Gateway BP(1.4)-CS030220APPLICANT:
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Gateway Business Park, Lot 1R, Block 2,
Site Plan Amendment
(Haverty's Furniture)
P Z HEARING DATE: February 20, 2003
C.C. HEARING DATE: March 11, 2003
STAFF REP.: Gary L. Sieb, Planning Director
LOCATION: 770 Gateway Boulevard.
SIZE OF AREA: 31.402 acres of property.
CURRENT ZONING: LI (Light Industrial)
REQUEST: Site Plan Amendment to allow a 245,277 square foot warehouse
addition to the existing retail/office/warehouse and to increase
parking for the facility by 124 spaces.
Rawson Haverty, Jr.
Haverty Furniture Co.
780 Johnson Ferry Rd., Suite 800
Atlanta, GA. 30342
(404) 443 -4317
FAX (404) 443 -4176
Architect:
MacGregor Associates Architects
2675 Paces Ferry Rd., Suite 210
Atlanta, GA. 30339
(770) 432 -9400
FAX (770) 432 -9934
Item #13
HISTORY:
SURROUNDING LAND USE ZONING:
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City Council approved the final plat of Gateway Business Park on
June 12, 1990. On October 12, 1993, Council approved a replat of
Block 2. On April 9, 1996, Council approved a second replat with
site plan for the subject site, allowing a 214,000 square foot regional
distribution warehouse and a 50,000 square foot retail furniture
showroom. Both have subsequently been constructed. In December
of 2000, Council approved a 170,590 square foot addition to the
existing warehouse, and in December of 2002, granted an 18 month
extension to the expiration date of that 2000 addition.
TRANSPORTATION: Gateway Boulevard is a C4U, four -lane undivided collector street
built to standard within a 70 foot right of way.
North Railroad (D.A.R.T. right of way), United States Postal Facility; LI,
Light Industrial
South I.H. 635, warehouse/office space; LI, Light Industrial
East Vacant; LI, Light Industrial
West Park `N Fly parking lot; LI, Light Industrial
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
light industrial and showroom uses.
DISCUSSION: This is an application to expand an existing warehouse use in our industrial
district. In 2000 Council granted a 170,590 square foot addition to the
existing warehouse. That addition was not constructed, but in December of
2002, Council granted an 18 month extension to that approval. The applicant
has re- evaluated its needs and requests— through this application approval of
a different site plan expansion. Specifically, Haverty's Furniture proposes to
increase the size of its facility by 245,000 square feet. In addition, they wish
to add 124 new parking spaces to accommodate the expansion.
SI 1'E PLAN (Drawing A -1)
The site plan submitted with this request depicts a three -phase development.
Phase I is already on the ground, and consists of a 214,000 square foot
warehouse, a 50,000 square foot showroom, and 356 parking spaces; Phase II
is being considered by this request, and includes a warehouse expansion of
245,000 square feet, and an additional 124 parking spaces. Phase III lays out
possible future warehouse expansion of 200,000 square feet. We are only
considering the relationship of Phase I and Phase II development here.
Item #13
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Because the Board of Adjustment granted a parking exception (see below) in
1996 which covered Phase I and Phase II of this development and parking
seems to be more than adequate, we will not require parking beyond that
shown on this plan. The remainder of the site plan conforms to the overall
conceptual expansion submitted at time of initial development. Exchange
Circle is built and provides access to the interior of the site as well as a
second point of warehouse ingress/egress. The buildings here have been
constructed in conformance with the guidelines discussed during the initial
development process. There are minor adjustments needed to the site plan.
A note designating total parking spaces for each parking area is needed; the
easement information needs to be eliminated from this drawing as it is more
relevant (and is shown) on the minor plat.
ELEVATIONS (Drawing A -2)
The elevations generally conform to the site plan submittal. Minor additions
include noting the height of the existing and proposed buildings. The North
Elevation Addition "existing and proposed warehouse expansion" note needs
to be reversed. The Guardhouse Elevations need height, width, and length
added to the drawing. In addition, a note needs to be added stating that the
color of the building matches the warehouse color scheme. The concrete
masonry unit (CMU) is not defined as a masonry construction material in
Coppell and will have to be changed. Most recently Staples had a similar
situation occur and elected to construct their security station from the same
material as the warehouse itself. That same solution would work here.
PARKING (Board of Adjustment. action)
Parking requirements for the existing office/showroom (50,000 square feet)
and warehouse (214,000 square feet) totals 464 spaces. A count of on -site
parking spaces reflects 356 spaces on the site today. When one includes the
proposed 245,000 square foot warehouse expansion, required parking spaces
would total 709. Looking to the future expansion of an additional 199,000
square feet in Phase II, the Code required parking count increases to 908
parking spaces.
This discrepancy between required and provided parking was resolved in a
Board of Adjustment action which granted Haverty's a special exception
from the normally required parking counts. In April of 1996, the Board
granted a reduction of 229 parking spaces from a required 671. Further, the
Board stated that all 442 spaces did not have to be provided until an
expansion of the warehouse occurred. That action was based on a plan
somewhat different from the one before you now. Reviewing the current
case, the existing 356 spaces will be increased to 480 if the requested
warehouse expansion is allowed. However, by code requirement adding the
245,000 square foot warehouse addition would necessitate a total of 709
parking spaces. To repeat, if all things were equal and the Board had granted
no parking reduction, the plan before you would require 709 parking spaces.
