PD194-AG011113 F
COPP-ELL AGENDA REQUEST FORM
CITY COUNCIL MEETING: November 13, 2001 ITEM # ~_
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-194, AmberPoint Business Park, zoning change request from LI (Light
Industrial) to PD-194-LI (Planned Development-194, Light Industrial) to allow for an office/warehouse
business park on approximately 110 acres of property located along the south side of Sandy Lake Road;
between Royal Lane and State Road, and to consider a Detail Site Plan for a portion of Lot 1, Block A, to
allow the development of a 308,000 square-foot building on a 15.11 acre portion of a 36.15 acre tract therein.
SUBMITTED BY~Sieb% APPROVEDBY
TITLE: Q Director of~g and Community Services CITY COUNCIL
STAFF COMM~'
Date of P&Z Meeting: October 18, 2001 ~O/~z~~ ~
Decision ofP&ZCommission: Approved (7-0) with Commissioners Dragon, McGahey, Kittrell,
McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
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PLEASE SEE FOLLOWING PAGE FOR CONTINUED CONDITIONS.
Agenda Request Form -°Revised 5/00 @PD 194AP
PD-194, AmberPoint Business Park (CONTINUED CONDITIONS)
included
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7) Provide a note on the pl~ indicating that the following requests ~e being
made as a reset of the Plied Development:
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The detention pond located on Lot 2 shall be pe~i~ed to se~e both
Lots 1 & 2.
Monment si~s, consistent with the qu~tity, quality, size,
materials, colors ~d located in the approximate locations, as
indicated on this pl~, will be pe~i~ed within ~is PD.
PLEASE SEE FOLLOW~G PAGE FOR CONT~UED CONDITIONS.
PD-194, ^mberPoint Business Park (CONTINUED CONDITIONS)
(CONDITION MET)
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: AmberPoint Business Park
PD-,194~ Detail Site Plan for Building 1
P & Z HEARING DATE: October 18, 2001
C.C. HEARING DATES: November 13, 2001
STAFF REP.: Andrea Roy, City Planner
LOCATION: Along the south side of Sandy Lake Road, between Royal Lane and
State Road.
SIZE OF AREA: Approximately 110 acres of property.
CURRENT ZONING: LI (Light Industrial)
REQUEST: Planned Development approval for AmberPoint Business Park and
Detailed Site Plan approval for Building 1, a 308,000 square-foot
building on a 15.11 acre portion of a 36.14 acre tract.
APPLICANT: Applicant: Engineer:
APBP, LLC HalffAssociates
c/o AmberJack, Ltd. 8616 Northwest Plaza Dr.
Transwestem Commercial Services Dallas, TX 75225
5001 Spring Valley Road 214-34645200
Suite 600W FAX: 214-739-0095
Dallas, TX 75244
972-774-2544
FAX: 972-991-4247
Architect: Landscape Architect:
O'Brien & Associates David C. Baldwin
5310 Harvest Hill Road, Suite 136 5744 Richmond Ave.
Dallas, TX 75230 Dallas, TX 75206
972-788-1010 214-821-8100
FAX: 972-788-4828 [ AT~/i,~I~JI~ E D TO
Item# 10
HISTORY: There is no platting history on the subject properties.
TRANSPORTATION: Royal Lane is a C4D/6 four-lane divided thoroughfare in a right-of-
way containing 110 feet of dedication (adequate for six-lane divided
thoroughfare). Sandy Lake is an existing 2-lane roadway. The
Thoroughfare Plan shows Sandy Lake Road as a C4D/6 four-lane
divided thoroughfare in a right-of-way containing 110' of dedication
(adequate for six-lane divided thoroughfare). State Road is an
existing 2-lane roadway. The Thoroughfare Plan shows State Road
within the alignment for the connection of Freeport Parkway from its
recently constructed terminus at Ruby Road to its newest segment
northwest of State Highway 121, at the entrance to DFW Trade
Center. The standards for this future Freeport Parkway connection
are a 120' wide right-of-way containing a C4D/6 4-lane divided
collector street capable of expansion to 6 lanes.
