CC approval on 10/8/02AGENDA REQUEST FORM
COPPELL
DEPT: Planning & Economic Development
DATE: October 8, 2002
ITEM #: 9
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-194R AmberPoint Business Park, zoning change request from PD-194-LI
(Planned Development-194-Light Industrial) to PD-194R-LI (Planned Development-194 Revised, Light Industrial)
to attach a Detail Site Plan to allow the construction ora 228,250 square-fuot office/warehouse with future
expansion of 161,750-square feet, on approximately 18 acres of property located at the southwest comer of Sandy
Lake Road and Northpoint Drive. APPROVED BY Motion to Close PH & Approve
CITY COUNCIL w/cond. 1, Z, 3 & 4 below
ON ABOVE DAT,~
~: M - York
,5 - Peters
GOAL(S):
EXECUTIVE SUMMARY:
Vote - 7-0
Date of P&Z Meeting: September 19, 2002
Decision of P&Z Commission: Approved (6-0) with Commissioners Clark, Kittrell, McGahey, Halsey,
Dragon and Stewart voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
(1)
This phase of development shall provide 231 parking spaces. In the event that more parking is needed, it
shall be provided on-site or within the Phase 2 development area. At the time that the second phase of
development is being reviewed, parking analysis shall be based on the parking demand at that time. We
acknowledge the September 19, 2002, notice regarding Staples parking requirement data. (See attached
letter.)
(2)
During the second phase of this development, 161,750-square feet, the approximate 1.4-acre tract of
property, south of Northpoint Drive, may be used to fulfill the non-vehicular landscape requirements of
this second phase of development.
(3) A waiver of the 10-foot landscape buffer requirement along the southem property line.
(4) No trees shall be planted along the western property line -- the required 18 trees shall be planted along
the remainder of the perimeter of the site.
(CONDITION MET)
PLEASE SEE ATTACHMENT FOR ADDITIONAL CONDITIONS.
DIR. REVIEW: ~v ~°~i
FIN. REVIEW:
CM REVIEW
Agenda Request Form - Revised 09/02
Document Name: ~lPD194R 1-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-194R AmberPoint Business Park
P & Z HEARING DATE:
C.C. HEARING DATE:
September 19, 2002
October 8, 2002
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
SIZE OF AREA:
Southwest comer of Sandy Lake Road and Northpoint Drive.
Approximately 17.9 acres of property.
CURRENT ZONING:
PD- 194-LI (Planned Development- 194-Light Industrial).
REQUEST:
APPLICANT:
PD-194R-LI (Planned Development-194 Revised-Light Industrial)
approval of a Detail Plan to allow for the development of a 228,250
square-foot office/warehouse with future expansion of
approximately 161,750-square feet.
Applicant:
APBP, LLC
c/o Amber Jack, Ltd.
Transwestem Commercial Services
5001 Spring Valley Road
Suite 600W
Dallas, TX 75244
972-774-2544
FAX: 972-991-4247
Engineer:
HalffAssociates
8616 Northwest Plaza Dr.
Dallas, TX 75225
214-346-6200
FAX: 214-739-0095
Architect:
O'Brien & Associates
5310 Harvest Hill Road, Suite 136
Dallas, TX 75230
972-788-1010
FAX: 972-788-4828
Landscape Architect:
David C. Baldwin
5744 Richmond Ave.
Dallas, TX 75206
214-821-8100
FAX: 214-824-5562
Page 1 of 6
Item # 6
HISTORY:
In November 2001 City Council approved PD-194 to allow for the
development of six buildings, totaling approximately 1,775,600-square
feet, on 110 acres of property, which would be 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 variations to the Zoning
Ordinance are approved as part of the Planned Development: Multiple
monument signs, including entry features at Royal Lane and Sandy Lake
Road, variances to the Tree Mitigation requirements, variances to the
Perimeter Landscape Requirements and the provision of a living screen in
lieu of a wall. A Detail Plan of the first phase of development containing
108,000-square feet and a final plat on the subject tract were also approved
at that time.
