Freeport NIP(6)-CS060119 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-121, Freeport North,
northern portion of Lot 1, Block 1~ (CitiFinancial)
P & Z HEARING DATE:
C.C. HEARING DATE:
January 19, 2006
Febmary 14, 2006
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
1111 Northpoint Drive (southwest comer of Northpoint Drive and
Royal Lane)
SIZE OF AREA:
12.28 acres of property
CURRENT ZONING:
LI (Light Industrial)
REQUEST:
Zoning change request from LI (Light Industrial) to PD-212-LI
(Planned Development-212-Light Industrial), to mnend the
approved Site Plan to allow an expansion to the off-street parking
areas; to allow deficits in parking and landscaping, and to allow
additional site modifications.
APPLICANT:
HISTORY:
Page 1 of 4
Duke Realty Corporation
JeffNeal
5495 Beltline Road
Suite 360
Dallas, TX 75254
(972) 361-6709
Fax (972) 361-6800
Engineer:
Chad Jackson
Pacheco Koch Consulting Engineers
8350 N. Central Expressway, # 100
Dallas, TX 75206
(972) 235-3031
Fax (972) 235-9544
This property was developed with a one-story, 125,000-square-foot
tilt-wall building in 1998. It is currently occupied by CitiFinancial, a
mortgage services center.
Item # 6
TRANSPORTATION:
Royal Lane is a C4D/6, four-lane divided thoroughfare in a right-of-
way containing 110 feet of dedication (adequate for a six-lane
divided thoroughfare). Northpoint Drive is a C4D four-lane divided
roadway contained within 80-feet of right-of-way.
SURROUNDING LAND USE & ZON1NG:
North warehouse/distribution facility; LI (Light Industrial) zoning
South office/warehouse building; LI (Light Industrial) zoning
East - office/warehouse; LI (Light Industrial) zoning
West - small, vacant parcel; LI (Light Industrial) zoning
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the properly as
suitable for light industrial/showroom uses.
DISCUSSION:
Page 2 of 4
This request was originally submitted as a Site Plan Amendment to allow
for the addition of 35-parking spaces along the western property line to
serve the existing tenant of the building, CitiFinancial. However, upon
review of the as-built conditions in relation to the Site Plan approved in
1999, major discrepancies became apparent. Also, during this review
process, a Building Permit was applied for to allow a relocation of an
existing generator and the addition of a patio on the east side of the
building, adjacent to Royal Lane. Therefore, it was determined that
rezoning was necessary.
Existing Conditions
As mentioned in the HISTORY section of this report, this building was
constructed in 1998. The approved Site and Landscape Plans indicated
that 30% of the building was to be used for office and the remaining 70%
for warehousing uses. Based on this ratio, 213 parking spaces were
required, and 596 parking spaces were originally provided. As indicated
on the attached letter dated January 10, 2006, from Jeffrey Neal of Duke
Construction, The Associates were the first occupants of this building,
employing 600 employees (with 596 parking spaces). However, since that
time, additional portions of the building were finished-out for a call center
use (from warehousing), increasing the employee count by 185 in 2000
and 300 employees in 2003, for a total of 1,085 employees. There are
currently 160 vacant positions in this company.
At some point in time, the loading dock area, which was originally
designed to serve the warehouse function, was re-striped to accommodate
employee parking. Approximately 180 spaces were added; however, the
required landscaped areas and trees were not installed. There are currently
780 parking spaces for the existing 925 employees.
Item # 6
The purpose of this PD is to allow:
· deficits in total number of parking spaces provided;
· deficits in landscaping areas and number of trees;
· a revision to the Site Plan to add 35 parking spaces, and
· the relocation of a generator with screening wall and the addition of
a patio area.
Deficit in number of parking spaces
The Zoning Ordinance requires parking to be provided at a ratio of "one
parking space for each employee on the maximum working shift, plus
space to accommodate all trucks and other vehicles." Per information
provided by the applicant, the maximum number of employees at this
facility is projected to be 1,085, thus requiring 1,085 parking spaces. Only
821 spaces are being provided, resulting in a deficit of 264 parking spaces.
