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PD171-AG 980908AGENDA REQUEST FORM CITY COUNCIL Se ~mber 8 1998 ITEM # ITEM CAPTION: PUBLIC HEARING: Consider approval of Case No. PDT171, GTE Shared Services Center, zoning change request from HC (Highway Commercial) to PD-HC (Planned Development, Highway Commercial) to allow the development of two 5-story office buildings on 23.4418 acres of property located at the northeast corner of Corporate Park Boulevard and S.H. 121. SUBMITTED BY: Gary L. Sieb TITLE: Director of Planning and Community Services STAFF RECOMMENDS: APPROVAL APPROVED BY CITY COUbtCIL DATE STAFF COMMENTS: Date of P&Z Meeting: August 20, 1998 Decision of P&Z Commission: Approved (5=0) with Commissioners Nesbit, Stewart, Kittrell, McCaffrey and Turner voting in favor. None opposed. Commissioner Lowry was absent. Commissioner DeFilippo has resigned. Approval subject to the following recommended conditions: 1) (CONDITION MET) S~c*.v 2~" ~ig-~- hc~gc ~ =crccn ~c c=r=. (CONDITION MET) Ccn'~crc!c.!". (CONDITION MET) (CONDITION MET) 6) Any driveway access to SH 121 frontage road must be approved by the Texas Department of Transportation. 7) Show the Right-of-Way widths for both legs of Coppell Road so the City can verify that there is enough Right-of-Way to reconstruct Coppell Road. s) Show Right-of-Way dedication for horizontal curve on Coppell Road at the northeast corner of property for future alignment of Coppell Road. FIN. REVIEW: CITY MANAGER REVIEW: Document Name: ~PD171.G CASE NO.: CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PD-171. GTE SHARED SERVICES CENTER P & Z HEARING DATE: C.C. HEARING DATE: August 20, 1998 September 8, 1998 LOCATION: Located at the northeast corner of Corporate Park Blvd. and State Highway 121. SIZE OF AREA: 23.4418 net acres; two 250,605 s.f. buildings totaling 501,210 s.f. CURRENT ZONING: HC (Highway Commercial). REQUEST: PD-HC (Planned Development, Highway Commercial) APPLICANT: Developer: The Beck Group 1700 Pacific Ave, Ste 3800 Dallas TX 75201 214-965-1140 Fax 214-965-1320 Engineer: Brockette Davis Drake 4144 N Central Expwy., Ste 1100 Dallas TX 75204 214-824-3647 Fax 214-824-7064 HISTORY: The zoning on the property was changed from LI to HC in 1991. A portion of the property was platted in 1981. TRANSPORTATION: Highway 121 is an existing 4-lane divided highway with 2-lane service roads in a 440'-wide right-of-way. Corporate Park Boulevard is an existing concrete 2-1ane undivided local street with curb and gutter in a 60'-wide right-of-way. North Coppell Road is an existing 24'-wide asphalt 2-lane undivided local street without curb and gutter in a 50'-wide right-of-way, except where 5' of additional right-of-way has been dedicated along the east side in front of Mansions by the Lake. City Council has agreed to fund improving the pavement of North Coppell Road to provide a 2- lane undivided concrete street with curb and gutter. SURROUNDING LAND USE & ZONING: North- South - East- West - Cafe 121 and 121 Mobile Home Park; C vacant; HC Mansions by the Lake; PD-MF2 DFW Trade Center; PD-LI & City of Grapevine Item # 9 COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for Light Industrial/Showroom uses. DISCUSSION: This is the first planned development zoning request in a Highway Commercial district. The proposed two five story office buildings on 24 acres of property located at the intersection of Corporate Park Blvd. and S.H. 121 will be the first mid-rise office complex to be built in the City of Coppell. The quality and magnitude of the structures will create an impressive gateway into the community from the SH 121 corridor. The facilities will house approximately 2,000 employees in finance and human resources divisions of GTE. The planned development zoning designation request provides the applicant more flexibility in the design of land and buildings, as well as permits new and innovative concepts in land utilization. The site adjoins Coppell Road, as well as S.H. 121 and Corporate Park Blvd., with the two main entrances into the site on Coppell Road and Corporate Park Blvd. A sixty square foot monument sign will mark each entry. The Coppell City Council has agreed to fund improving the pavement of North Coppell Road to provide a 2-lane undivided concrete street with curb and gutter. The street improvement will not only reduce concerns with regards to traffic flow, but also increase safety, efficiency, and access. Building 1 facing Coppell Road is setback approximately 260 feet from Coppell Road and Building 2 is setback over 150 feet from both S.H. 121 and Corporate Park Blvd. The patterned enhanced concrete pavement leading to the main entrance doors to both buildings is flanked with dense grouping of Chinese Pistache trees which help define the main entry points, as well as enliven the public open spaces. The two buildings are surrounded by rows of Live Oak trees which not only soften the appearance of the structure but also articulate the horizontal and vertical planes of the buildings. The two mid-rise office structures will consist of painted concrete panels with an aluminum curtainwall system and prefinished anodized almninum vision glass. The two office structures are connected with a covered pedestrian walkway. Decorative rocks are being proposed at the base of walls on either side of the pedestrian walkway softening the edge of pavement, as well as adding additional interest to the landscaping. A number of trellis and vine features are shown against the west side of the walkway. There are 3 loading docks located behind the walkway and they are also covered by