Freeport NIP(8.1)-CS050818CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Duke-Freeport Addition Lots 2Rl&2R2 Block A, Replat
P & Z HEARING DATE:
C.C. HEARING DATE:
August 18, 2005
September 13, 2005
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Northwest comer of Freeport Parkway & Bethel Road
SIZE OF AREA:
16.5 l acres o f property
CURRENT ZONING:
PD-186R2-LI (Planned Development-186R2, Light Industrial)
REQUEST:
Replat approval of the remaining portion of the original Lot 2, Block
A, into two Iots totaling 16.51 acres of property located at the
northwest comer of Freeport Parkway and Bethel Road.
APPLICANT:
Duke Construction, L.P.
Brace Barclay
5495 Belt Line Road, Suite 360
Dallas, TX 75254
(972) 361-6700
Fax: (972) 361-6800
HISTORY:
Planned Development-186 has a long history in the City of Coppell.
Beginning in 2000, Duke has regularly constructed office/warehouse
buildings, and the approval of this addition will basically close out
the western portion of this 143-acre parcel.
Page 1 of 3
Item# 5
In the fall of 2000, Council approved a Conceptual Planned
Development allowing seven office/warehouse facilities on this
property. Also approved was a Final Plat allowing the construction
of Freeport Parkway from Bethel to Ruby Road.
In 2001, Council approved a series of plans dealing with tree
mitigation, signage, landscaping and reduced parking. Warehouse
use parking requirements were reduced from one space for each
1,000-square feet of warehouse to one space for each 5,000-square
feet. Additional monument signage was allowed and a tree
reparation/landscape plan was approved. An approximate 600,000-
square-foot warehouse was constructed now primarily housing a
book depository.
In 2002, a 160,000-square-foot building was approved for U-Line,
Inc., and in 2003 construction of a 1,100,000-square-foot building
was approved for the Container Store.
In July of 2004, two more buildings were approved consisting of a
140,000-square-foot building now housing a bank back-office
facility and a 70,000-square-foot building currently being advertised
for lease.
TRANSPORTATION:
Bethel Road is a two-lane asphalt street proposed to be a C4D, four-
lane divided thoroughfare in 90 feet of right-of-way being designed
currently with construction estimated to begin in 2006. Freeport
Parkway is an improved C4D/6, four-lane-divided street built to
standard within a 110-foot right-of-way. There is a Hike and Bike
easement adjacent to this property on the western boundary of this
property.
SURROUNDING LAND USE & ZONING:
North -office/warehousing; PD-186-LI (Planned Development, Light
Industrial)
South -Minyard's office/warehouse; L1 (Light Industrial)
East -vacant land; PD-186-LI (Planned Development, Light
Industrial)
West - vacant land; PD-185-L1 (Planned Development, Light
Industrial)
Item//5
Page 2 of 3
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable
for light industrial and showroom uses.
DISCUSSION:
This is a companion piece to the zoning change request at Freeport
Parkway and Bethel Road. As such, the applicant is requesting to replat
a remaining portion of Lot 2, Block A into two building sites. The
eastern lot (Lot 2R-2) is proposed to accommodate a 93,300-square-foot
building, and the western lot (Lot 2R-l) a 143,200-square-foot structure.
Both are proposed for office/showroom/warehouse uses, similar to the
existing uses within this light industrial area. Because the uses planned
for these replatted lots reflect those suggested by the Comprehensive
Plan, are an extension of the existing uses within the area and are
compatible with existing development, staff can support this request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this Replat, subject to the following condition:
1) Engineering Department Comment: Comments will be generated upon
detailed engineering review.
ALTERNATIVES
1)
2)
3)
Reconunend approval of the request
Recommend disapproval of the request
Recommend modification o£the request
ATTACHMENTS:
I) Replat
Page 3 of 3
Item # 5
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-186R7-LL Duke-Freeport
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
Augustl8,2005
Septemberl3,2005
Gary L. Sieb, Planning Director
LOCATION:
Northwest comer of Freeport Parkway & Bethel Road
SIZE OF AREA:
16.51 acres of property
CURRENT ZON1NG:
PD-186R2-LI (Planned Development-186 Revision 2, Light Industrial)
REQUEST:
Amend Planned Development-186 to attach a Detail Site Plan
allowing construction of a 142,247-square-foot building on Lot 2R1,
Block A, and a 93,345-square-foot building on Lot 2R2, Block A,
totaling 16.51 acres of property located at the northwest comer of
Freeport Parkway and Bethel Road.
APPLICANT:
Duke Construction, L.P.
Bruce Barclay
5495 Belt Line Road, Suite 360
Dallas, TX 75254
(972) 361-6700
Fax: (972) 361-6800
HISTORY:
Planned Development-186 has a long history in the City of Coppell.
Beginning in 2000, Duke has regularly constructed office/warehouse
buildings, and approval of this addition will basically close out the
western portion of the original 143-acre parcel.
Page 1 of 5
Item # 4
In the fall of 2000, Council approved a Conceptual Planned
Development allowing seven office/warehouse facilities on this
properly. Also approved was a Final Plat allowing the construction
of Freeport Parkway from Bethel to Ruby Road.
In 2001 Council approved a series of plans dealing with tree
mitigation, signage, landscaping and decreased parking. Warehouse
use parking requirements were reduced from one space for each
1,000-square feet of warehouse to one space for each 5,000-square
tket. Additional monument signage was allowed and a tree
reparation/landscape plan was approved. An approximate 600,000-
square-foot warehouse was constructed now primarily housing a
book depository.