Staff cannot support this 24% deficit. It is reasonable to assume that the
overflow parking will end up on the street, which could potentially cause
unsafe conditions.
Deficit in landscaping
All parking areas are required to have 10% of the area devoted to
landscaping, including planting islands with trees, one tree per 400-square
feet, etc. The former loading area, which was striped for additional 180
parking spaces, does not meet any landscape requirements. The applicant
is requesting a PD condition, which waives all of these requirements.
Staff would prefer, as provided for in the Landscape Ordinance, that this
parking be legally exempted from the Ordinance as permitted in Section
12-34-8. This provision allows parking lot areas not to be landscaped if
they are visually screened with masonry walls at least six-feet high, have
limited access, etc.
Additional parking along the western property line
As mentioned, the original request was simply to add 35 parking spaces
along the western property line. This would require the relocation of 12
existing 6- to 8-caliper inch Cedar Elm trees into an existing 10-foot-wide
TU Electric easement. Assurances need to be provided from TU that they
will permit the planting of trees in their easement. Historically, there has
been an issue with over-story trees in this type of easement, and it is
assumed that is why they were originally planted 10 feet off of the
property line.
Page 3 of 4
Replacement of a generator with screening and addition of a patio area
The applicant is also requesting additional Site Plan modifications that
include the replacement of an existing generator on the south side of the
building. It appears from the documents submitted with the Building
Item # 6
Permit, that the new generator will be screened with an approximate 12'-
tall screening wall. Elevations of this wall, with materials and colors,
etc., need to be included in this PD Site Plan, with assurances that the
new wall will match the existing structure.
Also being requested is a new patio area at the southeast corner of the
building. There are no structures being proposed; however, this will
necessitate the relocation of an existing tree. Where this tree will be
relocated needs to be specified.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending:
1)
APPROVAL of the parking spaces in the former loading area, subject
to the area being brought into compliance with either Section 12-34-
8(A) (areas exempt from landscaping) or provision of the required
landscaping.
2)
APPROVAL of the provision of the 35 parking spaces along the
western property line, subject to confirmation from TU Electric
Delivery Company, allowing for the relocation of the 12 Cedar Elm
trees into their easement.
3)
APPROVAL of the relocation of the generator, subject to the
submission of elevations of the screening wall and assurance that the
wall will match the existing building.
4) APPROVAL of the patio area, subject to specification of the location
of the relocated tree.
5) DENIAL of the variance to the parking requirements, to allow a 264-
parking space deficit.
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.
ATTACHMENTS:
1 ) Detail Site Plan
2) Landscape Plan
Item# 6
Page 4 of 4
D' 'ke
CONSTRUCTION
January 10, 2006
Ms Marcie Diamond
City of Coppell
255 Palkway Boulevard
Richardson, Texas 75080
Freeport IV Parking Expansion
('oppell, Texas
Ms Diamond:
Duke Construction has spoken to Lawrence Fears with CitiFinancial regarding previous tenant finish outs to Duke's
Freeport IV building in Coppell. Texas. Below is a summary of all tenant finish proJeCtS perlbrmed at this property by The
Associates or CitiFinancial. Also, Duke Construction has included a copy of construction drawings [br the first 3 projects
below. Neither Duke Construction nor CitiFinancial were able to locate construction drawings for the CitiFinancial project
below.
Year Approximate #
Project SF of Project Completed of Employees
The Associates 74,367 SF 1999 600 employees
The Associates - 9,400 SF 2000 150 employees
AMU Expansion
The Associates - 10.400 SF 2000 35 employees
Equiptrans/Selectruck
CitiFinancial 32,458 SF 2003 300 employees
4 Projects 126,625 SF 1,085 employees
Currently, CitiFinancial has an employee vacancy of approximately 160 employees providing Ibr a cun-ent employee count
of 925. Please review and let me know if you have any questions or require further inIbrmation. Please do not hesitate to
contact me at 972-361 6709.
Sincerely,
Project Manager
CC:
Jeff' Fumer, Dake Realty Corporation
Jeff Thornton, Duke Realty Corporation
Chad Jackson, Pacheco Koch
File