PZ Staff ReportITEM # 3
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Samaritans Purse: PD-296-LI
P&Z HEARING DATE: November 15, 2018
C.C. HEARING DATE: December 11, 2018
STAFF REP.: Mary Paron-Boswell, Sr. Planner
LOCATION: Northwest quadrant of Bethel Road and Creekview Drive.
SIZE OF AREA: 10.683 acres of property
CURRENT ZONING: LI (Light Industrial)
REQUEST: A zoning change request from LI (Light Industrial) to PD-296-LI (Planned
Development-296- Light Industrial) with a Detail Site Plan to allow an approximate
85,220 square foot office warehouse building.
APPLICANT: Owner: Engineer:
Samaritan’s Purse David Bond
P.O. Box 3000 Spiars Engineering
Boone, North Carolina 765 Custer Road, Suite 100
28607 Plano, Texas 75057
972-422-0077
David.Bond@spiarsengineering.com
HISTORY: This property was originally part of two larger tracts that is located on the city limit
line between Coppell and Grapevine. The Fellowship Church retained the western
portion of the tracts which are contiguous with the church’s other properties and is
also floodway. The property to the south is also owned by Fellowship Church and
is a gas well site.
HISTORIC COMMENT: There is no historical significance attached to this property.
TRANSPORTATION: Creekview Drive is a two-lane undivided road (C2U) generally built with 60 feet
of right-of-way.
SURROUNDING LAND USE & ZONING:
North – Floodway & Floodplain; Light Industrial
South – Gas Drilling Pad Site: Light Industrial
East - Office/Warehouse; Light Industrial
West – Floodway & Floodplain; Light Industrial
ITEM # 3
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COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, indicates this property as Industrial
Special District.
DISCUSSION: A Plat for this property is a companion item on this agenda. The site is heavily treed, and
a 24-inch high-pressure gas line is located along the front of the property. Samaritan’s
Purse recently purchased the property and plan to construct an 85,220 square foot
office/warehouse building.
Site Plan
This proposal is to construct an 85,220-square foot office/warehouse building, which will
be used as a staging location for Operation Christmas Child, which sends shoe boxes filled
with Christmas gifts to children in less fortunate areas of the globe. This portion of the
operation will see an influx of volunteers come to this location in late November to assist
in the packing and shipping of these boxes. This facility will also be the headquarters and
staging ground for North American Ministries, a domestic disaster relief group that deploys
to areas impacted by natural disasters. Approximately 77,000 sf will be used for
warehousing goods and the remaining 8,300 sf will be used for offices. Parking based on
use requires a total of 106 parking spaces, which this plan exceeds by providing 288
parking spaces, due to the anticipated number of persons that will be occupying this
facility, during peak times. In addition to the car parking, a truck court area will be
provided at both ends of the building, with additional truck staging and parking area
interior to the building. Access to this site will be provided from three proposed driveways
on Creekview Drive. These ten acres is somewhat rectangular in nature, while Creekview
Drive curves before it reaches the northern portion of the site. The building fronts
Creekview Drive, while the majority of the car parking is located on the northern portion
of the site, mainly out of view from the street. The western portion of the site bounds the
floodplain and floodway area of the Cottonwood Branch Creek. This area of the site is to
remain mostly undisturbed and will require a 20-ft Erosion Hazard Setback.
Landscaping & Screening
Due to some of the existing physical limitations on and abutting the site, several
landscaping modification exceptions are being requested and a variance to waive to the
tree mitigation fees is also being requested.
Modifications Requested:
a) Trees planted outside of the 15-ft landscape setback along Creekview Drive.
Due to the existing 30-ft wide gas line easement, no trees are allowed to be planted
within the easement. There will be grass planted in this area. The trees in this
instance are proposed to be planted at the edge of the easement, making the area a
35-ft grassy area with a five-foot area for the trees and shrubs outside of the gas
line. Staff has no objection to this request.
b) No screening shrubs along the west property line adjacent to the parking area.
ITEM # 3
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Typically, shrubs are planted to screen headlights from the adjacent property. In
this instance there is a floodplain area approximately 500-ft in width that sits
between the next portion of developable area. In addition, there is a grade drop also
along this area of approximately 8-ft into the floodway which is also heavily treed
and vegetative. Staff has no objection to this request.
c) Perimeter screening along the west property line.
As mentioned previously, the western property line of this site abuts a floodway
and floodplain area. They are proposing to save 27 existing trees within the ten feet
and an additional nine trees exist nine trees just outside of the setback. Staff has no
objection to this request.
Variance Requested:
a) To waive the all of the tree mitigation fees, approximately $70,060 required for
the removal of trees.
The tree survey and mitigation calculations determined that approximately $70,060
in fees would be required for the removal of approximately 400 caliper inches. This
number does not include trees located in the building footprint ($42,000) which are
exempted in Light Industrial district zoning. While the organization listed is a
501(c)(3) entity per the engineer’s letter, this property is being used as an office
warehouse, and is not subject to the exception listed in Section 12-34-2-6A of the
zoning ordinance. Only City Council can waive the tree mitigation fees.
Elevations & Signage
The architectural character of this building is similar to other office warehouse buildings
constructed of tilt-wall concrete buildings throughout the LI areas. The main color is an
earthtone with darker accent columns that provide architectural relief along the long wall.
Windows and a glass storefront area also provide light and architectural relief. There is a
wall sign proposed above the main public entrance and a monument sign proposed on-site.
Neither sign appears to be illuminated. Staff will require that all signage meet city
ordinance requirements.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending approval PD-296-LI, subject to the following PD conditions:
1. Additional comments may be generated upon detail engineering review and building permit.
2. All landscape areas shall be irrigated.
3. A tree removal permit shall be required prior to the removal of any trees.
4. All signage must meet ordinance requirements.
5. Tree mitigations fees shall be paid prior to the removal of any trees.
6. Approve the three modification requests:
a. To allow trees planted outside of the 15-ft landscape setback along Creekview Drive as shown.
b. No screening shrubs along the west property line adjacent to the parking area.
c. To allow the existing 27 trees within and additional 9 trees just outside of the western setback to
account for the 36 required trees.
ITEM # 3
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ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
1. Variance Request Letter
2. Detail Site Plan
3. Landscape Plan, Tree Survey & Mitigation
4. Elevations and Signage