Coppell Ind 2-CS031120
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-185R, COlWell Industrial Addition
(Tradepoint)
C.c. HEARING DATE:
November 20, 2003 (Continued from the P&Z Meeting on
10/16/03)
December 9, 2003
P & Z HEARING DATE:
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
50' east of Royal Lane; north of Bethel Road.
SIZE OF AREA:
98.84 acres of property.
CURRENT ZONING:
PD-185-LI (Light Industrial)
REQUEST:
PD- I 85 Revised to attach a Detail Site Plan
APPLICANT:
Owner:
HilIwood Funds No. 1 LP
Three Lincoln Centre
5430 LBJ Freeway, Suite 800
Dallas, Texas 75240
(972) 847-1422
FAX: (972) 201-2989
Architect:
Rick Gilliland
RGA Architects
215 N. Oak Street, Suite A
Roanoke, Texas 76262
(817) 430-3382
FAX: (817) 491-1969
Item # 6
Page 1 of 6
Engineer:
Stephen Crawford
Halff Associates, Inc.
4000 Fossil Creek Blvd.
Fort Worth, TX 76137
(817) 847-1422
FAX: (817) 232-9784
HISTORY:
In May 2000, Council approved PD-185-LI to allow for the
development of two office/warehouse buildings on approximately
100 acres of property. Phase One of this development was
proposed to contain a 600,000 square-foot building with a 350,000
square-foot future expansion area. Phase Two anticipated a
900,000 square-foot building. This PD included various conditions
including: a reduction in the required parking for warehouse uses,
tree mitigation and allowing for a single 120 square-foot monument
sign, in lieu of two 60 square-foot signs. Council also approved a
Preliminary Plat for the entire acreage and a Final Plat to allow for
Phase One construction.
Since that time, staff has administratively approved a revision to
the Site Plan to allow for 50 additional parking spaces along Bethel
Road, east of Royal Lane to serve the 150 Mohawk employees.
TRANSPORTATION:
Bethel Road is currently a two-lane asphalt road; however, it is
designated on the Thoroughfare Plan as a C4D, to be built within
90' to 100' R-O-W. Construction documents are currently being
prepared to improve this road to a 4-lane divided-concrete
thoroughfare. Improvements are scheduled to start in the second
quarter of 2004 and be completed the third quarter of 2005.
SURROUNDING LAND USE & ZONING:
North - Wagon Wheel Park; LI (Light Industrial)
South - Postal Distribution Center; LI (Light Industrial)
East - U-Line; LI (Light Industrial)
West - Sun Dial, TNA, Craftmade International; LI (Light
Industrial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for Light Industrial/Showroom Uses.
Item # 6
Page 2 of 6
DISCUSSION:
Page 3 of 6
As discussed in the HISTORY section of this report, this PD for this
approximate l00-acre tract was approved to allow two office/warehouse
buildings, totaling approximately 1.8-million square feet. The first phase,
600,000-square feet, has since been built, and Mohawk has occupied most
of this building. The current request is to allow for the expansion of the
first building and to permit the development of the second equally-sized
building. This Detail Plan is in general conformance with the Concept
Plan that was approved with the original PD in terms of building
placement, size, bulk and landscaping. The original PD allowed for a
reduction of the parking required for warehouse use from a ratio of one
space per 1,000-square feet to one space per 5,000-square feet. This
condition will be carried forward with the caveat that if additional parking
is required, all parking areas must be in compliance with the regulations of
the Landscape Ordinance in terms of number of trees and property devoted
to landscaping.
As mentioned, the Site and Landscape Plans are essentially the same as
was previously approved, and therefore, staff's comments are limited to
minor technical and drafting errors. Specifically, parking counts in the
Data Table need to rounded to the nearest whole number (not revised);
the R-O-W for Bethel Road needs to be corrected from 990 feet to 90
feet (not corrected); dimensions need to be added to the Landscape Plan
(added); the existing and proposed landscaping in the
detention/landscape area along the east property line need to be
differentiated (revised), and finally, it must be specified that the future
trailer parking area will be hydromu1ched and contain required trees in
the required parking islands until such time this area is needed for
vehicle or trailer parking (note added).
