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Staff ReportItem 3 Page 1 of 5 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Case No.: PD-299-C, Stacked Storage P&Z HEARING DATE: June 20, 2019 C.C. HEARING DATE: July 9, 2019 STAFF REP.: Marcie Diamond, Assistant Director of Community Development/ Planning LOCATION: Northeast corner of SH 121 and Coppell Road SIZE OF AREA: 2.7 acres of property CURRENT ZONING: C (Commercial) REQUEST: PD-299-C (Planned Development-299-Commercial) to allow 5,100 square feet of office and 17,000 square feet of storage area, with a maximum building height of 35’, and to amend the Land Use Map of Coppell 2030, A Comprehensive Master Plan from “Urban Residential Neighborhood” to “Freeway Special District” APPLICANT: Prospective Purchaser: Engineer: Michael Cole Jimmy Fechter Stacked Storage Adams Engineering 1208 Twin Creek 8951 Cypress Waters Blvd, Suite 150 Southlake, Texas 76092 Dallas, Texas 75019 214-500-5422 817-328-3200 mncole2005@gmail.com <jimmy.fechter@adams-engineering.com Architect: Jacobs & Associates 701 Canyon Drive, Suite 110 Coppell, Texas 75019 972-331-5699 HISTORY: This parcel is the former site of a mobile home park which was vacated when Verizon constructed a mid-rise office building just south of this request in the late 90’s. In April of 2004, a request for a Special Use Permit to allow a miniature golf course, batting cages, and ancillary uses (indoor amusement and food service) on 5.87 acres of property was approved by Planning Commission. In May, the case was approved by City Council, but the project was never constructed. Item 3 Page 2 of 5 In 2008, PD-244-TH-2 was approved which allowed 24 detached townhouse units, known as Willow Park, and to amend the Land Use Plan of the 1996 Comprehensive Plan from “Freeway Commercial and Light Industrial/Showroom” to “Residential – Medium Density.” TRANSPORTATION: SH 121 is a freeway, built to standard. Coppell Road is an improved, two-lane, concrete roadway classified as a C2U contained within a 50 to 60-foot right-of-way. SURROUNDING LAND USE & ZONING: North-Vacant, flood plain; “C”, (Commercial) South- Five-story office building; PD-171R2-HC (Planned Development for Highway Commercial uses (office)) East- Willow Park Townhomes “PD-244-TH-2” (Planned Development for 24 Townhomes West- State Highway 121; PD-136R2- LI (Planned Development for Light Industrial Uses. COMPREHENSIVE PLAN: The 2030 Comprehensive Plan of shows the property as suitable for “Urban Residential Neighborhood”. Proposed to be amended to Freeway Special District. DISCUSSION: This is a two-part request, part one is an amendment to the 2030 Comprehensive Plan to amend the Future Land Use Map from “Urban Residential Neighborhood” back to “Freeway Special District’ and the second part is to rezone this property from Commercial to a PD for Office and Stacked Storage uses. Land Use Amendment As mentioned above, approximately 10 years ago this property was rezoned and the Land Use Map was amended from commercial and industrial to residential medium density to allow the single family use on the property to the east of the subject property. Since that time, Willow Park was developed with 24 homes on lots generally ranging from 3,500 to 4,500 square feet. The subject property is an irregularly shaped tract which fronts on SH 121 and Coppell Road, and abuts Willow Park subdivision to the east. This property is not suitable for residential development and a low intensity, non-residential use could provide a visual and sound buffer between the existing residential and the heavily traveled freeway. Therefore, the amendment to the Land Use designation that support commercial uses (Freeway Special District) is appropriate. Planned Development (PD) Specifically, the zoning request is a PD for office and stacked storage uses. The office areas are intended to be small incubator type offices along Coppell Road frontage. The remaining 17,000 square feet will be for a “stacked storage” concept. The following is a description of the use as provided by the prospective purchaser/developer/owner. Item 3 Page 3 of 5 “Stacked” is a privately owned and operated commercial real estate company specializing in office and storage space. We operate two main lines of business: workspace and storage. Our workspace offerings include shared coworking space, individual desks and private office rentals. Our storage business is what sets us apart. Operating out of the same facility, we offer containerized storage units for rent. Similar to PODS, our units are portable which enables us to move them with a forklift and stack them in our warehouse. Our storage containers are accessible on-site in a designated loading zone, providing customers with best in class convenience and security. Not only can we accommodate the storage needs of our office tenants, we also provide flexible storage options for local businesses and residents. This business will generally operate during normal business hours and will be low traffic generator. It is anticipated to have less than 50 visits per day, including the office function. Site Plan/Landscape Plan Tree Mitigation The site plan indicates a 22,100 square foot building, with 17 parking spaces to accommodate the offices along the front and an additional 9 spaces to serve the stacked storage area. There will be a fire lane along the frontage of SH 121 which will terminate in a cul-de-sac along the northside of the building which includes the loading zone with a paved area to accommodate fire truck maneuvering. The property exceeds the minimums of the landscape ordinance by providing the landscape buffers along the property lines, the parking lot landscaping and non- vehicular landscaping most of which is the flood plain area to