CC approval on 12/14/04AGENDA REQUEST FORM
COPPELL
DEPT: Planning
DATE: December 14, 2004
ITEM #: 15
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-208-LI, Coppell Trade Center, zoning change request from LI (Light Industrial)
to PD-208-LI (Planned Development-208-Light Industrial) to approve a Concept Plan to allow the construction of
approximately 645,000-square-feet of office warehouse uses on 40.6 acres of property, and approval ora Detail
Plan for Phase 1 on 12.87 acres of property, containing a 195,845-square-foot building located along the north side
of Sandy Lake Road, between Northpoint Drive (extended) and the extension of Freeport Parkway.
GOAL(S):
APPROVED BY
CITY COUNCIL
EXECUTIVE SUMMARY:°N ABOVE DATE
Date of P&Z Meetino:
November 18
Motion to close Public Hearing & Approve subject to
conditions 1 & 7 below and tree retribution in the
amount of $120,000 to be paid in two phases of
$60,000 each, payable prior to the issuance of the CO
i~or each phase or in full within 5 years.
M - York Vote - 6-1
- Peters Tunnell voted against
2004
Decision of P&Z Commission: Approval (6-0) with Commissioners Borchgardt, Hall, Foreman,
Milosevich, Kittrell and Reese voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
1) Change address of Sandy Lake Industrial to "Addison" from "Dallas" on all exhibits.
2) Tree mitigation fees of $500,000 shall be spread over five years with equal amounts ($100,000/year)
being paid annually (January lst). If, however, the Economic Development Committee and City
Council can determine a more equitable fee arrangement, we would support their findings.
,j ....................................... ~, ...... d). (CON.MET)
~ ......~, ................................. t' ....... (CONDITION MET)
7) Abide by the departmental comments (Parks).
(CONDITION MET)
Staff recommends approval.
Agenda Request Form - Revised 09/04 Document Name: ~ 3PD-208-LI I-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-208-LI Coppell Trade Center
P & Z HEARING DATE:
C.C. HEARING DATE:
November 18, 2004
December 14, 2004
STAFF REP.:
Gary L. Sieb, Director of Planning
LOCATION:
Along the north side of Sandy Lake Road, between Northpoint
Drive and the extension of Freeport Parkway.
SIZE OF AREA:
40.6 acres of property.
CURRENT ZONING:
LI (Light Industrial)
REQUEST:
Approval of a Concept Plan allowing the construction of
approximately 645,000-square feet of office/warehouse uses on 40.6
acres of land and approval of a Detail Plan on 12.87 acres of Phase 1
development, containing a 195,845 square-foot building.
APPLICANT:
Coppell Sandy Lake Industrial LP or assigns
A1 Sorrells, The Holt Companies
5055 Keller Springs Road
Suite 300
Addison, Texas, 75001
(972) 280-8355
Fax: (972) 241-7955
HISTORY:
Page 1 of 4
There has been no recent development history on the subject tract.
Item #7
TRANSPORTATION:
Sandy Lake Road is shown as a C4D/6, four-lane divided roadway
in a ll0-foot right-of-way with construction to begin in early
2005.
SURROUNDING LAND USE & ZONING:
North - vacant; LI (Light Industrial)
South - vacant; PD-194-LI (Planned Development for industrial uses)
East - vacant; LI (Light Industrial)
West - vacant: LI (Light Industrial)
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for light industrial and showroom uses.
DISCUSSION:
Page 2 of 4
This is a proposed 40-acre warehousing project which will eventually
house approximately 645,000-square feet of floor space in four
buildings. As currently presented, this development will occur in three
phases. Phase One is a detailed plan, Phases Two and Three are
conceptual at the present time, hence, the request for both Concept
approval and Detail Plan approval.
The Concept Plan is in conformance with the Comprehensive Master
Plan and, as stated above, is a three-phase development. Phase Two
outlines two buildings with a total square footage of 300,000 feet being
built in the northwest quadrant of the site. Phase Three shows one
additional building of roughly 150,000-square feet being constructed just
west of the Detail Plan submitted here.
Phase One Detail Plan proposes a 195,800-square-foot warehouse being
built on approximately 13 acres of ground at the eastern end of this
parcel. Issues to be dealt with include drainage and tree mitigation.
Open drainage is proposed to traverse the site, and we can support that
concept here as we have done elsewhere in the industrial sections of
Coppell.
Tree mitigation is substantial on this site because the parcel is covered
with trees. Taking into consideration the recently passed ordinance
eliminating from retribution the calculation of the number of trees under
the building, a substantial mitigation to the tune of $500,000 still exists.
Item#7
If mitigation were to be figured only on the Phase One development, this
figure would be substantially lower. However, because drainage issues
must be dealt with at the outset of the project (and the vast majority of
trees are in the proposed drainage channel; read: remove all trees), Phase
One development must absorb this cost. We can support spreading the
cost over a number of years, and one of our conditions statements
addresses this issue with an arbitrarily suggested specific time period in
which to pay this fee.