SURROUNDING LAND USE & ZONING:
North - vacant, "LI" Light Industrial
South - Wagon Wheel Park, "LI" Light Industrial
East- vacant, "R" Retail, "PD-109-SF9" Single Family (Oak Bend
Addition), and "LI" Light Industrial
West - vacant, existing warehouse (Four Seasons), "LF' Light Industrial
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
light industrial/showroom uses.
DISCUSSION: The applicant is requesting a zoning change from "LI" Light Industrial to
"PD-194-LI" Planned Development-194-Light Industrial. The proposed
request will allow the development of a master planned business park,
known as AmberPoint Business Park. While the request for the Planned
Development surrounds the entire 110-acre development, a detailed site
plan has been provided for Building 1 of the development. A preliminary
plat request has been submitted in conjunction with the Planned
Development request, which will allow for the subdivision of the 110
acres into two lots (Lots 1 & 2, Block A, AmberPoint Business Park) and
the extension of Northpoint Drive from Royal Lane, through the project,
to Sandy Lake Road.
The concept plan indicates that the project, once fully developed, will
contain approximately 6 buildings, totaling approximately 1,775,600
square feet, served by an 8.6-acre detention pond in the southeast comer
of the site (adjacent to Wagon wheel Park and State Road). The following
Page 2 of 8
Item//10
variations to the Zoning Ordinance are being requested as part of the
Planned Development:
· Multiple monument signs, including entry features at Royal
Lane and Sandy Lake,
· Variances to the Tree Mitigation requirements,
· Variances to the Perimeter Landscape Requirements:
-To omit the planting of trees in the required Perimeter
landscape area over an easement,
-To omit the planting of trees in the required Perimeter
landscape area, due to phasing of the project,
-To provide off-site landscaping, across from the subject
site,
-To omit the provision of landscape islands (with a tree)
within the truck courts,
· Variances to the screening requirements to provide a living
screen in lieu of a wall, and
· Placement of an off-site detention pond to serve both Lots 1 &
2.
Building 1
The applicant is currently proposing to develop a 308,000 square-foot
speculative office/warehouse building located on the southern 15.11 acres
of Lot 1. The division of uses within the building is proposed to be 2.20%
office (6,776-sq. ft.) and 97.80% warehouse (301,244-sq. ft.). The level of
parking provided (323 spaces) to serve the designated office and
warehouse square-footage within the building is in full compliance;
however, if additional office space is needed, parking may become
deficient. While this is a staff concern, it is one that would be addressed if
a particular tenant requires more office space. This could be remedied by
utilizing the adjacent available land for parking. The truck courts located
on both the north and south ends of the building each contain
approximately 24-30 dock doors and are proposed to be screened on four
sides by a 6' high screening wall. Staff has recommended that the
screening wall be increased to a minimum height of 12' to adequately
screen the loading areas from view. The truck court located on the south
end of the building will face Northpoint Drive and is proposed to be
screened by a combination of a 3' high berm and a 3' high hedge to make
a 6' high living screen. While staff supports this design, it is
recommended that the height of the berm be increased to 4' in height, as
there is adequate land area in this location to expand the berm. Each of the
four access points onto Northpoint Drive provide a landscape feature on
either side of the entrance, containing Crape Myrtles, Asian Jasmine, and
Compact Nandinas.
Page 3 of 8
Item# 10
The architecture of the proposed warehouse/office facility will be two-
toned (gray/beige) painted tilt wall construction with gray tinted windows
and silver mullions. The building measures 34' in height and 39' in height
at the entry doorways. Enhanced entrances are placed at the comers of the
building, containing a bumped-out wall and a metal canopy, providing
some depth to the exterior. The applicant has provided three alternative
building materials for the entrances, giving the applicant and future
tenants the flexibility in choosing a preferred material. The alternative
materials are stone, tilt-wall, or metal panels. At the request of staff, the
applicant has slightly revised the elevations to provide additional reveals
and a variation in the height of the building.
One sixty square-foot monument sign is proposed to be located along the
Northpoint frontage. It is anticipated that individual tenants will place
attached wall signs on the building in corresponding locations. Additional
comments regarding signage are provided within the signage discussion
below.
