CC approval on 12/12/2006
THE.CITY-OF
DEPT:
Planning
December 12, 2006
AGENDA REQUEST FORM
corrELL
DATE:
ITEM #: 26
D WORK SESSION
D CONSENT
l.f I REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. ZC-620 The Duke Lesley Addition. zoning change request from A (Agriculture) to LI
(Light Industrial) on Block A. containing 111.6 acres of property and HC (Highway Commercial) on Blocks Band C.
containing 72.9 acres of property to allow the development of mixed uses. including retail. office. hotel and light
industrial (office/warehouse) on a total of 184.5 acres of property located at the northwest corner of IH-635 and
Beltline Road at the request of Duke Realty LP. being represented by Jack Evans. Pacheco Koch Consulting Engineers.
GOAL(S):
o
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1. Show zoning classification lines going to middle of street right-of-way; indicate zoning on Lot 1 & 2. Block C.
2. Design all buildings/screening. and provide landscaping in conformance with the Zoning Ordinance.
FINANCIAL COMMENTS:
Recommendation of the P&Z Commission at the November 16th
meeting:
APPROVAL with 6-0 vote. subject to the conditions listed above.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Motion to close Public Hearing & Approve subject to
conditions 1 & 2 shown above
RECOMMENDED ACTION:
Staff recommends approval.
M - Faught
S - Franklin
Vote - 5-0 · Libby Ball
Hinojosa-Flores & Tunnell absent II. ~~~61~12314
,/.AlAI .Q6'OO'
@l lC-620 Duke Leslie Add.. l-AR
CITY OF COPPELL
PLANNING DEP AR TMENT
STAFF REPORT
Case No.: ZC-620 The Duke Leslev Addition
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
November 16, 2006
December 12, 2006
Gary L. Sieb, Director of Planning
Northwest corner of IH-635 and Beltline Road.
184.5 acres
(Agriculture)
Zoning change request from A (Agriculture) to LI (Light
Industrial) on Block A, containing 111.6 acres of property and HC
(Highway Commercial) on Blocks Band C, containing 72.9 acres
of property to allow the development of mixed uses, including
retail, office, hotel and light industrial (office/warehouse).
Duke Realty Limited Partnership
Alex Bennett
5495 Beltline Road
Suite 360
Dallas, TX. 75254
(972) 361-6700
Fax: (972) 361-6800
There has been no development history on the subject tract,
although a thoroughfare plan amendment was approved by Council
on October 10th that is reflected by the street pattern shown on
these plans.
ITEM # 4
Page 1 of 4
TRANSPORTATION:
Beltline Road is a P6D major thoroughfare built to standard in a
120-foot right of way; LBJ Freeway is an interstate highway built
to federal highway guidelines.
SURROUNDING LAND USE & ZONING:
North -middle school and warehousing, "LI," Light Industrial
South -developing commercial; City of Irving
East - vacant; "A," Agriculture
West - office, developing commercial; "LI," Light Industrial, City oflrving
COMPREHENSIVE PLAN: The Coppell Comprehensive Plan shows the property as suitable
for freeway office and commercial uses.
DISCUSSION:
This is a request for straight zoning (HC and LI) which might be better
served through the application of a Planned Development because of the
sheer size of this request (185 acres). The advantage to the community
with Planned Development zoning lies in the amount of detail that is
provided before any zoning is granted. The PD assures that we know
exactly what is being proposed before zoning guidelines are put in place.
On the other hand, the advantage to the developer in requesting HC and LI
zoning is the fact that no detail is required before these base zoning
categories are considered. Although a PD seems appropriate here,
especially with regard to the size of the land area, we do require review of
development proposal and site plans before any development can occur.
Because of that requirement, staff is not uncomfortable with reviewing
this application as submitted, although our preference would have been a
PD request.
The applicant has been known as a developer of quality warehouse
buildings in Coppell for a number of years. As early as the year 2000, this
landowner began to develop the area along Freeport Parkway and today
that project is almost completely built out. It is no surprise then, that this
application is calling for 102 acres of potential warehouse development.
Because it is at the northern end of this parcel staff has little objection to
the proposed use. One point of caution, the site is relatively flat and any
development on the proposed LI parcel will have full view from LBJ
Freeway and Dividend Drive. We suggest any construction of warehouse
space be planned with fronts facing the street, and advise the applicant that
truck bays adjacent to streets without substantial screening is a violation of
our zoning ordinance. In addition, we urge the applicant to design any
portion of a warehouse that can be seen from LBJ Freeway with facades of
high quality, similar to the building frontages found in their other Coppell
projects. When this property is ready for development, we would urge the
designer to carefully address these critical facade concerns when any
proposed development is submitted for City review.
ITEM # 4
Page 2 of 4
Regarding the request for He zoning on the remaining 76 acres, staff
repeats similar concerns. Although we understand the remainder of the
parcel (the HC portion) will be sold to other developers, this property is
the entrance to the City. What is developed here sets the tone for the
entire community-it is the gateway to Coppell. Although past
development in the City has been of very high quality, we have no
assurance that pattern will continue until we see detailed plans for the
subject property. Because site plan review is required before any
development can occur (just as with the warehouse development discussed
earlier), staff is cautiously optimistic that a quality product will result
when plans are submitted for City approval. One final point with regard to
the appearance issue--tilt wall construction is allowed on the LI zoned area
and the majority of existing warehouse construction is of that material.
Any construction in the HC zone will, however, require 80% masonry
construction, so typical tilt wall will not be allowed. That requirement
gives us further assurance that a quality product will result on the HC
zoned parcels.
The zoning exhibit also delineates two street alignments--the extension of
Dividend Drive and the location of a new street named Point West
Boulevard. Dividend is a divided street shown to be in a 90-foot right-of-
way. It conforms to City standards, and extends from the existing
Dividend over to Beltline Road on the east. Point West is shown as a two-
lane, undivided semi-collector street with 50 feet of right-of-way. As a
general rule a 50-foot right-of-way is too narrow for our collector streets,
especially in areas of high traffic generation such as
retail/office/warehouse districts. However, if the street were paved to a
37-foot width with a 5-foot sidewalk and utility easement on each side
beyond the 50-foot right of way (or a total dimension of 60 feet), we could
support the street proposal. One other general comment relative to the
street alignment of Dividend. As shown on the zoning exhibit, it is
immediately adjacent to the LBJ Freeway r.o.w. and leaves an impression
of massive concrete roads. We would urge the applicant to provide
extensive landscaping to soften the harsh look of two roadways side by
side.
All in all, staff can support this zoning request with the understanding that
more detailed plans will be required before we can endorse any individual
site-specific development proposal. Our major points of concern involve
the facades of the warehouse buildings, the presence of truck bays
adjacent to streets without adequate screening (a violation of our zoning
code), the appearance of buildings on the HC zoned tracts, and the
treatment and landscaping of Dividend Drive adjacent to LBJ Freeway.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request, subject to the following conditions:
ITEM # 4
Page 3 of 4
1. Show zoning classification lines going to middle of street right-of-
way.
2. Dimension and show acreage of Lot 2, Block C.
3. Adjust and show acreage/dimensions of Lot 1, Block C.
4. Show acreage of area north of Lots 1 and 2, Block C
5. Note that comer lots have two front yards.
6. Design all buildings/screening, and provide landscaping In
conformance with the Zoning Ordinance.
AL TERN A TIVES:
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.
ATTACHMENTS:
1) Zoning Exhibit (2 sheets)
ITEM # 4
Page 4 of 4
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JEffERSON TILLEY SURVEY, ABSTRACT NO. 1474,
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