The most notable difference from the eXlstmg PD are the elevations,
including: the new designs for the entries, the type of roof for the
expansion area and second building and the color scheme proposed for
the second building. The existing building fronts Bethel Road and has a
two-story window entry feature at the corners of the building, which
appear to be approximately 60% glass. The expansion area for this first
building will somewhat mimic that design; however, the second-story
windows have been eliminated and the percentage of glass in these
entries has been reduced to approximately 40 % . Staff feels that this
additional glass provides a more aesthetic entry and breaks up the
expanse of the 500-foot building frontage. The second building is
proposing a different color scheme, being more brownish than gray, and
has further reduced the amount of glass at the corner -entry features to
approximately 20%. While the massing and size of all of the corner
entries are fairly consistent, staff is concerned with the lack of detail and
the preponderance of tilt-wall over glass, especially with Building 2.
Item # 6
Finally, the expansion area for Building 1, and the entire Building 2, will
have a standing-seam metal roof, instead of the existing tilt-wall roof.
This roof appears awkward in scale in relation to the mass of the
building. Since the previous Planning and Zoning Commission
meeting, the applicant has redesigned the corner entry features for
the expansion of the existing building, as well as the proposed
Building 2. As indicated on Sheet 3.1.2, the entry elevation for the
expansion of Building 1 has been enhanced by adding reveals and
recessed concrete panels and light cool gray paint in an area equal in
mass to the windows on the first floor. More significant are the
changes proposed to Building 2. As shown on Sheet 3.2.2. and
further illustrated on the color renderings, the north and south entry
areas have been articulated through the use of layered panels,
actually creating four plains, plus the metal canopy. The proposed
color scheme further enhances the design. Sheet L3.0 has been
added to this package, which details additional landscaping being
installed adjacent to all four main entries of proposed Building 2.
Along these north and south elevations (along the street frontages)
two full-length recessed concrete panels have been added where the
man-doors are located, as well as smaller accent areas and
undulating roofline. Along the long lengths of the building, both
internal to the site and facing the detention area and PD-186 (Duke),
sets of four clear story windows (approximately the width of two
dock doors) have been added approximately every 72 feet above the
dock doors.
A unique part of this PD request is the allowance for a "middle-entry
feature" that may be incorporated into the east and/or west facades, as
needed, for future tenants in both or either of the buildings. This
"middle- entry feature" will enhance these facades by breaking up the
expanse (1,900 linear feet), as well as providing identification for the
tenant. In terms of revisions to the Site Plan, there will be additional car
parking spaces and landscaping at these entries. In terms of building
elevations, these "middle-entry features" will convert several of the
existing overhead doors to windows and store-fronts, and metal canopies
and additional accent colors will be added. The incorporation of these
entry features may be approved administratively, without going through
the Site Plan Amendment process. It is recommended that, at a
minimum, this type of canopy be added to the entry features at the
corners of Building 2 to compensate for the lack of giass and other
architectural feature. It is also important to establish at the corners the
canopy feature that can be repeated when the "middle entry" features are
added. The design of the middle entry feature for Building 1 is
essentially the same as previously submitted. The middle entry
feature for the second building has been revised, specifically, clear
Item # 6
Page 4 of 6
story windows have been added and the canopy has been redesigned.
Sheet L3.0, which has been included in this resubmittal, includes a
detail of the landscaping proposed for the middle entry features.
However, this sheet specifies that this landscaping is for the middle
entry feature of Building 2. Staff is recommending that this
landscape design also be included for the middle entry features of
Building 1.
Finally, there is an existing illegal guardhouse on the property. This
needs to be removed. If a guardhouse is desired, it must be compliant
with the masonry requirements, etc., and shown on the Site Plan,
Landscape Plan and Elevations. The port-o-potty must also be removed.
