PD186R2-AG011009 T H Et* C I T Y O F
C-OPPEL£ AGENDA REQUEST FORM
~ ~ . ~ .~C'ITY COUNCIL MEETING: October 9, 2001 ITEM # q
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-186R2, Duke-Freeport, zoning change request from PD-186R (Planned
Development-186 Revised) to PD-186R2 (Planned Development-186R2) to allow for additional monument
signage, to decrease the required parking on Lot 1, and to incorporate the tree mitigation/landscaping plan
on approximately 140 acres of property located along the west side of Coppell Road, between Ruby and
Bethel Roads.
APPROVED
n BY
SUBMITTED CITY COUNCIl.-
TITLE: g and Community Services
DATE ~~- "-
STAFFCOMMENTS: ,,.__, -t-. ~ _~~.~
Date of P&Z Meeting: September 20, 2001 ,~7~
Decision of P&Z Commission: Approved (5-0) with Commissioners McGahey, Kittrell, McCaffrey, Clark
and Stewart voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
(CONDITION MET)
(CONDITION MET)
b)
(PLEASE
(CONDITION MET)
SEE ADDITIONAL CONDITIONS ON THE FOLLOWING PAGE)
DIR. INITIALS: ~~, FIN. REVIEW~
Agenda Request Form - Revised 5/00
CITY MANAGER REVIEW:
~PD186R2
CONTINUED CONDITIONS FOR
CASE NO. PD-186R2, DUKE-FREEPORT
,...,,
L~ ~ ~- ~ ~'~' ....(CONDITION MET)
Staffrecommends approval.
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO: PD-186R2, Duke-Freeport
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
September 20, 2001
October 9, 2001
Marcie Diamond, Assistant Planning Director
Along the west side of Coppell Road, between Ruby and Bethel
Roads
SIZE OF AREA:
Approximately 143 acres of property
CURRENT ZONING:
PD-186R (Planned Development-186 Revised)
REQUEST:
PD- 186R2 (Planned Development-186R2) approval.
APPLICANT:
Brook Barefoot
Duke Realty Corporation
5495 Beltline Road, Suite 360
Dallas, Texas 75254
972-361-6714
FAX: 972-361-6800
HISTORY:
TRANSPORTATION:
Page 1 of 6
On September 12, 2000, City Council approved a Conceptual
Planned Development District (PD-186-LI) for industrial uses to
allow the development of 7 office/warehouse facilities on
approximately 143 acres of property. Also approved was a final
plat for this property to allow the construction of the extension of
Freeport Parkway from Bethel Road to Ruby Road.
On January 9, 2001, City Council approved a Detail Plan for
Tracts 4 and 4x of this PD. Part of this approval was a condition
to prepare a tree mitigation plan for this PD.
The construction of Freeport Par a~
this property as a C4D/6 four-lane
Item # 7
foot) R.O.W. Bethel Road is proposed to be a C4D, (four-lane
divided within a I10-foot R.O.W.) west of Freeport Parkway.
East of Freeport Parkway, Bethel Road is a C2U, two-lane
undivided within 50 feet of right-of-way.
SURROUNDING LAND USE & ZONING:
North- vacant land, mobile home park, new duplexes; LI, 2F9
South -vacant, single family; LI, SF-12
East - residential and commercial; SF-12, HO-SF-12, HO-C
West -vacant LI (Light Industrial)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
office, showroom, light industrial and warehousing uses.
DISCUSSION:
There are three purposes for this amendment to PD-186R:
· To reduce the parking required for warehouse uses on Tract 1 from
one space per 1,000- square feet to one space per 5,000-square
feet;
· allow for additional monument signage; and
· to attach a tree reparation/landscape plan to the PD.
PARKING REDUCTION:
The applicant has stated that the reduction in required parking for warehouse uses within Tract 1
will allow this site to be more marketable, by reducing costs and providing for additional
flexibility in design. This request is similar to the request granted in PD-191, also for Dukes
Reality. In support of the parking reduction in PD-191, the applicant provided various case
studies illustrating that there was a significant amount of under-utilized parking lots in our
industrial district. However, in PD-191, the parking requested was one space per 3,000-square
feet of warehouse, and this request is for one space per 5,000-square feet of warehouse use.