As noted above, variations to the Landscape requirements have been
requested by the applicant, due to a variety of circumstances. Because
Building 1 will be constructed on only a portion of Lot 1, there are no tree
perimeter property lines immediately to the north of the building or partially
to the west, where typically a 10' landscape buffer containing a mw of trees
would exist. To remedy this, the applicant has shown the large number of
existing trees to the north, providing a dense screen, until Phase 2 is
completed. The applicant has provided a 3' high berm along the west
property line and perimeter of the phase and continued the berm and tree line
along Northpoint Drive extension to provide an adequate screen in this area.
The 3' high berm along the west property line contains a 3' high screening
hedge, instead of the required overstory trees. This has been designed to
eliminate any conflicts between a 30' wide utility easement in this location.
Because the project falls under a Planned Development, there is flexibility in
the landscaping requirement, particularly where the planting of trees may
cause a future conflict and additional trees have been provided in alternate
locations.
Detention Pond
An 8.6-acre detention pond is proposed to be located in the southeast
comer of the site, adjacent to Wagon Wheel Park and State Road. The
detention pond is partially located within the floodplain, also containing a
large number of trees. According to the plan, the majority of trees will be
preserved and approximately 23 Bald Cypress trees will be planted around
the rim of the detention pond, which will be hydromulched. The detention
pond will be constructed and improved in conjunction with the
construction of Building 1. A tree line exists between the edge of the
Page 4 of 8
Item# 10
proposed detention pond and State Road; however, the applicant has
chosen to further enhance this area by providing a row of 15 Oak trees.
Tree Reparation and Landscape Plans
As shown on the submitted tree survey, the subject site contains a number
of trees of varying sizes and species. Because many of those trees are
located on Lot 1, the applicant has asked that the cost of the mitigation be
spread out over the period of the development of the project. Further, in an
attempt to offset the impact of the mitigation, the applicant has proposed
to install 6" caliper trees in lieu of 3" caliper trees. The applicant has also
provided a berm and row of 27 trees along the south border of Northpoint
Drive, which is beyond that required. It is staff's understanding that the
applicant and the City's Landscape Manager have begun discussions
regarding these options. While staff is confident that an agreement can be
worked out, a condition has been included to ensure that an acceptable
tree mitigation plan is completed prior to development of the site.
Sign Request
The request to vary signage requirements is similar in nature to the request
recently made by the Duke-Freeport Addition; however, there is one
significant difference between the two requests- each building will be
located on it's own lot within the Duke-Freeport Addition and only two
separate lots are planned for the subject project. Because only two lots are
proposed (the buildings will be constructed by phases), the permitted
number of monument signs in accordance with the Zoning Ordinance
dramatically decreases.
In summary, the Sign Ordinance permits one 60-foot monument sign per
lot on lots greater than two acres in size, with an additional monument
sign (60-square feet) on comer lots, where both street frontages exceed
500 feet. On non-comer lots with multiple street frontages, two 40-
square-foot signs are permitted. Under those criteria, this Planned
Development district would only be permitted four 60-sq.-fi. monument
signs for a total of 240-square-feet of signs. However, if the lots were
subdivided at the phase lines, the allowable sign area would increase to
460 square feet.
The applicant is requesting to place five 60-sq.-fi. signs at five buildings,
two 60-sq.-fi. signs serving a large comer lot building, and two-60-sq.-fi.
business park entry signs at the north and south ends of Northpoint Drive,
totaling 540-square-feet. Staff has recommended that the applicant
relocate the business park entry sign at the south end of Northpoint Drive,
as it conflicts with the proposed landscape berm and overstory trees. Our
Page 5 of 8
Item # 10
conditional approval requests that ground level landscaping be provided at
the base of both entry signs.