Item #13
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the Haverty's expansion subject to the following conditions:
Item #13
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However, because the Board granted a parking exception and reduced the
required number of spaces by 229, at conclusion of Phase II building, 480
spaces will be required. The site plan reflects that number of parking spaces.
As a point of information, adding the Phase 11I proposal (which is NOT being
considered with this request) would result in an additional 199,000 square
foot building and 199 more required parking spaces. Because the Board
granted an exception to the first two phases of development, one could
assume the applicant would go to the Board again for additional parking
relief. To summarize, with this lot fully developed 908 parking spaces
would be Code compliant, but because the Board granted a special exception,
the number of spaces shown on this Plan (for Phase II development) –the 480
parking spaces—will be adequate for this development. When Phase III
expansion occurs, an additional look at parking requirements will be
necessary.
LANDSCAPING (Drawing L 1.01)
The landscaping plan needs work. The submittal shows some existing plant
material being transplanted to other locations as the warehouse expansion
takes over that space. The Zoning Ordinance states that all plant material
must be kept in a healthy and growing .condition, and if the transplanted
materials die, replacement is required. It would be prudent to add that note to
the landscape plan.
The east property line needs to be clearly shown and the weight of that line
increased to match the remainder of the boundary lines. Because the majority
of the north side of the property will be screened by buildings from the public
r.o.w., staff would support the request to eliminate the landscape screening
adjacent to the railroad, just as we did with the Phase I development. A note
on the Plan so states. In addition, the proposed six foot chain Link fence
shown on the site plan needs to be shown on the landscape plan, too.
A final comment addresses the calculations for providing the required
landscaping on this site. Although requested in the Development Review
Committee meeting, the applicant has not fully complied with Section 12 -34
of the Zoning Ordinance. Specifically, 12 -34 -9 has not been properly
addressed. A rough estimate would suggest approximately 129,000 square
feet of non vehicular open space is required for this intensity of development.
We have not been provided with calculations reflecting the amount of
landscaping being provided in that category. This request needs to comply
with the non vehicular landscaping requirements of the Zoning Ordinance.
ATTACHMENTS:
1) Site Plan
2) Landscape Plan
3) Elevations
1. Note total number of parking spaces for each parking area shown on site plan.
2. Remove easement information from site plan.
3. Show height of existing and proposed buildings.
4. Elevation note stating "existing and proposed warehouse expansion" needs to be
reversed.
5. Guardhouse elevations need height, width and length information added.
6. Add note that guardhouse color will match existing warehouse color scheme.
7. Address the guardhouse CMU issue.
8. Add note to landscape plan that states all plant material will be maintained in a
healthy and growing condition.
9. Identify and increase weight of east property line to match remainder of boundary
lines.
10. Show six foot chain Link fence on landscape plan.
11. Comply with Section 12 -34 -9 of the Comprehensive Zoning Ordinance.
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
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Item #13
P Z HEARING DATE:
C.C. HEARING DATE:
REQUEST:
APPLICANT:
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CITY OF COPPELL
PLANNING DEPARTMENT
February 20, 2003
March 11, 2003
STAFF REPORT
CASE: Gateway Business Park, Lots 1R and 3A, Block 2,
Replat
(Haverty's Furniture)
STAFF REP.: Gary L. Sieb, Planning Director
LOCATION: 770 Gateway Boulevard.
SIZE OF AREA: 43.259 acres of property.
CURRENT ZONING: LI (Light Industrial)
Replat to allow a 245,277 square foot addition to the existing
retail/office /warehouse and to increase parking for the facility by 124
spaces.
Mr. Rawson Haverty, Jr.
Haverty Furniture Co.
780 Johnson Ferry Rd., Suite 800
Atlanta, GA. 30342
(404) 443 -4317
FAX (404) 443 -4176
Engineer:
Halff Associates
8616 NW Plaza Drive
Dallas, TX. 75225
(214) 346-6324
FAX (214) 361 -5573
Item 14
HISTORY:
TRANSPORTATION: Gateway Boulevard is a C4U, four -lane undivided collector street
built to standard within a 70 foot right of way.
SURROUNDING LAND USE ZONING:
ATTACHMENTS:
Page 2 of 2
City Council approved the final plat of Gateway Business Park on June 12,
1990. On October 12, 1993, Council approved a replat of Block 2. On April
9, 1996, Council approved a second replat with site plan for the subject site,
allowing a 214,000 square foot regional distribution warehouse and a 50,000
square foot retail furniture showroom, both now existing on the site. In
December of 2000, Council approved a 170,590 square foot addition to the
existing warehouse, and in December of 2002, granted an 18 month
extension to the expiration date of that 2000 addition.
North Railroad (D.A.R.T. right of way), United State Postal Facility; LI,
Light Industrial
South 1.1-1.635, warehouse /office space; LI, Light Industrial
East Vacant; LI, Light Industrial
West Park `N Fly parking lot; LI, Light Industrial
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
light industrial and showroom uses.
DISCUSSION: The hearing immediately preceding this request necessitates a replat of the
property to accommodate the expansion outlined on the site plan. In that all
appropriate departments have reviewed this replat, and no substantial
corrections are needed at this time, this replat can be approved with the
conditions listed under our staff recommendation.
RECOMMENDATIONTO THE PLANNING AND ZONING COMMISSION:
Staff reconunends approval of this replat with the following condition:
dimension the width of the fire lane that extends south to Gateway
Blvd., east of the westem fire lane.
ALTERNATIVES:
1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
1) Replat Document
Item 14