PD-191 was also approved with a Detail Site Plan, which provided for the assurance that if
additional parking is needed, it could be provided on-site while meeting all the City's codes and
ordinances. Staff could support this current request for a reduction in parking if the same
safeguards are in place at the time the Detail Plan is approved.
A related issue is the buffer between this industrial property and the property to the north of
Ruby Road. The revised Concept Plan for Tract 1 has significantly reduced the proposed buffer
between this use and the existing residential development and City-owned property to the north.
The approved Concept Plan provided for a detention area, approximately 70 feet in width
adjacent to Ruby Road. Adjacent to the detention area were three rows of parking (81 feet in
width) which allowed for approx. 150 feet of"relief' with the landscaped areas coupled with the
required parking islands and plantings, before the truck court began. The current Concept Plan
deletes the detention area and provides for only 30 feet of landscaping adjacent to Ruby Road.
Given this residential adjacency, staff recommends that, at a minimum, an additional landscape
buffer and open space be provided along Ruby Road equal to the 70-foot buffer indicated on the
Concept Plan. Staff feels that this increase in landscaping/open space would be a reasonable
Page 2 of 6
Item # 7
trade-off to allow for a significant reduction in the required parking, as well as maintaining a
buffer between these industrial uses, the existing residential development and proposed City
facility to the north. The following conditions have been added to this PD to allow for the
reduced parking and to maintain this buffer:
· Limited to Lot 1 only, the parking for a warehouse use may be reduced to a ratio of
one space per 5,000-square feet. In the event that the demand for parking increases
due to the occupancy characteristics of the building, additional parking shall be
provided, while meeting the requirements of the Landscape Ordinance in effect at the
time that the Detail Plan is approved.
· Along the north property line of Lot 1, adjacent to Ruby Road, a landscape buffer
area, a minimum of 70-feet in width, shall be provided.
SIGN REQUEST:
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
be permitted six 60-sq.-fl. monument signs, and two 40-square-foot signs for a total of 440-
square feet of signs.
This request would allow for one 60-square-foot sign for each of the proposed 7 buildings (6
lots) and allow entry feature signs at the north and south ends of Freeport Parkway. The sign at
the intersection of Freeport Parkway and Ruby Road is proposed to be a 73-square-foot
monument sign adjacent to the proposed detention area. At the intersection of Freeport Parkway
and Bethel, two monument signs are proposed, each containing approximately 168-square feet.
The sign on the west side of Freeport Parkway is proposed to be an industrial park entry sign
identifying the park. The sign proposed for the east side of Freeport Parkway would also be 168-
square feet; however, it is being requested to identify the individual tenants within the park. The
total square footage of the signage requested for this entire PD is 761-square feet, which exceeds
the overall signage permitted by 42%.
Building Monument Signs Permitted Monument Signs Requested
1 Two 60-sq.-fl. building signs One 73-sq.-ft. entry sign
One 60-sq.-ft. building sign
2 Two 40-sq.-fl. building signs One 60-sq.-fl. building sign
3 One 60-sq.-ft. building sign One 60-sq.-fl. building sign
4 One 60-sq.-ft. building sign One 60-sq.-ft. building sign
Two 60-sq.-ft. building signs
5& 6 (1 lot) One 60-sq.-ft. building sign One 168-sq.-ft. entry sign
7 One 60-sq.-ft. building sign One 60-sq.-ft. building sign
One 168-sq.-ft. entry sign
Six 60-sq.-ft. building signs Seven 60-sq.-ft. building signs
Two 40-sq.-ft. building signs One 78-sq.-ft. entry sign
Totals Two 168-sq.-ft. entry signs
440-sq. ft. of signs 761-sq. ft. of signs
Page 3 of 6
Item # 7
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, logos, etc. This sign plan also regulates the placement of the signs, in that
they will be limited to Freeport Parkway and Bethel Road only, with no signs on Coppell Road.
The only sign proposed along Ruby Road is at the southeast comer of Ruby Road and Freeport
Parkway, which is an entry-feature sign adjacent to the detention area. Finally, within this 140+
acre park, the lot sizes range in size from 10 to over 50 acres, and if subdivided into smaller lots,
a significantly greater number of signs would be permitted.
