Northlake 635(7)-CS000217 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: PSINet ADDITION, REPLAT
& SITE PLAN
P & Z HEARING DATE: February 17, 2000
C.C. HEARING DATE: March 14, 2000
lOCATION: Southeast comer of Crestside and Lake Shore Drives.
SIZE OF AREA: Approximately 6.5 acres of property.
CURRENT ZONING: LI (Light Industrial).
REQUEST: Replat and Site Plan approval to allow for the construction of a
20,120 square foot courtyard area addition to house mechanical
equipment.
APPLICANT: Owner: PSINet Realty Inc. being represented by:
Susan Mead
Jenkens & Gilchrist
1445 Ross Avenue, Suite 3200
Dallas, Texas 75201
214-8554388
FAX 214-8554097
Engineer: Pacheco Koch Consulting Engineers
9401 LRI Freeway, Suite 300
Dallas, Texas 75243
972-235-3031
FAX 972-235-9544
HISTORY: On July 14, 1998 the City Council approved a Site Plan and Minor
Plat on this property to allow for the construction of an 80,000
square foot office building. At that time, the propo~ use for the
property was a call center. The approval was subject to screening of
mechanical equipment and Board of Adjustment approving a special
exception authorizing a reduction in the number of required loading
spaces from four (4) to two (2). Although the building was
constructed and the site fully developed and landscaped, it was never
occupied, and therefore, the Board of Adjustment authorization was
Item # 20
never sought. The current site plan indicates the use of the pmIza'ty
as an office and "dam center" and required number of loading spaces
are being provided for this development.
TRANSPORTATION: Lake Shore Drive is a concrete street, with 41 foot pavement width
within a 60 foot right-of-way. Crestside Drive is a concrete street
with 37 foot pavement width, within 60 foot right-of-way.
SURROUNDING LAND USE & ZONING:
North- Vacant; LI, Light Industrial
South- Vacant; A, Agriculture
East - Maxxis, Inc and Bekins; LI, Light Industrial
West - McCollister Moving and Storage; LI, Light Industrial
COMPREHI::.NSIVE PLAN: The Comprehensive Plan shows the propex, ty as suitable for
Light Industrial/showroom uses
DISCUSSION: The property is currently developed with an 80,000 square foot painted
concrete and brick veneer structure. At the time of initial development,
all the paving and landscaping were installed. However, the building was
never occupied. The prospective tenant is PSINet, an internet access
provider. Plans indicate 6,200 square feet of the building will be office
and the remaining 73,820 square feet will be a data center housing
computer and support equipment. PSINet plans to employ approximately
30 to 50 people. The parking provided will be at a ratio of one space per
300 square feet for the office area, and one space per 267 square feet for
the data center area, for a total of 294 parking spaces. It appears that
they will have more than sufficient parking. The parking was an issue
with the previous proposed tenant, which was a call center with a
relativity high employee density.
The purpose of this site plan amendment is to allow construction of a
20,120 square foot courtyard area to house mechanical equipment. Given
the nature of the proposed use, additional backup electric and air
conditioning systems are required. From street level, this courtyard area will
be an extension of the existing building. This brick veneer finish (versus a
concrete wall) is being extended to the south elevation, due its visibility
from the street and abutting properties. This courtyard area will not have
a roof. However, all mechanical equipment will be less than 20 feet in
height, and therefore not visible from the subject or adjoining properties.
The exhibit rifled "Screening Wall Elevations" illustrates the relative
heights of the mechanical equipment relative to the wall.
The Fire Marshall has reviewed this request and stated that the basic
layout is acceptable. He further stated that additional fire protection
Item # 20
requirements may be required and will be determined during the permit
review process.
As mentioned, all of the paving and landscaping was installed when this
property was originally developed and was in compliance with the
Landscape Ordinance. The proposed addition will require the removal of
both paving and landscaping. Specifically, 53 existing parking spaces
and two (2) Cedar Elms, three (3) Red Oak and four (4) Chinese
Pistache were removed for the courtyard addition. There were also 25
future compact parking spaces (that were paved but not striped) and 12
existing spaces along Lakeshore Drive and the southwest property line
which will be removed. The paving for these 37 spaces will be removed
and replaced with approximately 5,091 square feet of landscaping and
nine (9) additional Red Oaks will be planted. Approximately 71,096
square feet or 25 % of the site will be devoted to landscaping. Finally,
there is a minor error on the landscape analysis, whereas the table
correctly reflects the number of replacement trees as nine (9), and the
analysis indicates 10 replacement trees. The actual number is nine (9).
PSINet Addition. Lot 1 Block 1 -Replat
The sole purpose of the replat is to relocate the firelane to allow for the
above described building expansion. All easements on the existing Lot
2, Block A of Northlake 635 Business Park are reflected on the replat.
RF_I20~A~ON TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the site plan and replat.
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.
ATI~ACH3~NTS: 1) Fire Department Comments
2) Site Plan
3) Landscape Plan
4) Screening Wall Elevations
5) PSINet Addition, Lot 1 Block 1 - Replat
Item # 20
DE VEL OPMENT RE VIE W COMMITTEE
FIRE PREVENTION COMMENTS
ITEM: PSINET ADDITION LOT 1,BLK 1 REPLAT
DRC DA TE; January 27, 2000
1. Additional fire protection requirements may be required for this project. However, the basic
layout as submitted is acceptable. PSINet is aware of the possibility of additional fire requirements,
which will be addressed during the permit review process.