Rollins Leasing-CS 990415CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1159, Rollins Leasing Corporation Addition
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
April 15, 1999
May 11, 1999
Along the south side of Wrangler Drive between Crestside and
Lakeshore Drives.
7.02 acres of property; 23,102 sf office/industrial facility
CURRENT ZONING:
REQUEST:
LI (Light Industrial)
LI-S.U.P. (Light Industrial, Special Use Permi0
APPLICANT:
Developer:
Rollins Leasing Corp.
One Region Plaza
Willington, DE 19803
(302) 426-3545
FAX: (302) 426-2757
Architect:
Mayse & Associates
14850 Quorum Dr., Ste. 201
Dallas, TX 75240
(972) 386-0338
FAX: (972) 386-0578
HISTORY:
No zoning or platting history.
TRANSPORTATION:
Wrangler Drive is currently under construction and will become a
4-lane undivided collector street in a 60'-wide right-of-way. Both
Lakeshore and Crestside Drives are C2U, two-lane undivided road
built in a 60'-wide right-of-way.
SURROUNDING LAND USE & ZONING:
North-
South -
East-
West -
office/warehouse; "LI" Light Industrial
vacant; "LI" Light Industrial
office/warehouse; "LI" Light Industrial
commercial; "LI" Light Industrial
Item# 4
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
light industrial and showroom type of uses.
DISCUSSION:
The applicant is proposing to construct corporate training and regional
offices, as well as a 4-pump fuel island, truck maintenance and truck
wash facility on this 7-acre site. The maintenance and washing facility
are located behind the office building and screened by a 6'-high masonry
screen wall with 2 sliding gates limiting access to the truck court. The
applicant has provided staggered planting of 4"-caliper Live Oak trees,
15' in height against the screening wall along both the Lakeshore and
Crestside street frontages. Also, against the 6'-high screening wall are
groupings of Sea Green Junipers being proposed to soften the long
continuous lengths of wall along both street frontages. According to the
applicant the gates will be closed only between the hours of midnight to
5:00 a.m. The view beyond the sliding gates during regular business
hours is problematic to staff especially when Wrangler Drive will
become a 4-lane undivided collector street with considerable east-west
vehicular traffic, going to the Middle School West.
The proposed fuel island structure measures approximately 19' high and
40' wide. The fuel storage tank will be placed underground immediately
to the west of the fuel structure. The 5 maintenance bays adjoin the
regional offices and are generally a tilt wall construction with metal
overhead doors and metal roof panels. The elevation shows signs
located immediately above the overhead doors. Staff would like to
request the actual elevation of each sign to determine if they could be
considered movement control signs, as claimed by the applicant. The
bays will be partially concealed by the 6-high masonry screen wall
proposed around the perimeter of the property. Each of the bay doors is
approximately 16'-high. More than 60% of those bay doors will be
exposed. The staggered 15'-high Live Oak trees again.~t the screening
wall will screen only a portion of the bay doors from the view from
public right-of-ways.
According to the applicant this facility would service anywhere from 8 to
16 trucks a day. The site has the capacity to park 106 trucks at any one
time. The proposed hours of operation are from 5:00 am to midnight,
Monday through Saturday. The amount of truck traffic generated on an
average week is 50 in and 50 out. The heaviest truck traffic occurs from
4:00 a.m. and 6:00 a.m. and from 5:30 p.m. to 7:00 p.m. The intensity
of truck traffic, as well as the extended hours of operation are
troublesome.
Item# 4
Staff has great concern with the location of this proposed use. With the
Coppell Middle School West campus located less than $00' to the west of
this site and given the quality of the surrounding office buildings and
industrial buildings, we feel that this is too intense a use at this location.
Staff certainly would not be opposed to the use for one of our remote
interior lots at any of the other industrial parks. Concentrating heavy
truck traffic by the Middle School campus is a health and safety concern.
For the first time in an industrial park, adjacent landowners and
developers have expressed concern over the quality and type of use being
proposed and expressed that concern to staff. Much of the apprehension
related to the inappropriateness of the use, as well as the inconsistency of
the project compared with the overall development of the surrounding
properties. The increased truck traffic, environmental issues and image
were all factors that were cited that would negatively impact surrounding
properties.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends denial of this special use permit request for a
number of reasons. We feel it is an inappropriate use for the property, the
intensity of the development is too great for the area, and its proximity to the
Middle School campus is especially troublesome with regards to truck activity.
Upon visiting another similar site staff is of the opinion that the quality of the
facility is not consistent with the industrial facilities in our community. The truck
court and truck maintenance bays at this other facility are screened with a 6' to 8'
high chain-link fence with barbed wire on top that provide no visual screen. The
above ground fuel storage tank is located next to the bays and it measures
approximately 25' in height. The storage tank is extremely visible from the street.
All sliding gates to the truck court and maintenance area are kept opened during
business hours, allowing full view of the truck area to a person standing on the
ground of an adjacent property or street. A substantial number of trucks and
trailers at this site are randomly parked in the truck court. The visual impact of
over 100 parked trucks is unsightly. Finally, considerable adjacent property
owners' opposition has surfaced.
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
ATTACHMENTS:
1) Site Hah
2) Site Details and Elevations
3) Elevations
4) Landscape Plan
Item # 4