In 2002, a 160,000-square-foot facility was approved for U-Line,
Inc., and in 2003 construction of a 1,100,000-square-foot building
was approved for the Container Store.
In July of 2004, two more buildings were approved consisting of a
140,000-square-foot building now housing a bank back-office
facility and a 70,000-square-foot building currently being advertised
for lease.
TRANSPORTATION:
Bethel Road is a two-lane asphalt street proposed to be a C4D, four-
lane-divided thoroughfare in 90 feet of right-of-way being designed
currently with construction estimated to begin in 2006. Freeport
Parkway is an improved C4D/6, four-lane-divided street, built to
standard within a 110-foot right-of-way. There is a Hike and Bike
easement on the western property line.
SURROUNDING LAND USE & ZONING:
North -office/warehousing; PD-186-LI (Planned Development, Light
Industrial)
South -Minyard's office/warehouse; LI (Light Industrial)
East -vacant land; PD-186-LI (Planned Development, Light Industrial)
West -vacant land; PD-185-LI (Planned Development, Light
Industrial)
Page 2 of 5
Item # 4
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable
for light industrial and showroom uses.
DISCUSSION:
When the original Concept Plan was submitted for this 143-acre property
in 2000, a total of 2,256,880-square feet of warehouse/office uses were
proposed. In subsequent years, revisions (reviewed in the HISTORY
section) reflect a total build-out of 2,358,598-square feet, or an increase
of 102,000-square feet over the original concept. One area of increase
involves the case before you. Originally, there were to be two 92,000-
square-foot buildings constructed on these two parcels. The plans now
indicate 236,500-square feet of building replacing the 184,000-square
feet originally planned for this particular site, or an increase of 52,000-
square feet. Uses remain as office/showroom/warehousing. The
buildings are projected to comprise 30% office users and 70%
warehouse users. The westernmost building is shown to contain
143,200-square feet and the building at the corner of Freeport and Bethel
is proposed to contain 93,300-square feet. The buildings are sited as
originally proposed, parking is provided where shown on the 2000 Plan,
(see HISTORY section for the reduction in parking requirements to one
parking space per 5,000-square feet of warehouse use), and landscaping
is similar to the earlier concept submittal. This increase in square
footage could be supported, provided all other requirements of our
ordinances are followed, including plant types, number of parking
spaces, setbacks, building materials, signage, etc. Normally, 20 feet of
landscaping is required between two buildings separated by a lot line.
Since this is a PD, the 18 feet of landscaping shown (7' plus 2' for
parking space overhang on each side of the lot) is acceptable to staff and
will be a PD condition. It is interesting to note that if this project is
approved, Duke will have completed all proposed building on the west
side of Freeport Parkway, a total of over 600,000-square feet of
office/warehouse use.
Because Bethel is one of the main access roads to our Old Coppell
Historic district, we had hoped more detailed buildings would have been
designed for this site. This proposal does tackle some of our concerns
regarding architectural design. Subtle things like more articulation in
building facades, additional landscaping along Bethel Road, berming to
soften building mass and additional fenestration would all work to
complement entering our Historic area. Although not a code
requirement, more detailed architectural design would have been
preferred for these two buildings. As stated above, the architect has
made some effort to address these issues, but additional deliberation is
Item # 4
Page 3 of 5
encouraged. The same comments apply to the building at the
intersection of Bethel and Freeport. The northeast corner of this
building would be much more attractive if it (at least) repeated the same
design form as the southeast corner.
The Site Plan recognizes a proposed Hike/Bike Trail along the western
boundary of this property connecting into our trail system. Given the
proximity of this proposed Hike and Bike Trail, a screening wall along
the west side of the building on Lot 2RI to screen the loading docks
from the future Hike and Bike Trail is being requested. The Engineering
Department is requesting that the cost of construction of the 8' sidewalk
along Bethel be placed in escrow with the City. These funds will be used
to construct the Hike and Bike Trail.
The monument signage needs to be indicated on the Site Plan. The
applicant stated the desire to construct two monument signs (one on each
lot); however, they are not indicated on the Site Plan. If these signs
comply with the signage package submitted previously, we have no issue
with their inclusion.
The original submittal indicated two driveways onto Bethel Road. The
resubmittal for the Planning and Zoning Commission's consideration
increased the number of driveways to four. While these driveways meet
the minimum driveway separation criteria, they appear to be excessive
for the two buildings proposed. The quantity and locations of these
driveways will be evaluated by the Engineering Department during full
engineering review.
If the applicant addresses these issues, as well as the concerns of other
departments, we can support this request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this request, subject to the following conditions: 1) The location and number of driveways on Bethel Road will be evaluated
during engineering review.
2) Monument signage needs to be shown on plans.
3) Provide a screening wall along the west side of the building on Lot 2R1 to
screen the loading docks from the future Hike and Bike Trail.
4) Provide dimensions and color specifications on elevation sheets.
Page 4 of 5
Item # 4
5) More architectural detail needs to be incorporated on building elevations,
including the consideration of repeating the architectural feature at the
southeast corner of the 93,000-square-foot building at the northeast corner.
6) PD condition: a minimum of nine feet of landscaping (7' plus 2' for parking
space overhang) shall be provided between the buildings and the parking lot
to fulfill the perimeter landscape requirement parallel to the mutual lot lines
of these two lots.
ALTERNATIVES
1)
2)
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. Original Conceptual Site Plan
2. Site, Tree, Landscape Plan and Elevations (seven sheets)
Item # 4
Page 5 of 5
CONCEPTUAL SITE PLAN