the north. A full 48% of the site will be devoted to landscaping. Approximately 20 existing trees are to be preserved along the street frontages in addition to all the trees in the flood plain area. The proposed 22 overstory trees have been upsized to 4-inch caliper to defray some of the mitigation fees. The property is heavily treed, with over 2,000 caliper inches of protected trees on this less than three-acre site. To allow for development on this property, approximately one half of the trees will need to be removed. Given the size and age of the trees to be removed, the tree mitigation fees may amount to approximately $100,000, even applying the allowed 58% preservation credit and upsizing of all overstory trees to be planted with this development. It must be noted that that if this property was zoned Light Industrial, similar to the properties on the other side of SH 121, then the 490 caliper inches of trees within the footprint of the building would be netted from the total fee due, and the mitigation fee would be reduced to approximately $30,000. While staff cannot recommend the reduction in the mitigation fees, City Council may provide this relief as part of the consideration of the PD if deemed appropriate. Item 3 Page 4 of 5 Building Elevations The applicant for this project submitted a variety of building elevations over the past year, none of which would be acceptable at this location. However, those currently being requested are the are appropriate in that they compatible with materials, heights and form of other non-residential developments along SH 121, including 750 Canyon and the recent Wisenbaker development to the south of this property. Along the frontage of Coppell Road the one-story office portion will be a combination of limestone and brick with large windows. The materials proposed for the storage area are a mixture three earth tone concrete panels, with glass accents at the corners. The east, west and south facades, which are visible from adjacent rights-of way and the residential properties, will not contain any typical “mini-storage” type doors, as all of the access to the storage area will be limited to the three at grade, overhead doors on the north side of the building. These doors, nor the site will not accommodate 18-wheeled trucks. The signage will be limited to two building signs and a monument sign at the corner of SH 121 and Canyon Road, to be compliant with the Sign Ordinance. Neighborhood Discussions Prior to submitting a formal application to the city, the developer met with representatives from the neighborhood numerous times, to discuss the project and discuss their concerns. During these discussions the homeowners provided a list of requests, many of which could not be fulfilled due to practical and technical issues, such as connection to the existing trail system, the provision of a community play area in the flood plain, among others. However, the proposed developer has agreed to replace the abutting homeowner’s existing 6’ wood fences along the common property line with a 6’ masonry fence which matches the material of the existing screening walls in Willow Park. Also, per request of the neighbors, the building elevations were modified to eliminate the glass along the façade facing the residential, to insure there will no be any glare issues onto the neighborhood. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the amendment to the Land Use Map of Coppell 2030, A Comprehensive Master Plan from “Urban Residential Neighborhood” to “Freeway Special District” and APPROVAL of PD-299-C, Stacked Storage subject to the following conditions: 1. The property shall be platted prior to the issuance of a building permit. 2. A tree removal permit shall be required prior to the removal of any trees on the site. 3. There will be additional comments at the time of detail engineering review and building permit. 4. The following PD Conditions shall be made part of the Ordinance: Item 3 Page 5 of 5 A. Hours of Operation will be: Mon. - Fri.: 9 a.m. - 6 p.m. Saturday: 8 a.m. - 4 p.m. Closed Sundays (*Limited access may be available outside of normal business hours by appointment only) Access to storage pods will be controlled and limited to business hours only, 24hr Access will not be permitted. B. Prohibited materials - Any item or material that is considered illegal, hazardous or alive will not be permitted, including Hazardous, combustible and toxic materials, chemicals, food products, animals, plants, weapons, etc. C. Absolutely NO outside storage will be permitted at any time D. The property owner (Stacked Storage) will build and maintain a 6-foot tall, double-thick masonry brick screening wall which will match the existing Willow Park entry wall. a. This screening wall shall replace the existing wood fences, in coordination with the abutting property owners. b. The wall shall be constructed in accordance with the City of Coppell Standards. c. This wall shall be maintained by the PD-299-C property owners (Stacked Storage and/or future property owners) in perpetuity. E. The building materials shall be as indicated on the building elevations, including: Painted Concrete Panels (Dark Tan, Dark Brown, Dark Gray, Light Tan), modular Brick – Ebony, Limestone Block (Coronado Stone) – Cream, and Metal Trim (Dark Gray, White, Black) F. All site lighting provided will meet the City of Coppell Development Code article 36 standards for glare and lighting. G. All attached signs and the monument sign shall be in accordance with the Sign Regulations. 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. Land Use Amendment Exhibit 2. Site Plan 3. Landscape Plan 4. Tree Survey and Mitigation Plan 5. Building Elevations 6. Renderings, Screening Wall Elevations, and Monument Sign.