W Sandy Lk Addn-CS040520CASE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
West Sandy Lake Road Addition~ Lot 1, Block 1
(Ferguson}~ Site Plan
P & Z HEARiNG DATE:
C.C. HEARING DATE:
May20,2004
June 8, 2004
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
Along the north side of Sand3' Lake Road, approximately 1,300
feet east of SH 121.
SIZE OF AREA:
31.6 acres of property.
CURRENT ZONING:
LI (Light Industrial)
REQUEST:
APPLICANT:
Site Plan approval to allow the construction of an approximate
604,800-square-foot office/warehouse.
Ferguson Realty Company
c/o Meyer & Crow Company
3811 Turtle Creek Blvd. #730
Dallas, Texas 75219
Phone: (214) 520-7800
FAX: (214) 520-2015
Architect:
John Taylor
azimuth architecture, inc.
3809 Parry Avenue, # 205
Dallas, Texas 75226
Phone: (214) 261-9060
FAX: (214) 261-9049
Engineer:
David Littleton
HalffAssociates, Inc.
8616 Northwest Plaza Drive
Dallas, Texas 75225
Phone: (214) 346-6200
FAX: 214-361-5573
Page 1 of 5
Item #12
ttlSTORY:
There is no zoning or platting histoo' on this tract of land. However, the owners
of this property, who also own the property abutting to the west, participated when
the City initiated the rezoning of 200+ acres of property from Light Industrial to
Highway Commercial along S.H. 121 frontage. The triangular tract of land
between the subject tract and S.H. 121, north of Sandy Lake, is now zoned for
Highway Commercial.
TRANSPORTATION:
Sandy Lake is designated as a C4D/6 on the Thoroughfare Plan. In
the third quarter of this year, construction xvill begin to improve this
existing two-lane asphalt road to a four-lane divided thoroughfare
within 110-120 feet of righbof-way. The median has been designed
to be wide enough to accommodate the additional two lanes, if
warranted in the future.
SURROUNDING LAND USE & ZONING:
North - Undeveloped LI (Light Industrial)
South - Undeveloped - Four Seasons Addition; LI (Light Industrial)
East - Undeveloped L1 (Light Industrial)
West- Undeveloped LI (Light Industrial) and HC (Highway Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for Light Industrial and Showroom uses.
DISCUSSION:
This request is for a Site Plan approval to allow the development an
approximate 605,000-square-foot office/warehouse building to be located
along the north side of Sandy Lake Road, east of S.H. 121. While this type
of bulk/tilt-wall warehousing is fairly typical in our Light Industrial areas,
given the location and visibility of this proposed project, there are issues
which merit detailed discussion, including access, trees, screening and
architectural character of the building.
ACCESS
Access to this property will be via two driveways along Sandy Lake Road
and one to S.H. 121. Both of the driveways along Sandy Lake will be
served by full median breaks. The eastern driveway straddles the propcrty
line and will be shared with the abutting land so that both properties can
utilize access to the median opening. The western driveway, however, is
not providing tbr mutual access to the abutting property. Staff is
recommending that this driveway be relocated to be along the common lot
Page 2 of 5
Item # 12
line (similar to the eastern driveway), or provide a driveway connection,
within the property, parallel to Sandy Lake Road.
The third point of access is proposed to connect this property to S.H. 121
with a flag-shaped lot. First, this driveway will need to be approved and
permitted by TxDOT. Second, the location of this access to S.H. 121 will
impact the accessibility of the surrounding properties, due to TxDOT's
driveway spacing criteria. Staff is again recommending that shared access
be considered for the benefit of future development of the intervening,
triangularly shaped HC property to the south and a similarly shaped
property abutting to the north.
TREE PRESERVATION/LANDSCAPING
Trees heavily impact this site. Per the tree survey submitted by the
applicant, 6,117-caliper inches exist on this site, approximately 2,377 of
which are being preserved as tree rows along the northern and eastern
property lines. As detailed in the attached comments from John Elias,
Landscape Manager, giving credit for these preserved trees in combination
with upsizing of various trees, a contribution to the City of Coppell
Reforestation and Natural Areas Fund in the amount of $55,350 will be
required. Further upsizing of the required trees on the Landscape Plan, as
accomplished on similar projects in this area, may further reduce the total
contribution due. The payment of this fee is not negotiable through the
Site Plan approval process; however, it may be addressed through other
venues.
This property is in one of the City's Primary Image Zones. These zones
have special landscape edge requirements. Specifically, "Cedar Elms are
the dominant street tree in the median and the edges, accented with
Redbud and Wild Plum and accent overstory trees of Sweet Gum or
Chinese Pistache." This streetscape plan also calls for Live Oaks to "soften
the edge and provide year-round screening." Compliance with this
Ordinance will not substantially change the design of the landscaping of
this project, it will just require the replacement of the proposed Bald
Cypress trees with Cedar Ehns along Sandy Lake Road.