Staff's main concern relates to the proposed entry-feature sign at the northeast comer of Freeport
Parkway and Bethel Road. This 168-square-foot sign is proposed to identify individual tenants
in the industrial park. The elevation for this sign includes a potential for 12 names, with pin
mounted lettering. This type of sign is similar to what is found in retail shopping centers. Staff
calmot support this type of sign. If the overall sign package is approved as submitted, this park
will have significantly more signage than is allowed by the sign ordinance or typically found in
the industrial parks in Coppell, and therefore, would be excessive. There also is a concern about
the upkeep and maintenance of this sign, as tenants change, so would the sign, and over time this
could be a problem. Finally, approval of this type of signage is not a desirable precedence to set
in our industrial area. Therefore, staff can only support a park identification sign on the northeast
comer of Bethel Road and Freeport Parkway, if it matches the sign proposed for the northwest
comer of this same intersection.
The following condition has been added to this PD to address this sign plan:
· 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, except that the park entry monument sign at the northeast comer of
Bethel Road and Freeport Parkway shall generally match the sign proposed for the
northwest comer of the same intersection.
TREE REPARATION AND LANDSCAPE PLANS
When the Detail Plan for Tracts 4 and 4x (Building 2) was approved, it was subject to a tree
reparation plan being approved. This reparation plan was required to include the provision that
the trees would be replaced within two years from the time that the Certificate of Occupancy was
issued for the first building. Since that time, the applicant has submitted a reparation plan and
the landscape plan for the median of Freeport Parkway and two common areas to partially fulfill
the required reparation. In consultation with the City Attorney, it was determined that it would
be appropriate to attach the reparation plan and this first phase landscape plan to this PD
Amendment, verses preparing a separate legal document. Therefore, the following conditions
have been added to this Planned Development district:
Adding the Tree Mitigation Plan and Landscape Plan for the medians and common areas to the
PD, with the following conditions added to the Tree Mitigation Plan:
Page 4 of 6
Item # 7
b)
c)
d)
All trees required to be installed per the attached reparation plan shall be planted no
later than 24 months from the issuance of the Certificate of Occupancy for the first
building in this PD.
The landscaping in the median of Freeport Parkway shall be as shown on the
attached landscape plan and shall be installed by the applicant (Dukes Reality)
and maintained by the Property Owners Association.
The landscaping and irrigation in the common areas shall be maintained by the
Property Owners Association.
The remaining trees, as required in this mitigation plan, shall be installed as
specified in a) above.
A private license agreement to allow for the installation, irrigation and maintenance of the
landscaping in Freeport Parkway is required to be executed by the City Manager. The
detailed landscape plan and irrigation plan shall be attached to this license agreement.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the revision to PD-186R, subject to the following
revisions to the conditions as noted on the site plan:
1)
2)
3)
The Detail Plan for Tract 1 will provide a 70-foot landscape buffer parallel and
adjacent to Ruby Road.
The park entry monument sign at the northeast comer of Bethel Road and Freeport
Parkway shall generally match the sign proposed for the northwest comer of the
same intersection.
The Tree Mitigation Plan and Landscape Plan for the medians and common areas
shall be attached to and made a part of this PD, with the following conditions noted
on the Tree Mitigation Plan:
a) All trees required to be installed per the attached reparation plan shall be
planted no later than 24 months from the issuance of the Certificate of
Occupancy for the first building in this PD.
b) The landscaping in the median of Freeport Parkway shall be as shown on
the attached landscape plan and shall be installed by the applicant and
maintained by the Property Owners Association.
c) The landscaping and irrigation in the common areas shall be maintained
by the Property Owners Association.
d) The remaining trees, as required in this mitigation plan, shall be installed
as specified in a) above.
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.
Page 5 of 6
Item# 7
ATTACHMENTS:
1) Preliminary Site Plan 1, Sheet A. 1
2) Landscape Tabulations Plan, Sheet L 1.01
3) Tree Mitigation Plan For PD 186R2
4) Landscape Plan For Freeport Parkway And Lot 2 West Pond And Lot 4x East Pond.
Page 6 of 6
Item# 7