CCPH Agenda Request/Staff Rpt
THE.CITY.OF
AGENDA REQUEST FORM
corrELL
lf~Jf-
.e ..t .I'\.s . \ & q
DEPT: PLANNING
DATE: August 14, 2007
ITEM #: 1 1
o WORK SESSION
o CONSENT
[2] REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-229-L1 Minyard Addition (KTR Capital), zoning change from LI (Light Industrial) to
PD-229-L1 (Planned Development-229-Light Industrial) to allow the retention and expansion of the existing
office/warehouse and office buildings and to allow the construction of four office/warehouse buildings, totaling
approximately 503,250-square-feet on 79.53 acres of property, located at the southwest corner of Freeport Parkway
and Bethel Road.
GOAL(S):
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Submittal of Revised Tree Survey and Mitigation Plan in accordance with the requirements of the Zoning Ordinance
prior to submission of tree removal permit.
2) Relocate the existing fire hydrant west of Building D to be within a landscape island.
3) The proposed buildings should not use existing fire pumps.
4) Contact Jeff Curry at (972) 888-1330 to discuss electric service requirements.
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
On July 19,2007, the Planning Commission unanimously
recommended approval of this zoning change (6-0), subject to the
above-stated conditions. Commissioners Haas, Kittrell, Borchgardt,
Fox, Reese and Frnka voted in favor, none opposed.
Staff recommends APPROVAL.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Motion to close the Public Hearing & Approve
subject to conditions 1, 2, 3 & 4 above
M - Franklin
S - Brancheau
Vote - 7-0
.
,U
Libby Ball
2007.08.21
10:37:38 -05'00'
I(ci)n?pn-??Q-II MA (K'T~\ l-A~
CITY OF COPPEll
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-229-LI Minyard Addition {KTR CaDitall
P&Z HEARING DATE:
C.C. HEARING DATE:
July 19,2007
August 14, 2007
STAFF REP:
Marcie Diamond, Assistant Director of Planning
LOCATION:
Southwest corner of Freeport Parkway and Bethel Road
SIZE OF AREA:
79.53 acres of property
CURRENT ZONING:
LI (Light Industrial)
REQU EST:
Zoning change request to PD-229-L1 (Planned Development-229-
Light Industrial) to allow the retention and the expansion of the
existing office/warehouse and office buildings and to allow the
construction of four office/warehouse buildings, totaling
approximately 503,25Q-square-feet.
APPLICANT:
Owner:
Mathew Taylor
KTR Coppell, L.L.C.
300 Barr Harbor Drive
Conshohocken, PA 19428
484-530- 1800
484-530- 1888
Engineer:
Steven Heniford, P .E.
Jones & Cater, Inc
3030 lBJ Freeway #910
Dallas, Texas 75234
972-488-3880
972-488-3882
HISTORY:
It appears from DCAD records that the original warehouse and
office buildings were constructed in 1980. In 1996 a site plan and
plat were approved to allow the expansion to the existing
office/warehouse facility which included the construction of a
240,000 square foot warehouse. This approval was subject to
several conditions:
~ The Board of Adjustment granting a Special Exception
allowing reduction in the amount of parking to be
provided. A 242 parking space variance was granted on
September 12, 1996, and,
~ Asphalt fire lanes were permitted for a period not to
exceed four years.
The applicant is requesting the retention of the reduction in the
number of parking spaces, but will be bringing all fire lanes up to
current (concrete) paving standards.
ITEM # 5
PAGElof5
TRANSPORTATION:
Bethel Road is under construction to be a 4-lane divided thoroughfare
within 90 feet of right-of-way.
Freeport Parkway is a 4-lane divided thoroughfare built within 90 feet of
right-of-way.
SURROUNDING LAND USE & ZONING:
North - vacant land and office/warehouse; PD-185R-L1 and PD-186R7 -L1,
South - vacant land and Haverty's; LI (light Industrial)
East - Hard-8 BBQ and office/warehouses; PD-211-H and LI (light Industrial)
West - US Post Office Bulk Mail Center; LI (light Industrial)
COMPREHENSIVE PLAN:
The Coppell Comprehensive Master Plan shows the property as
suitable for light industrial/showroom uses.
DISCUSSION:
The purpose of this PD is to allow for the retention and expansion of the
existing facilities as well as the construction of four new office warehouse
buildings. While the new construction is generally in compliance with the
Zoning Ordinance, some existing conditions do not conform to current
ordinances and are best recognized through a PD.
Lot 1 R - Existing Office and Office/Warehouse and Expansion Area
This lot encompasses approximately Y2 the land area and 60% of the
ultimate square footage of the development. The existing
office/warehouse, cold storage facility and 14,000 square foot office will
be retained. Two future expansion areas are indicated along the
western side of the existing building. The construction of these expansion
areas are not included in the initial phase of development, but sufficient
parking is being provided to serve the ultimate development of this
property.
The site plan also indicates a new driveway onto Bethel Road to access
the development on this lot. The Fire Department expressed concern
with the ability of fire trucks to maneuver the liS" curve portion of this
driveway located just south of Bethel Road. Additional information will
be required from the applicant to demonstrate that this driveway can
accommodate this movement. If it is determined not to be sufficient,
then this driveway will need to be redesigned.