a canopy. Additional feature landscaping consisting of a double row of Live Oaks with a dwarf burford holly hedge is being shown on the western elevation of Building 2 closest to SH 121. The Item # 9 mobile homes located along the north side of Coppell road will be removed within the next year. From staff perspective, the quality, scale and the corporate profile of this project warrants a planned development designation. The applicant's proposal not only creates a striking gateway into the community but also provides substantial on and off-site enhancements that will dramatically improve the aesthetics of the S.H. 121 corridor. For this, the applicant should be recognized. Parking requirements have been the most difficult element to address with regards to this proposal. Close to 70 % of the site is paved to accommodate the 2,006 parking spaces, of which 319 are compact spaces. The zoning ordinance requires a user of this kind to provide only 1,666 parking spaces. The ordinance does not address compact spaces. The PD can address them, however. The plans show landscape islands every 18 compact spaces while the standard parking spaces have landscape islands every 15 spaces as dictated by the zoning ordinance. Due to the size of the parking lot and the scale of the buildings the applicant is technically short in excess of 1.5 acres of landscaping. To make up the difference, the applicant proposes to provide an additional 60,000 square feet of right-of-way landscaping and is requesting that the approximately 11,490 square feet of enhanced pavement areas be considered as landscaping features. Although staff would have preferred a more creative solution to landscaping the right-of-way, it is our understanding that the Texas Department of Transportation will not allow any landscaping except for grass on their property. That said, staff believes the landscape buffering the parking pavement adjacent to S.H. 121 could be enhanced. The City's comprehensive master plan calls for heavily-treed stands of street trees (suggested type: austrian pine) surrounded by a hedge of evergreen shrubs. The applicant is currently proposing a staggered double row of Sweetgum trees, Asian Jasmine and a dwarf burford holly hedge. A variable 3 to 5 foot high berm with staggered double rows of trees planted on the berm, accented by an evergreen shrub or hedge treatment would be more in keeping with the comprehensive plan. Aesthetically it would soften and conceal more of the parking pavement. Staff recognizes the magnitude and quality of the project being proposed and is supportive of the type of development which will enhance the economic vitality of the community as well as create additional job oppommifies. With some modification to the landscape plan we endorse this proposal. Item # 9 RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: The planning staff recommends approval of the zoning change request subject to development in conformity with the site plan, building and sign elevations, a modified landscape plan and irrigation system which include: a) 319 compact parking spaces on site. b) Landscape islands every 18 compact parking spaces. c) 59,745 square feet of right-of-way landscaping and 11,490 square feet of enhanced sidewalks. And with the following additional conditions being met: 1) Enhance the perimeter landscaping along the S.H. 121 frontage with a 3 to 5 foot high berm with a staggered double rows of trees planted on top of the berm, accented by an evergreen shrub hedge 2) Show 30"-high hedge to screen the cars. 3) Correct the Zoning Exhibit to reflect the proposed zoning as "Planned Development, Highway Commercial". 4) Specify the color of the GTE logo on the monument sign. 5) Monument sign on Corporate Park Blvd. must be setback 15' from street right-of-way. Any driveway access to S.H. 121 frontage road must be approved by the Texas Department of Transportation. (See Engineering Department comments) 7) Show the right-of-way widths for both legs of Coppell Road so the City can verify that there is enough right-of-way to reconstruct Coppell Road. (See Engineering Department comments) 8) Need to show right-of-way dedication for horizontal curve on Coppell Road at the northeast corner of property for future alignment of Coppell Road. (See Engineering Department comments) ALTERNATIVES: ATTACHMENTS: 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request 1) Site Plan Review Package 2) Zoning Map Item # 9 3) Site Plan 4) Landscape Plan 5) Irrigation Plan 6) Exterior Elevations 0 sheets) 7) Electrical Site Plan 8) Departmental Comments Item # 9 DEVELOPMENT REVIEW COMMITIVEE ENGINEERING COMMENTS ITEM: pD-171 GTE Shared Services Center. to consider the zoning change request from HC (Highway Commmerclal) to PD-HC (Planned Development- Highway Commercial) to allow the development of two 5-story o.O~ce buildings on 23.4418 acres of property located at the northeast corner of Corporate Park Blvd. and State Highway 121, at the request of the Beck Group. DRC DATE: July 30, 1998 and August 6, 1998 CONTACT: Mike Martin, P.E., Assistant City Engineer 004-3679) COMMENT STATUS: PP. EL r~,~.~n!.a~v.y ~ ~VISED AFTER P&Z 1. Any driveway access to S.H. 121 frontage road must be approved by the Texas Department of Transportation. 2. Show the fight-of-way widths for both sections of Coppell Road so the City can verify that there is adequate right-of-way to reconstruct Coppell Road. 3. R.O.W. dedication for the horizontal curve on Coppell Road at the northeast comer of property for the reconstruction of Coppell Road should be coordinated with the City's consultant.