Building Monument Signs Permitted Monument Signs Requested
1 One 60-sq.-ft. entry sign
Two 60-sq.-ft. signs One 60-sq.-ft. building sign
2 Two 60-sq.-ft. building signs
3 Two 60-sq.-ft. signs One 60-sq.-ft. building sign
4 One 60-sq.-ft. building sign
5 One 60-sq.-fi. building signs
One 60-sq.-ft. entry sign
6 One 60-sq.-ft. building sign
Seven 60-sq.-ft. building signs
Totals Four 60-sq.-ft. building signs Two 60-sq.-ft. entry signs
240-sq. ft. of signs 540-sq. ft. of signs
Although the number and size of the signs would appear excessive,
consideration needs to be given to the size and location of this property,
the proposed locations of the signs and the benefits to an overall,
aesthetically coordinated sign package. All signs will be uniform in
terms of colors, materials, fonts, etc. This sign plan also regulates the
placement of the signs, in that they will be limited to Northpoint Drive
and Sandy Lake Road only, with no signs on State Road. A condition
addressing the proposed placement of the monument signs has been added
to this Planned Development.
Staff's only concern relates to upkeep and maintenance of the individual
building signs, as tenants change, so would the sign, and over time this
could be a problem. Staff would like to reiterate that compliance with
Section 29-3.6 (Obsolete Signs) of the Zoning Ordinance must be
observed and will be enforced, which states that if a business has vacated
the premises, the sign copy must be removed within 30 days and if
necessary, should be painted over to not allow the prior sign message to be
visible.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Planned Development request, subject to
the following conditions:
1) Eliminate sheet A2.2 from the submittal. Sheet A2.2S provides all necessary
information for the concept plan.
2) Eliminate Irrigation Plans (Sheets L2.1 & L2.2) from the submittal.
Page 6 of 8
Item # 10
3) Remove notations under Monument Sign A (Sheet A2.2S), indicating the
number, size, and height signs permitted. This does not correspond to the
requirements of the Zoning Ordinance. Further, indicate on the plan, which
signs will be constructed as part of the initial construction.
4) Relocate the business park entry sign at the south end of Northpoint Drive
and provide some ground level landscaping at the base of both entry signs.
5) Increase the height of the proposed screen walls on both sides of the north
and south truck courts to measure a minimum of 12' in height.
6) Revise Landscape Plan in the following manner:
-Ensure that all tabulations are correct, staff has calculated slightly
different amounts than what is noted on the plan,
-Provide the number of proposed off-site trees in the Table,
-More clearly indicate where the 10 existing trees are located that are
included in the Non-Vehicular landscaping calculations,
-Revise the height of the berm between Northpoint Drive and the
south track court to measure 4' high.
-Provide two landscape islands (with trees) against the building,
serving the 8 passenger vehicle spaces located in the middle of the
north loading/service area.
7) Provide a note on the plan indicating that the following requests are being
made as a result of the Planned Development:
· A tree mitigation plan shall be submitted and reviewed to the
satisfaction of the Leisure Services Department, in compliance
with Section 34 Division 2, (Tree Preservation Requirements) of
the Zoning Ordinance, with an option to extend the length of time
to complete reparation. This shall be done before development is
permitted to occur on the property.
· The Perimeter Landscape Requirements shall be varied to:
- omit the planting of trees in the required Perimeter
landscape area over an easement,
- omit the planting of trees in the required Perimeter
landscape area, due to phasing of the project,
-provide off-site landscaping, across from the subject
site,
-not require landscape islands (with a tree) within the
truck courts,
· The screening requirements shall be varied to allow the
provision of a living screen in lieu of a wall, to block the
loading/service area from view.
· The detention pond located on Lot 2 shall be permitted to serve
both Lots 1 & 2.
Page 7 of 8
Item # 10
Monument signs, consistent with the quantity, quality, size,
materials, colors and located in the approximate locations, as
indicated on this plan, will be permitted within this PD
ALTERNATIVES:
1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Recommend hold under advisement
ATTACHMENTS: 1) Letter to John Elias dated 10-9-01
2) Staff Comments
3) Site Plan (Sheet A2.1)
4) Concept Plan (Sheet A2.2) To Be Removed
5) Concept Plan (Sheet A2.2S)
6) Elevations (Sheet AS. 1)
7) Landscape Plan (L1.1)
8) Landscape Details & Tabulations (Sheet L1.2)
9) Existing Tree Plan-Building 1 (Sheet L1.3)
10) Lot 1, Phase 1 Tree Survey & Mitigation (Sheet L1.4)
11) Detention Pond Tree Survey & Mitigation (Sheet RP 1.1)