TRANSPORTATION:
Sandy Lake Road is an existing two-lane roadway. The
Thoroughfare Plan shows Sandy Lake Road as a C4D/6 four-lane
divided thoroughfare in a right-of-way containing ! 10' of dedication
(adequate for a six-lane divided thoroughfare). Improvements to this
roadway are scheduled for completion by the end of 2005.
Northpoint Drive has recently been constructed as a two-lane,
undivided thoroughfare within a 60' right-of-way.
SURROUNDING LAND USE & ZONING:
North - vacant; LI (Light Industrial)
South- Existing 108,000 square-foot industrial building (unoccupied); PD-
194-LI (Planned Development- 194, Light Industrial)
East - vacant, LI (Light Industrial)
West - Existing warehouse (Four Seasons), LI (Light Industrial)
COMPREHENSIVE PLAN:
DISCUSSION:
Page 2 of 6
The Comprehensive Plan shows the property as suitable for
light industrial/showroom uses.
The applicant desires detail site plan approval to allow for
the construction of a 228,250 square-foot building for
Staples Fulfillment Center. Staples intends to consolidate
their existing facilities in Coppell into this building. Staples
has a very aggressive development schedule, whereas they
plan to occupy this building in the spring of next year.
Ultimate plans include an expansion within the next several
years of an additional 161,750-square feet for a total of
390,O00-square feet of office/warehouse space for this user.
Architecturally, this building will be similar to the first
building in AmberPoint, with stone veneer to accent the
main entrance, facing the newly constructed Northpoint
Item # 6
Page 3 of 6
Drive. This plan also includes a 192 square-foot security
building to be located in close proximity to the northem
entrance of this site. To meet the 80% masonry
requirement, this building will have a simulated stone
veneer to match the architectural feature at the main
entrance. There are several issues with this development
proposal that will be addressed in virtue of this being a PD.
Parking
The first issue is the provision of parking. Per Section 12-
31-6.18 of the Zoning Ordinance, parking for warehouse is
required as follows:
"One parking space for each employee on the
maximum working shift plus space to accommodate
all trucks and other vehicles used in connection
therewith, but not less than one parking space for
each 1,000 square feet offloor area."
Parking for office is required at a ratio of one space per
300-square feet. Therefore, under these provisions, 253
spaces would be required. This applicant is requesting to
provide 22 spaces less than would be required. Attached to
this Staff Report is a letter from Staples stating that in this
phase of development, only 231 parking spaces are needed
to fill the needs of the employees. If additional parking is
needed during this phase, it can easily be accommodated
on-site, as an alternative to some of the truck courts and/or
in the expansion area to the north. However, when the next
phase of expansion is submitted for review, the employee
count will again be analyzed to assure that all the needed
parking is provided on-site.
Landscaping
There are also several deviations from the landscaping
requirements of the zoning being requested. First, the
landscape plan indicates the non-vehicular landscaping will
be provided adjacent to the northern end of the building,
facing Sandy Lake Road, within a 60-foot wide landscaped
area. This area will be landscaped with Bur Oak trees and
with the preservation of existing trees. However, once the
anticipated expansion is constructed, this landscaped area
will be replaced with a 161,000 square-foot building. As
part of the original PD negotiations, the alignment of
Northpoint Drive was adjusted to preserve a grove of
hardwood trees, south of this road. The resultant 1.4-acre
tract will perpetually remain an undeveloped/wooded area,
Item # 6
Page 4 of 6
and therefore, in virtue of this being a PD, we can allow for
this acreage to be used to fulfill the non-vehicular
landscape requirements when the second phase of this
building is constructed.
Perimeter Landscaping
The second landscape issue relates to perimeter landscaping.
Along the west property line, at the request of the City, there
will not be any trees allowed due to the 30 foot wide utility
easement containing a 30" water line serving Wagon Wheel
Park.. These required trees have been provided along the
other three sides of this site. Specifically, along Sandy Lake
Road and Northpoint Drive, there will be 20-foot landscape
buffer with berms and a combination of 6-caliper inch Live
Oak and Red Oak trees planted approximately 25' on-center.
This perimeter landscaping is a continuation of the
landscaping provided adjacent to the first phase of this
development.