Lot 2R - New Office Warehouse Buildinas A Band C.
Three new buildings are proposed for this lot, ranging in size from 130,250
to 140,000 square feet with a warehouse to office ratio of 95% to 5%.
Building A will be most visible from Bethel Road and per staff's request,
stone entry features/architectural accents have been added to both
corners of the building adjacent to Bethel Road. Seventy-three parking
ITEM # 5
PAGE 2 of 5
spaces are proposed along the west property line. The applicant has
added seven architecturally accented (with accent paint color and
bumped-out panels) "man-doors" along this elevation to allow access to
this parking as well as to provide the required articulation. Finally, a
screening wall is indicated on the site plan, parallel to Bethel Road, to
obscure the view of the loading area. However, additional detail is
required on the Building Elevation sheet, which specifies the height,
length, design and materials of this screening wall.
Building B will have limited visibility from Bethel Road, and is designed
similar to the other two buildings on this tract, without the additional
articulation along the western fac:;ade.
Finally, Building C will be a mirror image of Building B, with the dock-doors
facing internally. Along the east lot line is an existing rail road spur. The
applicant is not sure if they will be utilizing this spur, therefore they have
included "future knock-out panels" in this wall to allow direct access to
this spur. This building is proposed to be located 24 feet from the newly
created common lot line with Lot 1 R, which does not provide the 60 foot
yard setback (clear area) which is required for unlimited building area.
Either a higher level of fire resistive construction or a smaller building will
be required.
The common lot line, between this lot (Lot 2R) and the existing facilities
(Lot 1 R) will not have perimeter landscaping normally required along all
lot lines. However, it appears that additional landscaping and trees
have been provided elsewhere on this lot to fulfill this requirement.
Lot 3R- Existing Office Building
This lot has been carved out to allow for the retention of the existing
office building and to allow the minimum amount of required parking to
be contained within that lot. However, the placement of the new lot line
is 12.5 feet from the existing south building wall and will impose
additional building code/fire safety requirements when there is no longer
60 feet of clear space between the building and the property line.
In terms of landscaping, the existing configuration of the parking lot does
not conform to current standards in that it is missing required landscape
islands every 15 parking spaces and perimeter landscaping is not being
provided along portions of the southern property line. These site related
deficits can be cured through PD conditions. Similar to Lot 1 R, there
appears to be significant overages in other levels of landscaping to
compensate for the lack of perimeter and parking lot landscaping.
Finally, clarification is needed as to the future of the existing historic
grocery store structure (circa 1932) located at the corner of Bethel Road
and Freeport Parkway. Consideration may be given to relocating this
structure from this property to a site in Old Coppell.
ITEM # 5
PAGE 3 of 5
Lot 4R - New Office Warehouse, Buildina D
A 90,000 square foot building with 50% office and 50% warehouse is
proposed to front on Freeport Parkway. The dock-high loading area will
face internal to the site. This building will be architecturally compatible
with the three other new buildings on the site. However, this lot appears
to be significantly short of both perimeter and non-vehicular
landscaping, which different than other lots, this deficient is not being
compensated for elsewhere within the lot. But, similar to several of the
other properties, given the proposed location of the new lot lines, only 40
foot setback from the north property line is being provided. This is in
conformance with the zoning regulations, but may impose additional
building/fire code conditions as discussed on the other sites.
Consideration may be given to reducing the size of the building to
provide for the 60 foot clear space which also will allow for additional
landscape opportunities.
Revised Tree Survey and Landscape Plans for this project were submitted
late. Although the revised plans were more compliant than the original
submittal. they still do not adhere to all the provisions of the Landscape
Ordinance and will need to be revised prior to council consideration.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-229-L1 Minyard Addition (KTR Capital),
subject to the following conditions:
1) The applicant providing additional analysis to address the potential
building/fire code issues when new lot lines are placed less than 60 feet from
existing and proposed buildings (Lots 2R, 3R and 4R).
2) Submittal of Revised Tree Survey and Mitigation Plan in accordance with the
requirements of the Zoning Ordinance. Revise Landscape Plan as
necessary.
3) Submission of additional data as to the functionality of the liS" curve in the
proposed eastern most driveway to accommodate fire trucks.
4) Submission of elevation details for the proposed screening wall on Building
"A".
5) Review the locations of the FDC (fire department connections) which need
to be located between 3 to 6 feet from fire lanes, within 50' of a fire hydrant
and must be detached from the buildings.
6) Relocate the existing Fire Hydrant west of Building D to be within a
landscape island.
7) Provide water as-builts for existing property for reference.
8) The proposed building should not use existing fire pumps.
9) Clarification is needed as to the future of the existing historic grocery store
structure (circa 1932) located at the corner of Bethel Road and Freeport
Parkway.
10) Contact Jeff Curry at 972-888-1330 to discuss electric service requirements.
ITEM # 5
PAGE 4 of 5
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.
ATTACHMENTS:
1} Site Plan
2} Tree Survey
3} Landscape Plan (1 Page)
4} Elevations (4 Pages)
ITEM # 5
PAGE 5 of 5
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