Our Economic Development Committee is also working with this
applicant exploring ways the mitigation figure might be reduced. If the
Committee develops a more attractive retribution resolution, we would
support their recommendation. The applicant is anxious to begin
construction of this project, but a complicating factor is the fact that the
Committee cannot consider this issue until its December 1 meeting. That
date is two weeks after our Planning Commission meeting, and not
knowing their final recommendation, the only position we can take is the
fee payback option as expressed in the staff recommendation. We have
purposefully written the mitigation condition subject to the EDC's
findings.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this request subject to the following
conditions:
1. Change address of Sandy Lake Industrial to "Addison" from
"Dallas" on all exhibits.
2. Tree mitigation fees of $500,000 shall be spread over five years with
equal amounts ($100,000/year) being paid annually (January lst). If,
however, the Economic Development Committee can determine a
more equitable fee arrangement, we would support their findings.
3. Do not include exhibits PD L0.01, .02, L1.01 in future submittals.
4. Provide REVISED exhibit L0.00 with mitigation changes (see John
Elias e-mail attached).
5. Change Exhibit L1.01 to "Detailed" Landscape Plan.
6. Indicate Monument Sign letter materials on plan.
7. Abide by Departmental comments (Parks).
8. It appears Monument Sign colors have been reversed, please clarify.
9. Eliminate the Fire Department connection closest to Sandy Lake
Road.
Page 3 of 4
Item #7
ALTERNATIVES
l)
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)
6)
7)
Site Plan
Exterior Elevations (Sheet A1.01)
Series of Trade Center Drawings (Sheets PDL0.00, .01,.02, L1.01, .02, .03,
PDL1.01)
Tree Survey Field Data
Perspective Drawing
8 ½" by 11" Overall Concept Plan
Departmental comments (Parks)
Page 4 of 4
Item#7
Z ~
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0~
~FIIN3D 3(]¥I~1 ll3ddOD
~]IN3D 30¥~1 llgddOD
TREE SURVEY FIELD DATA
TO ACCOMPANY SHEET L0.00 DATED 10.20.04
COPPELL TRADE CENTER
SANDY LAKE ROAD AT NORTHPOINT DRIVE
COPPELL, TEXAS
PREPARED FOR:
COPPELL SANDY LAKE INDUSTRIAL, L.P. OR ASSIGNS
09 NOVEMBER 2004
Survey data by:
PACHECO KOCH CONSULTING ENGINEERS
Mitigation Analysi~s by:
SMR LANDSCAPE ARCHITECTS, INC.
December 6, 2004
C OPi ELL
Mr. A1 Sorrels
The Holt Companies
5055 Keller Springs Rd., Suite 300
Addison, TX 75001
Dear Al:
This letter is to inform you that on December l, 2004, the Coppell Economic Development
Committee, an advisol~ group to the City Council, approved your request for an economic
development incentive package and real property tax abatement for the approximately 645,000
square-foot office/warehouse project known as Coppell Trade Center.
The City Attorney will be apprised of the Economic Development Committee's recommendations
and will contact you and/or your counsel when the agreements are ready for your review.
The following incentives were recommended by the Economic Development Committee:
· A five-year seventy-five percent (75%) real property tax abatement for Bldgs. A-D. The
commencement date will be January I of the calendar year immediately following the
issuance of the first Certificate of Occupancy; any buildings that are not substantially under
construction within five years of the commencement date will not be eligible for the tax
abatement and the owner/developer will have to seek re-approval.
· 50% Credit to the City of Coppell Reforestation and Natural Areas Fund in the mount of
$184,650. The Economic Development ComaUttee recommended the retribution fee be paid
in (3) phases of $61,550 each, to be paid prior to the issuance of the Certificate of Occupancy
for each Phase, or in full within 5 years.
Gross Rethbution (trees removed DBH)
(Excludes trees located within the drainage channel)
Preservation Credit (23%)
Landscape Credit
Net Retribution
50% Credit
Balance due to the Reforestation & Natural Areas Fund
6,780" DBH
-1,560"
-I,527"
3,693"
x $100
$369,300
-$184,650
$184,650
· 50% Waiver of Building Permit Fees for shell construction of Bldgs. A-D (Estimated savings
of $42,084). All building permits must be obtained within five years.
· 50% Waiver of Roadway impact Fees (Estimated savings of $93,810)
The above incentives are contingent upon final approval by City Council and execution of the
agreements. If you have any questions or comments relative to the economic development
incentive and tax abatement agreement process, please contact me at 972-304-3677 or Chad
Beach, Asst. Finance Director at 972-304-3692.
Sincerely,
Andrea L. Roy O'
Economic Development Coordinator
Chad Beach, Coppell Asst. Finance Director
Gary Sieb, Dir. Planning & Economic Development
John Elias, Park Operation Manager
Ken Griffin, City Engineer
Greg Jones, Chief Building Official
December 2, 2004
Revised mitigation numbers for the Coppell Trade Center:
Gross Retribution (trees removed DBH)
DBH
Preservation Credit (23%)
Landscape Credit
Net Retribution
6780"
-1560"
-1527"
3,693"
x $100.00
$369,300.00
Economic Developmentcommi~eeisrecommending a 50% cmdit
$184,650.00
$184,650.00
A contribution to the City of Coppell Reforestation and Natural Areas Fund in the
amount of $184,650.
The Economic Development committee is recommending the retribution fee to be
paid in (3) phases of $61,550 each, to be paid in full in 5 years.
Thank You
John Elias
Park Ope~tion Manager