The applicant has submitted a new sheet, A5.1.1, which specifies the
elevations and location of the security house. The security house will
be moved approximately 4 feet to the east, which will be out of the
designated firelane. The applicant is requesting to apply
manufactured stone veneer over the existing metal surface. The
existing roof and the new metal fascia will be painted to match the
stone veneer. It is assumed that the port-o-potty will be removed.
RECOMMEND A nON TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-185R, Coppell Industrial
Addition (Tradepoint), subject to the following conditions:
1) Technical and drafting revisions:
. parking counts need to rounded to the nearest whole number;
. the R-O-W. for Bethel Road needs to be corrected from 990
feet to 90 feet;
. dimensions ReeEl te 8e added to tile LaRElseare Plan;
. tile eJtisting aREI rreflosed laRElsearing in tile
aeteatieR/laaaseal30 area al0Bg tHe east property liRe fleeas to
8e differentiated;
. s"ecifieation that tfie fulllfe trailer "arking area will be
ilydrsHlllleiled aRd esntaiR reqllired trees iR tile fuMe !larkiRg
islan8s lIRtil SlieR time tfiat tRis area is Reeded for veRiele or
trailer !'larlcing.
2) Consideration be given to adding canopies to the entries, at the
corners of Building 2, to compensate for the lack of glass and
other architectural features (see revised elevations).
3) Remove the existing illegal security house and port-o-potty from
the western parking lot. If a security house is desired, it must be
compliant with the masonry requirements, etc., and shown on the
Item # 6
Page 5 of 6
Site Plan, Landscape Plan and Elevations. The elevations and
location of the security house shall be as indicated on Sheet
5.1.1. The port-o-potty shall be removed.
4) Revise Detail C on Sheet L3.0 to indicate that this landscape
design will be required for the middle entry features of
Buildings 1 and 2.
AL TERNA TIVES
I) 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.
ATTACHMENTS:
I) Color renderings of:
. Building 2, Entry,
. Mid-Entry, Building I,
. Mid-Entry, Building 2, and
. Security House
2) Detail Site Plan (Al.O.O)
3) Landscape Plan (L1.0)
4) Landscape Details and Calculations (L2.0)
5) Landscape Details for Entry Areas (L3.0) - New this submittal
6) Elevations Building 1 Expansion (A3.I.1)
7) Elevations Building I, Entry Details (A3.1.2)
8) Elevations Building 2 (A3.2.1)
9) Elevations Building 2, Entry Details (A3.2.2)
10) Middle Entry, Building 1 (A4.1.1)
I I) Building Signage, Building I (A4.I.2)
12) Middle Entry, Building 2 (A4.2.1)
13) Building Signage, Building 2 (A4.2.2)
14) Security House Elevations (AS.I.l) - New this submittal
Item # 6
Page 6 of 6
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: COlWell Industrial Addition (Tradepoint), Lots lR
and 2, Block A, Replat & Final Plat
P & Z HEARING DATE:
c.c. HEARING DATE:
November 20, 2003 (Denied at the P&Z Meeting on 10/16/03)
December 9,2003
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
50' east of Royal Lane; north of Bethel Road.
SIZE OF AREA:
98.84 acres of property, being a Replat of 45.36 acres and a Final
Plat of 53.48 acres.
CURRENT ZONING:
PD-I 85-LI (Light Industrial)
REQUEST:
Replat Lot 1, Block A to allow an expansion to an existing building,
and Final Plat Lot 2, Block A, for the development of an
office/warehouse building.
APPLICANT:
Owner:
Hillwood Funds No. 1 LP
Three Lincoln Centre
5430 LBJ Freeway, Suite 800
Dallas, Texas 75240
(972) 847-1422
FAX: (972) 201-2989
Architect:
Rick Gilliland
RGA Architects
215 N. Oak Street, Suite A
Roanoke, Texas 76262
(817) 430-3382
Item # 7
Page 1 of 4
FAX: (817) 491-1969
Engineer:
Stephen Crawford
Halff Associates, Inc.
