Coppell Trade-CS041118CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Trade Center
P & Z HEARING DATE:
C.C. HEARING DATE:
November 18, 2004
December 14, 2004
STAFF REP.:
Gary L. Sieb, Director of Planning
LOCATION:
Along the north side of Sandy Lake Road, between Northpoint
Drive and the extension of Freeport Parkway.
SIZE OF AREA:
40.6 acres of property.
CURRENT ZONING:
LI (Light Industrial)
REQUEST:
Approval of a Concept Plan allowing the construction of
approximately 645,000-square feet of office/warehouse uses on 40.6
acres of land and approval of a Detail Plan on 12.87 acres of Phase 1
development, containing a 195,845 square-foot building.
APPLICANT:
Coppell Sandy Lake Industrial LP or assigns
A1 Sorrells, The Holt Companies
5055 Keller Springs Road
Suite 300
Addison, Texas, 75001
(972) 280-8355
Fax: (972) 241-7955
HISTORY:
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There has been no recent development history on the subject tract.
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TRANSPORTATION:
Sandy Lake Road is shown as a C4D/6, four-lane divided roadway
in a l l0-foot right-of-way with construction to begin in early
2005.
SURROUNDING LAND USE & ZONING:
North - vacant; LI (Light Industrial)
South - vacant; PD-194-LI (Planned Development for industrial uses)
East - vacant; LI (Light Industrial)
West - vacant: LI (Light Industrial)
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for light industrial and showroom uses.
DISCUSSION:
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This is a proposed 40-acre warehousing project which will eventually
house approximately 645,000-square feet of floor space in four
buildings. As currently presented, this development will occur in three
phases. Phase One is a detailed plan, Phases Two and Three are
conceptual at the present time, hence, the request for both Concept
approval and Detail Plan approval.
The Concept Plan is in conformance with the Comprehensive Master
Plan and, as stated above, is a three-phase development. Phase Two
outlines two buildings with a total square footage of 300,000 feet being
built in the northwest quadrant of the site. Phase Three shows one
additional building of roughly 150,000-square feet being constructed just
west of the Detail Plan submitted here.
Phase One Detail Plan proposes a 195,800-square-foot warehouse being
built on approximately 13 acres of ground at the eastern end of this
parcel. Issues to be dealt with include drainage and tree mitigation.
Open drainage is proposed to traverse the site, and we can support that
concept here as we have done elsewhere in the industrial sections of
Coppell.
Tree mitigation is substantial on this site because the parcel is covered
with trees. Taking into consideration the recently passed ordinance
eliminating from retribution the calculation of the number of trees under
the building, a substantial mitigation to the tune of $500,000 still exists.
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If mitigation were to be figured only on the Phase One development, this
figure would be substantially lower. However, because drainage issues
must be dealt with at the outset of the project (and the vast majority of
trees are in the proposed drainage channel; read: remove all trees), Phase
One development must absorb this cost. We can support spreading the
cost over a number of years, and one of our conditions statements
addresses this issue with an arbitrarily suggested specific time period in
which to pay this fee.
Our Economic Development Committee is also working with this
applicant exploring ways the mitigation figure might be reduced. If the
Committee develops a more attractive retribution resolution, we would
support their recommendation. The applicant is anxious to begin
construction of this project, hut a complicating factor is the fact that the
Committee cannot consider this issue until its December 1 meeting. That
date is two weeks after our Planning Commission meeting, and not
knowing their final recommendation, the only position we can take is the
fee payback option as expressed in the staff recommendation. We have
purposefully written the mitigation condition subject to the EDC's
findings.
RECOMMENDATION TO THE PLANN1NG AND ZONING COMMISSION:
Staff recommends APPROVAL of this request subject to the following
conditions:
1. Change address of Sandy Lake Industrial to "Addison" from
"Dallas" on all exhibits.
2. Tree mitigation fees of $500,000 shall be spread over five years with
equal amounts ($100,000/year) being paid annually (January lst). If,
however, the Economic Development Committee can determine a
more equitable fee arrangement, we would support their findings.
