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council cover memo1 MEMORANDUM To: Mayor and City Council From: Mindi Hurley, Director of Community Development Date: July 9, 2019 Reference: Consider approval of a zoning change to PD-299-C to allow 5,100 square feet of office and 17,000 square feet of storage area, with a maximum building height of 35’ on 2.7 acres of property located at the northeast corner of SH 121 and Coppell Road, and to amend the Land Use Map of the Coppell 2030, A Comprehensive Master Plan from “Urban Residential Neighborhood” to “Freeway Special District” 2030: Business Prosperity Executive Summary: 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” to “Freeway Special District’ and the second part is to rezone this property from Commercial (C) to a Planned Development (PD) for Office and Stacked Storage uses. Introduction: Land Use Amendment The subject property is an irregularly shaped tract which fronts SH 121 and Coppell Road, and abuts the Willow Park subdivision to the east. This property is not suitable for residential development and a low intensity, non-residential use would provide both a visual and a sound buffer between the existing residential and the heavily traveled freeway. Therefore, the amendment to the Land Use designation that supports commercial uses (Freeway Special District) is appropriate. Planned Development (PD) This PD request would allow for 5,100 square feet of office space, which is intended to be small incubator type offices, along the Coppell Road frontage and 17,000 square feet for a “stacked storage” concept. The proposed use is similar to “PODS” and all activities will be internal to the building, with no outside storage to be permitted. This facility will generally operate during normal business hours and will have minimal traffic. The building’s design mimics a warehouse/office instead of a mini-warehouse facility. The property exceeds the minimums of the landscape ordinance, 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 property is heavily treed, with over 2,000 caliper inches of protected trees on this less than three-acre site. 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 2 credit and upsizing of all overstory trees to be planted with this development. If this property was zoned Light Industrial, 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. 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 will be replacing 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 not be any glare issues onto the neighborhood. Analysis: On June 20, 2019 the Planning and Zoning Commission recommended approval of PD-299-C, Stacked Storage and the amendment to the 2030, A Comprehensive Master Plan from “Urban Residential Neighborhood” to “Freeway Special District” 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: 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 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 where they abut the Willow Park subdivision, 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. 3 G. All attached signs and the monument sign shall be in accordance with the Sign Regulations. Legal Review: This did not require city attorney review Fiscal Impact: None Recommendation: The Planning Department recommends APPROVAL of PD-299-C, Stacked Storage and the amendment to the 2030, A Comprehensive Master Plan from “Urban Residential Neighborhood” to “Freeway Special District” Attachments: 1. Staff Report 2. Land Use Amendment Exhibit 3. Site Plan 4. Landscape Plan 5. Tree Survey and Mitigation Plan 6. Building Elevations 7. Renderings, Screening Wall Elevations, and Monument Sign.