Along the southem property line, adjacent to the ex/sting
building, the applicant is requesting a waiver of the 10'
buffer requirement on this site. When the site plan was
approved for the first building, this property was one lot;
however, now that this lot is being subdivided into two, 10
feet of landscaped area is required on both sides of this lot
line. This request is to allow for the 10 feet of landscaping
to be provided on the adjacent (existing) site to serve both
lots. If both buildings were developed on one lot, no buffer
would be provided; therefore, this 10 feet with 6-caliper inch
Live Oaks will provide a reasonable buffer between these
two buildings.
As part of this PD, the applicant is also requesting a
deviation fi.om the method in which landscaped islands are
calculated. Sec. 12-34-8(B).3 Minimum requirements for
off-street parking and vehicular use areas states the
following:
"...Such planting islands shall have a minimum area
of 150 square feet and a minimum width of nine
feet... ".
The applicant is requesting that if the landscape island
exceeds the minimum of 150-square feet by sufficient
square footage, that this island may be counted for two to
three islands, i.e., a 450 square-foot island would account for
three islands. The purpose of this request is to save Post Oak
trees along the southem property line. While conceptually
Item # 6
this appears reasonable, unfortunately in practice, trees,
which have been attempted to be preserved by this method,
die and the City is left with a deficit in number of parking
islands. Staff is recommending that the required landscaped
islands be provided on this site.
Tree Mitigation
The final landscape issue relates to tree mitigation. During
the initial approval of this PD, mitigation issues were
partially addressed through the planting of additional trees, as
well as increasing the caliper of the trees from 3" to 6" for
the first building. Similar concessions are included in this
phase of development. However, even with these additional
plantings and increase in caliper size, given the amount of
trees that will be lost through this development, an additional
$33,200 is due the Coppell Reforestation and Natural Areas
Fund. The City and Staples have entered into an incentive
agreement that will partially off-set this mitigation cost.
However, it is recommended that the remaining monies, due
the Reforestation Fund, which are estimated to be $8,740, be
ear-marked for the landscaping of the median of Sandy Lake
Road, adjacent to and in close proximity to this site. The
scheduled completion date for the improvements to Sandy
Lake Road is December 2005. The planting of trees in this
location will benefit the City, as well as enhances the entry to
this development.
The final issues relating to this development are the proposed
monument signs. As part of the approved Concept Site Plan
for this PD, specific locations and design criteria monument
signs were designated. As part of this Detail Plan approval,
they are requesting that the permitted sign on Northpoint
Road be relocated to be 75 feet from the southern property
line. The approved Concept Plan indicated this sign to be
approximately midway between Sandy Lake Road and the
existing building. The PD also specified the lettering on
the sign as black letters, this submittal indicates red letters
(Staples logo colors), this would also be a revision to the
PD. Staff is in support of new location and proposed color
of this sign.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-194R, Detail Plan for Staples
subject to the following conditions:
Page 5 of 6
Item # 6
(1)
(2)
(3)
(4)
(5)
(6)
(7)
This phase of development shall provide 231 parking spaces. In
the event that more parking is needed, it shall be provided on-site
or within the Phase 2 development area. At the time that the
second phase of development is being reviewed, parking analysis
shall be based on the parking demand at that time.
During the second phase of this development, 161,750-square feet,
the approximate 1A-acre tract of property, south of Northpoint
Drive, may be used to fulfill the non-vehicular landscape
requirements of this second phase of development.
A waiver of the 10-foot landscape buffer requirement along the
southern property line.
No trees shall be planted along the westem property line -- the
required 18 trees shall be planted along the remainder of the
perimeter of the site.
The site plan being revised to provide all required parking islands,
not allowing for oversized islands to be counted as more than one
island.
The balance due to the Reforestation Fund (after agreed-to
incentive package) an amount not less than $8,740, shall be
earmarked for the landscaping of the median of Sandy Lake Road,
adjacent to and in close proximity to this site.
Monument signs shall be located and designed as indicated on the
Detail Plan.
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)
2)
3)
4)
5)
Letter from Staples dated September 4, 2002
Site Plan
Concept Plan
Elevations
Landscape Plan
Page 6 of 6
Item # 6