BUILDING ELEVATIONS/V1SIBII,ITY
This site is currently extremely visible from north and southbound S.H. 121
and will always be visible from Sandy Lake Road, and as mentioned above,
it is within one of the City's Primary Image Zones. This building is
proposed to have 540 feet of frontage along Sandy Lake Road and 53-55
dock doors within 1,120-linear feet along the east and west elevations. The
view of this building will be somewhat obscured by the existing and
proposed trees; however, compliance with the tbllowing provision of the
Light Industrial District regulation must be demonstrated:
Page 3 of 5
Item #12
"Where walls exceed lO0 feet in length, additional architectural
accents must be included to break up the expanse of the wall. These
may include items such as reveals, window& and wall articulations,
among others'.'
As detailed in the attached memo from the applicant, Richard Crow, he
contends that this design exceeds this provision of the Zoning Ordinance
through a combination of reveals, paint colors and the inclusion of clear
story windows. Staff still has some concern, especially given the visibility
from surrounding properties and thoroughfares. In addition to overall
design issues, staff is recommending that two additional 1 O-foot screening
walls, perpendicular to the building to shield the view of the loading areas,
be added to the north side of the building similar to those being provided
along the south side of the building parallel to Sandy Lake Road. No
monument signs are proposed for this development.
Finally, there are still several easement discrepancies between the Plat and
Site Plan. Specifically, the water line easement on the eastern property line
is indicated as a 20-foot easement on the Site Plan, and a 22-foot easement
on the Plat. There is also a drainage easement on the Plat along the western
properly line, which does not show on the Site Plan.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of West Sandy Lake Addition, Lot I,
Block 1, Site Plan, subject to the following conditions:
1) TxDOT approval for the access to S.t t. 121.
2) Mutual access being provided along the western property line.
3)
4)
5)
6)
7)
Mutual access being provided from the driveway to S.H. 121 to
properties abutting to the north and south.
Demonstrate compliance with Sec. 12-25-5.2, Type of construction,
of the Zoning Ordinance.
Substitution of the proposed Bald Cypress trees with Cedar Elms
along Sandy Lake Road.
Consideration to up-sizing additional trees to reduce the reparation
fee.
Addition of two 10-foot screening walls along the north side of the
building, perpendicular to the building.
Page 4 of 5
Item # 12
8) Resolve the inconsistencies in the easements between the Plat and
Site Plan.
ALTERNATIVES
1)
3)
4)
Recommend approval of the request.
Recommend disapproval of the request.
Recommend modification of the request.
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Department cormnents (Engineering, Parks)
2) Memo from Richard Crow
3) Site Plan
4) Elevations (2 pages)
5) Landscape plan
6) Landscape specs
7) Existing Tree Plan
8) Existing Tree Legend
Page 5 of 5
Item #12
CASE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
West Sandy Lake Road Addition~ Lot 1~ Block 1
{Ferguson}~ Minor Plat
P & Z HEARING DATE:
C.C. HEARING DATE:
May20,2004
June 8, 2004
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
Along the north side of Sandy Lake Road, approximately 1,300
feet east of SH 121.
SIZE OF AREA:
31.6 acres of property.
CURRENT ZONING:
LI (Light Industrial)
REQUEST:
APPLICANT:
Minor Plat approval to allow the construction of an approximate
604,800-square-foot office/warehouse.
Owner:
Ferguson Realty Company
c/o Meyer & Crow Company
3811 Turtle Creek Blvd. #730
Dallas, Texas 75219
Phone: (214) 520-7800
FAX: (214) 520-2015
Architect:
John Taylor
azimuth architecture, inc.
3809 Parry Avenue, # 205
Dallas, Texas 75226
Phone: (214) 261-9060
FAX: (214) 261-9049
Engineer:
David Littleton
Halff Associates, Inc.
8616 Northwest Plaza Drive
Dallas, Texas 75225
Phone: (214) 346-6200
FAX: (214) 361-5573
Page 1 of 3
Item #13
HISTORY:
There is no zoning or platting histoD, on this tract of land. However, the owners
of this property, who also own the property abutting to the west, participated when
the City initiated the rezoning of 200+ acres of property from Light Industrial to
Highway Commercial along the S.H. 121 frontage. The triangular tract of land
between the subject tract and S.H. 121, north of Sandy Lake is now zoned for
Highway Commercial.