4000 Fossil Creek Blvd.
Fort Worth, TX 76137
(817) 847-1422
FAX: (817) 232-9784
HISTORY:
In May 2000, Council approved PD-185-LI to allow for the
development of two office/warehouse buildings on approximately
100 acres of property. Phase One of this development was
proposed to contain a 600,000 square-foot building with a 350,000
square-foot future expansion area. Phase Two anticipated a
900,000 square-foot building. This PD included various conditions
including: a reduction in the required parking for warehouse uses,
tree mitigation and allowing for a single 120 square-foot monument
sign, in lieu of two 60 square-foot signs. Council also approved a
Preliminary Plat for the entire acreage and a Final Plat to allow for
Phase One construction.
Since that time, staff has administratively approved a revision to
the site plan to allow for 50 additional parking spaces along Bethel
Road, east of Royal Lane to serve the 150 Mohawk employees.
TRANSPORTATION:
Bethel Road is currently a two-lane asphalt road; however, it is
designated on the Thoroughfare Plan as a C4D to be built within
90' to 100' R-O-W. Construction documents are currently being
prepared to improve this road to a 4-1ane divided concrete
thoroughfare. Improvements are scheduled to start in the second
quarter of 2004 and be completed in the third quarter of 2005.
SURROUNDiNG LAND USE & ZONING:
North - Wagon Wheel Park; LI (Light Industrial)
South - Postal Distribution Center; LI (Light Industrial)
East - U-Line; LI (Light Industrial)
West - Sun Dial, TNA, Craftmade International; Ll (Light
Industrial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for Light Industrial/Showroom uses.
Item # 7
Page 2 of 4
DISCUSSION:
As mentioned in the HISTORY section, this entire tract was preliminary
platted into two lots, and a Final Plat for the first phase of development
was approved at that time. This request is to replat Lot 1 into LotlR,
incorporating the additional 14.98 acres of property to allow for the
expansion of the Building 1, and to final plat the remaining 53.48 acres
to allow for the construction of the second building.
The replat of Lot 1 will involve the abandonment of an existing platted
fire lane and landscape easement, which will be relocated to the north
side of the expanded building area. The common access easements and
adjacent IO-foot landscape easements have also been expanded to serve
both buildings in their ultimate configurations.
Along the eastern side of this plat, there is an existing 8.47-acre landscape
and detention easement, which was established through a private
agreement between Champion and Duke-Weeks on December 22, 2000.
Therefore, this 8.47 -acre drainage and detention easement and the
proposed 20-foot easement running parallel to Bethel Road are not
required and need to be removed from the Plat. These easement areas will
continue to be privately maintained per the existing agreement. The
notations on the plat are still stating that these easements are to be
"dedicated by this plat". So there is no confusion in the future as to
the maintenance responsibility for these drainage areas, staff is
recommending that these notes be revised from "dedicated by this
plat" to "as established by private agreement."
The construction documents for the improvements to Bethel Road are
currently under design. An additional .047 of an acre of property is
needed for additional R-O-W at the southwest corner of the tract, which
is being dedicated by this Plat. The Engineering Department is also
coordinating with the owners of this tract to provide for temporary
easements needed for the construction of Bethel Road.
RECOMMEND A nON TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of Coppell Industrial Addition
(Tradepoint), Lots lR and 2, Block A, Replat & Final Plat, subject to the
following conditions:
1) Corre8tieR eftRe a8reage efLet IR 011 tRe faee oftl1e plat frem
45.31 to 45,](; aeres. (corrected)
2) Deletion of the proposed dedication of the 8.47-acre drainage
and detention easement along the eastern property line and the
proposed 20-foot easement running parallel to Bethel Road.
Item # 7
Page 3 of 4
These will continue to be privately maintained. Revise tbe
notations from "dedicated by tbis plat" to "as established
by private agreement"
3) Additional easements may be required during the engineering
review process.
4) Provision of easements as may be required by franchise utility
companies (i.e Oncor/Comcast/Verizon).
ALTERNATIVES
I) Recommend approval ofthe request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Replat and Final Plat
Item # 7
Page 4 of 4