12) Imgation Plan (Sheet L2.1) To Be Removed
13) Irrigation Details (Sheet L2.2) To Be Removed
Page 8 of 8
Item//10
5001 Spring Valley Road
Suite 600W
Dallas, TX 75244
TRANSWESTERN Phone: 972.774.2500
Fax: 972,991.4247
C 0 M M E R C , A L S E R V I C E S www.transwestern.net
October 9, 2001
Mr. John Elias
City of Coppell
255 Parkway Blvd.
Coppell, TX 75019
Re: AmberPoint Business Park at Coppell
Planned Development 194 - LI
Tree Mitigation
Dear John,
As we discussed this morning, the initial Transwestem Building One (308,000 sf) shown in our
present Site Plan package is approximately 249 caliper inches short in mitigating the existing
trees. After Chris Russell's (Baldwin Landscape) review with you last Friday, we have increased
the caliper of trees on our Building One site plan to 6", and have also provided a line of 27 - 6"
trees along the south border of Northpoint Drive as an added improvement which was not
requested. We have included in our calculations 915 caliper inches of preserved trees on both
Lots 1 & 2 where we can take credit against 1557 caliper inches we are actually preserving.
Transwestern is asking for relief in meeting this full mitigation for the following reasons:
· Transwestern has worked with City Staff to realign the path of NorthPoint Drive to save a
mature set of hardwoods for the benefit of the city park land, which also increased the
ROW dedication from our development. Transwestern is only getting a 38% caliper inch
credit for this cooperative agreement with the City.
· Our initial Building One (308,000 sf) has a heavier concentration of trees than the
balance of the overall planned 1,900,000 sf development. Except for one other building
site which may require further mitigation, the balance of the development will not be
faced with major tree mitigation issues. We are requesting that you allow Transwestem
to mitigate the 249 caliper inch shortfall that exists on the Building One site as we
develop the balance of land over the next 5 to 7 years.
· There are additional existing trees that were not recorded in the tree survey that can be
saved to make up an additional preservation total. We will be identifying these trees in
the next few days and would like to meet soon to discuss a final plan for presentation to
the P & Z Commission.
Your Partner Of Choice.
We will be happy to meet with your staff to discuss this issue prior to the Planning and Zoning
hearing in order to have your recommendation for Approval of our Development Plan.
Sincerely,
Ti~NSWESTERN COMMERCIAL SERVICES
Ja/nes L. Gaspard
_~D~;; ~ort~ Smi gne~lts e rvi c e s
cc: Andrea Roy- City of Coppell
Gary Sieb- City of Coppell
Henry Knapek- Transwestem Commercial Services
DE VEL OPMENT R E VIE W COMMITTEE
FIRE PRE VENTION COMMENTS
ITEM: AMBERPOINT BUSINESS PARK, LOT 1 BLK.4
DRC DATE: SEPTEMBER 27, 2001
CONTACT: TRA VIS CR UMP, FIRE MARSHAL. (972) 304-3503
1. All portions of the structure are to be within 150 feet from a fire lane. All fire lanes to be 6" concrete on
a lime stabilized base.
2. Minimum inside radius on fire lanes is 30 feet. Minimum outside radius is 54 feet.
3. On-site fire hydrants are required.
4. This structure will be required to be equipped with an automatic fire sprinkler system.
DEVELOPMENT REVIEW C OMMTITEE
PARKS AND LEISURE SERVICES COMMENTS
ITEM: Amber Point Business Park~ Site PAn, and Preliminary ]
DRC DATE: September 27, 2001 and October 4, 2001
CONTACT: John Elias, Landscape Manager
COMMENT STATUS: PRELIMINARY~_~ ~
1) Need a 20' hike & bike trail easement along State Road, needs to be shown on the
Final Plat.
2) Need an easement at S.W. corner of property, to allow for entrance into Wagon
wheel Park off of Northpoint Drive.
4) Need to discuss tree mitigate'on, calculations on plans are not correct.
092701amberpoint