TRANSPORTATION:
Sandy Lake is designated as a C4D/6 on the Thoroughfare Plan. In
the third quarter of this year, construction will begin to improve this
existing two-lane asphalt road to a four-lane divided thoroughfare
within 110-120 feet of right-of-way. The median has been designed
to be wide enough to accommodate the additional two lanes, if
warrm~ted in the future.
SURROUNDING LAND USE & ZONING:
North Undeveloped LI (Light Industrial)
South- Undeveloped Four Seasons Addition; LI (Light Industrial)
East Undeveloped L1 (Light Industrial)
WesN Undeveloped LI (Light Industrial) and HC (Highway Cormnercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for Light Industrial and Showroom uses.
DISCUSSION:
This Minor Plat will establish a building site for the proposed 605,000-
square-foot building, as well as easements as required for fire lanes, access
and municipal and franchise utilities. As discussed in detail in the Site
Plan review, there are several outstanding issues relating to access to S.H.
121 and the provision of mutual access opportunities for abutting
properties. As discussed in the attached comments from the Engineering
Department, it is also critical that the applicant provides proper
documentation that establishes off-site drainage and access easements.
Inconsistencies between the plat and site plan easements must also be
rectified. Finally, the standard Flood Plain Administrator's signature block
must be added to the second page of the plat.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the West Sandy Lake Addition, Lot
1, Block 1, Minor Plat, subject to the following conditions:
Page 2 of 3
Item #13
1) Mutual access easement being established along the western
property line to allow abutting property access to median opening.
2)
3)
4)
5)
6)
7)
Mutual access easement being provided from the driveway to S.H.
121 to properties abutting to the north and south.
Resolve the inconsistencies in the easements between the plat and
site plan.
Vicinity Map - the street to the north of the subject property is
Canyon Drive not Corporate Park.
Inclusion of the Flood Plain Administrator's signature block on the
second page of the plat.
Revise the title block and City Secretary's signature block to
reference Minor Plat.
Compliance with Engineering Department comments, as attached.
ALTERNATIVES
1)
2)
3)
Recommend approval of the request.
Recommend disapproval of the request.
Reconm~end modification of the request.
ATTACHMENTS:
1 ) Minor Plat of West Sandy Lake Road Addition, Lot 1, Block 1
2) Departmental conm~ents (Engineering)
Page 3 of 3
Item #13
Marc~e Diamond - Sandy Lake project Page 1
From:
To;
Date:
Subject:
"Richard Crow" <rlcrow@myerscrow.com>
"Marcie Diamond" <mdiamond@ci.coppell.tx.us>
5/7/04 12:30:44 PM
Sandy Lake project
Marcie Diamond
City of Coppell
Assistant Director Planning
972-304-3676
Marcie,
Thank you for meeting with us regarding the new Sandy Lake Road project in Coppell.
We sincerely appreciate the efforts by the City of Coppell staff and the open communication you have
afforded us. The support by the staff is important to us and we believe to the P&Z commission and City
Council approval process.
Our development team has exercised significant effort and creativity towards the design of the Sandy
Lake project to provide a functional and aesthetic building, which meets or exceeds the City of Coppell
codes and ordinances.
The exterior wall design elements of the Sandy Lake project include 39,400 lineal feet of reveals
averaging a reveal every 6 feet in both the vertical and horizontal directions on every wall. The architect
has also included 32 clerestory windows around the entire perimeter of the building. The office entry
corners include 24' high glass and metal canopies extending in two directions at each corner. All glass is
proposed as the high-end reflective Greylite 14 material. The combination and pattern of the three
earthtone paint colors combined with the reveals, corner entries and clerestory windows break up the
expanse of the walls and results in a very attractive building.
Section 12-25-5.2 of the City of Coppell Zoning Ordinance states "Where walls exceed 100 feet in length,
additional architectural accents must be included to break up the expanse of the wall. These may include
items such as reveals, windows, and wall articulations, among others."
We contend that we have exceeded the ordinance requirements and that we have accomplished the intent
of the ordinance with the design elements proposed.
In addition to the building design, we have positioned the building on the site 189' from Sandy Lake Road
(code requires only 60') and are planting 61 trees along our Sandy Lake Road frontage. The building is
205' from our west property line, placing it 1,470' from State Highway 121 on the south and 430' from
State Highway 121 on the North. In addition we are planting 191 trees between the building and State
Highway 121. We are planting a total of 467 new trees at the project.
Attached is the rendering of the Sandy Lake project.
We respectfully request that staff approve the design as proposed and submit an endorsement to the P&Z
commission and City Council.
Thank you for your consideration of our request.
Richard L. Crow
Myers & Crow Company
214-520-7800
CC: "John Taylor" <jtaylor@azimutharc.com>, "Littleton, Dave" <dlittleton@halff. com>