. This "phased construction" approach is vastly superior to the "piecemeal" approach to plattin%. The specifics of this approach are detailed below: Construction Plans: Construction plans for the infrastructure of the entire 328 acre development will be provided within ninety (90) days of approval of the final plat by City Council. Providing drawings for the entire development assures the City that the infrastructure will be constructed in accordance with a master plan. Construction of Infrastructure: Utilities and roadways will be constructed when needed to support development of a new lot. The City has the assurance that such improvements will be provided by being afforded three subsequent approval processes prior to occupancy of each building. First, in order to obtain a building permit, a building site must be established in accordance with a plat. Second, prior to construction, the builder must obtain a building permit. Third, before the structure is occupied, a certificate of occupancy must be obtained. During the replatting phase, the infrastructure needs will be assessed. Obtaining a building permit will trigger the construction of any additional infrastructure necessary. Finally, the additional infrastructure will need to be fully installed prior to the certificate of occupancy unless otherwise approved by the City Engineer. Construction Permit Fees: The City currently requires that 1/2 of the inspection fees for infrastructure construction be paid at the time of plat approval. This presupposes that the infrastructure work will proceed and require inspection. We are proposing to pay the inspection fees for the portion of infrastructure that will be built at the time of each replat. Southwestern Drive: Our traffic engineer has represented that Southwestern Drive currently handles approximately 2,000 trips per day and that the development of our property along Southwestern Drive will only generate 4,000 trips per day. Our traffic generation does not warrant an improvement beyond two lanes. We have however, agreed to construct a four lane divided thoroughfare to accommodate the City's traffic. (We have dedicated right-of-way for an ultimate six lane street in accordance with the City Thoroughfare Plan.) According to the engineer, the State Department of Public Highways and Transportation does not require consideration of a four lane roadway until trips exceed 8,000 trips per day. In order to justify the expenditure of our money for oversizing Southwestern Drive, we propose to construct Southwestern Drive at such time that traffic on Southwestern Drive exceeds 8,000 trips per day as agreed by the City Engineer and Prentiss' engineer. Such a schedule will avoid the unnecessary expenditure of funds without the nexus required between the development of property fronting on the roadway and the need for improvements. Prentiss concurs that it will be responsible for infrastructure necessary to service its development. We are prepared to fully live up to our obligations concerning these improvements. However, at this time we are asking the City to provide a reasonable schedule for the construction of improvements. Such a schedule will enable us to develop in the City of Coppell a successful industrial development associated with the Prentiss name. We realize that we could have avoided the infrastructure requirements now by bringing forward small plats on a "piecemeal" basis. But this is not the Prentiss method of development nor is it the proper means of development for Coppell. We have provided a means of master planning a large industrial tract in the City with a reasonable development schedule that enables the flexibility to market the property and to adjust to market demands while assuring that the development meets the City construction standards. We respectfully request infrastructure construction letter. approval of the final plat and phasing program as outlined in this Very truly yours, Michael R. Tucker Vice President xc: Gary Sieb Kirk R. Williams, P.C. William S. Dahlstrom, Esq. Paisley Boney Minutes of March 15, 1990 Planning & Zoning Commission Page 3 Item Following discussion Commissioner Redford moved to approve Case #ZC-524. Commissioner Gross seconded the motion; motion carried (6-0) with Chairman Munsch and Commissioners Green, Gross, Redford, Scott and Tunnell voting in favor of the motion. PLATTING 7: Consider approval of a final plat for Meadows Addition, Section 6, Phase 2, located at the southeast corner of Parkway Boulevard and Samuel Boulevard, at the request of Meadowglen Properties. P&Z Coordinator Taryon Bowman introduced the item to the Commission. Ms. Bowman siated this plat is actually Phase 2 of the Meadows Addition, or Case #PD-105. If approved, this plat will allow the construction of thirteen single-family structures on 2.68 acres. She further stated that all DRC comments have been addressed; therefore, staff has no objections to the plat. Mr. Glen Hinckley was present to represent this item before the Commission. He stated that all utilities are already in place, and that this property should have been included with the final plat with D.R. Horton's project directly adjacent to this property. Mr. Hinckley stated that it was due to an oversight that this property was not included. Following discussion Commissioner Tunnell moved to approve the final plat for the Meadows Addition, Section 6, Phase 2. Commissioner Scott seconded the motion; motion carried (6-0) with Chairman Munsch and Commissioners Green, Gross, Redford, Scott and Tunnell voting in favor of the motion. Item 8: Consider'approval of a final plat for Park West Commerce Center Addition (formerly Gateway Park @ Coppell), located at the southwest corner of Southwestern Drive and Beltline Road, at the request of Prentis/Copley Properties. Director of Planning Gary L. Sieb introduced the item to the Commission. Mr. Sieb stated that this is a 328 acre tract, with the preliminary plat already approved. He also stated that staff would recommend approval of this final plat, however, he would like to point out that the Public Works Department has several concerns, as outlined in their memo dated March 14, 1990. Mr. Sieb also stated that the applicant has included a letter dated March 15, 1990, which says that they do agree to follow through with all their construction drawings and everything will be submitted for City approval within ninety (90) days of this plat going to City Council. Minutes of March 15, 1990 Planning & Zoning Commission Page 4 /)RAFT More specifically, Mr. Sieb mentioned that the letter dated March 14, 1990, and signed by Mr. Michael Tucker, Vice President of Prentis, stated that all construction drawings would be complete and submitted for City approval no later than July 16, 1990. Mr. Sieb also stated that Public Works has taken the stand that sidewalks do need to be provided throughout this entire project. Mr. Mike Tucker of Prentiss Properties was present to represent this item before the Commission. Mr. Tucker stated that they feel they have worked out all of staff's concerns with their letter dated March 15, 1990. He also stated that they had drawn the plat to be consistent with the Thoroughfare Plan, which has a six-lane right-of-way. He further stated that if Council reduces the right-of-way to four lane divided, they would ask Council to approve the plat with the condition that the right-of-way be reduced to four-lane divided. Following discussion Commissioner Gross moved to approve the final plat for Park West Commerce Center with the condition that they complete all the requirements outlined in the memo from the Public Works Department, dated March 14, 1990, (ATTACHED) and with the agreements stated in Mr. Tucker's letter of March 15, 1990 (ATTACHED). Commissioner Redford seconded the motion; motion carried (6-0) with Chairman Munsch and Commissioners Green, Gross, Redford, Scott and Tunnell voting in favor of the motion. Item 9: Consider approval of a preliminary plat for Gateway Business Park Addition, located at the northwest corner of Freeport Parkway and I.H. 635, at the request of Santa Fe Realty. Director of Planning Gary L. Sieb introduced the item to the Commission. Mr. Sieb stated that this subdivision plat also relates to the thoroughfare amendment. Be also stated that this is a 103.82 acre tract of land, and that staff recommends approval of this preliminary plat. Mr. Weldon Davis of Santa Fe Pacific was present to represent this item before the Commission. Mr. Davis stated that he felt the plat was basically a very simple request, and that they have no problem agreeing with staff conditions. He further stated that they will request Council to override the decision of the Planning Commission to require a four-lane divided roadway, and instead ask Council to approve an undivided street. Mr. Davis stated that they feel the median would be a major detriment to the industrial development.