3. Do not include exhibits PD L0.01, .02, L1.01 in future submittals.
4. Provide REVISED exhibit L0.00 with mitigation changes (see John
Elias e-mail attached).
5. Change Exhibit L1.01 to "Detailed" Landscape Plan.
6. Indicate Monument Sign letter materials on plan.
7. Abide by Departmental comments (Parks).
8. It appears Monument Sign colors have been reversed, please clarify.
9. Eliminate the Fire Department connection closest to Sandy Lake
Road.
Page 3 of 4
Item#7
ALTERNATIVES
1)
2)
3)
4)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
T'ake under advisement for reconsideration at a later date.
ATTACHMENTS:
1)
2)
3)
4)
6)
7)
Site Plan
Exterior Elevations (Sheet A1.01)
Series of Trade Center Drawings (Sheets PDL0.00,
PDL1.01)
Tree Survey Field Data
Perspective Drawing
8 '/2" by 11" Overall Concept Plm~
Departmental comments (Parks)
.01,.02, L1.01, .02, .03,
Page 4 of 4
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CASE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Coppell Trade Center~ Lot 1~ Block 1~ Minor Plat
P & Z HEAR1NG DATE:
C.C. HEARING DATE:
November 18, 2004
December 14, 2004
STAFF REP.:
Gary L. Sieb, Director of Planning
LOCATION:
Along the north side of Sandy Lake Road, between Northpoint
Drive and the extension of Freeport Parkway.
SIZE OF AREA:
40.6 acres of property.
CURRENT ZONING:
LI (Light Industrial)
REQUEST:
Minor Plat approval.
APPLICANT:
Page 1 of 3
Coppell Sandy Lake Industrial, LP (Owner)
Al Sorrels
5055 Keller Springs Rd.
Suite 300
Addison, Texas 75001
(972) 280-8355
Fax (972) 241-7955
Macatee Engineering (Engineer)
Dayton Macatee
6440 N. Central Expressway
Suite 414
Dallas, Texas 75206
(214) 373-1180
Fax (214) 373-6580
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Merriman Associates (Architect
David Masters
300 N. Field Street
Dallas, Texas 75202
(214) 987-1299
Fax (214) 987-2138
HISTORY:
There has been no recent development history on the subject tract.
TRANSPORTATION:
Sandy Lake Road is shown as a C4D/6, four-lane divided roadway
in a 110-foot right-of-way with construction to begin in early 2005.
SURROUNDING LAND USE & ZONING:
North - vacant: LI (Light Industrial)
South - vacant; PD-194-LI (Planned Development for industrial uses)
East - vacant; LI (Light Industrial)
West - vacant; LI (Light Industrial)
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for light industrial and showroom uses.
DISCUSSION:
This is a Minor Plat request on 40 acres of property which will
eventually contain roughly 650,000-square feet of warehousing space in
four separate buildings. The first phase of development indicates an
approximate 196,000-square-foot building being constructed along the
east side of this 40-acre parcel. A conceptual PD was requested on the
entire 40 acres with approximately 13 acres requesting a detailed plan
approval. The 196,000-square-foot building will be constructed on this
13-acre first phase site.
In general, this request for plat approval is in good order. It complies
with our subdivision regulations and with the exception of the title
statements and signature blocks which need placement alteration and
additions (see condition below), it is acceptable.
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There are several engineering concerns that will be addressed during
later phases of engineering review. Engineering's comments are
included here to provide the applicant with a "heads up" of engineering,
drainage, water, and fire vault concerns which must be addressed.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this Minor Plat, subject to the following
conditions:
1. Prepare title, signature and additions statements as outlined in the
Coppell Subdivision Regulations.
2. Abide by Engineering's comments (attached)
ALTERNATIVES
1)
2)
3)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
ATTACHMENTS:
1) Minor Plat document
2) Departmental comments (Engineering)
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