North Gateway 5-CS090319CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD- 240R -HC, North Gateway Center (Rosa's Cafe)
Lot 5, Block A
P&Z HEARING DATE: March 19, 2009
C.C. HEARING DATE: April 14, 2009
STAFF REP.: Matt S. Steer, City Planner
LOCATION: NWC of S.H. 121 and Denton Tap Road
SIZE OF AREA: 2.07 acres of property
CURRENT ZONING: HC (Highway Commercial)
REQUEST: A zoning change to PD- 240R -HC (Planned Development -240
Revised - Highway Commercial), to attach a Detail Site Plan to
allow the development of a 6,468- square -foot restaurant with a
drive -thru.
APPLICANT: Owner:
Tom Wouters
Realty Capital
99 Main St. #200
Colleyville, TX 76034
(817) 488 -4200
FAX: (817) 424 -2448
Representative:
Don Harrelson
Baird Hampton Brown
4550 S.H. 360 # 180
Grapevine, TX 76051
(817) 251 -8550
FAX: (817) 251 -8810
Engineer:
John Measels
Greenberg Farrow
2611 Internet Blvd, # 125
Frisco, TX 75034
(214) 975 -3200
FAX: (214) 975 -3198
Architect:
Ken Taft
Bobby Cox Companies, Inc.
4055 International Plaza, #400
Fort Worth, TX 76109
(81 7) 377 -6200
FAX: (817) 377 -6298
ITEM # 6
Page 1 of 5
HISTORY: A site plan for a three - story, 68,350- square -foot medical office was
approved January 2007, on a portion (6.67 acres) of this property
and has since expired. The property remains vacant.
TRANSPORTATION: Denton Tap Road is a P6D divided major arterial built to standard in
a 150 -foot right -of -way. State Highway 121 has recently been
completed as a 140 -foot six -lane divided tollway facility within a
450 -foot right -of -way.
SURROUNDING LAND USE & ZONING:
North - vacant; HC (Highway Commercial)
South - Viewpoint Bank: PD- 133R3 -HC (Planned Development 133
Revised 3- Highway Commercial)
East - Coppell Market Street Cenier; PD- 228 -HC (Planned Development -
228- Highway Commercial)
West - vacant; HC (Highway Commercial)
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for freeway commercial uses.
DISCUSSION: This is a request for a zoning change to PD- 240R -HC (Planned
Development -240 Revised - Highway Commercial), to attach a
Detail Site Plan to allow the development of a 6,468- square -foot
Rosa's Caf6 restaurant with drive -thru service. The overall Site
Plan, Landscape Plan and Elevations look good and staff is
recommending approval; however, there are still some minor
concerns related to the fire lanes and the interior landscaping
provided.
This property is located at one of the gateways to the city and
special attention has been given to the site layout, overall
landscaping and elevations. The applicant has worked with
staff to position the building on the site in a way that gives the
maximum amount of landscaping in the front yard, most visible
from Denton Tap and S.H. 121. The applicant should be
commended for modifying the prototypical pink- stucco design
to better fit in with the architectural style of the area. The
materials proposed match those that will be used on the entire
12 -acre tract. The two differences are the dark green standing
seam roof and dark green awnings (grey and dark blue are
proposed for the remainder of the 12 -acre site). The brick and
stone will be the same colors, reddish -brown and beige,
respectively.
ITEM # 6
Page 2 of 5
A fire lane /mutual access easement is depicted on the north
and west drive aisles. This will need to extend along the east
and south sides to completely encircle the building and has
been noted as a condition of approval. An off -site mutual
access and fire lane easement, providing access to and from
S.H. 121 is proposed and will be required to be recorded by
separate instrument at time of final plat recordation. A
deceleration lane is shown at this entry point and approval from
TxDOT is required.
A drive -thru is proposed with the entrance on the northeast side
of the building, the menu board on the west and pick -up
window on the south side of the building. There is an 1 1 -foot
escape lane proposed on the northeast side. The drive -thru will
be screened with evergreen landscaping on the west and south
sides.
The number of parking spaces required for a 6,468- square -foot
restaurant (1 space per 100 square feet) is 65. They are
providing 108 spaces, well exceeding the required. The parking
area will be effectively screened with the use of Indian
Hawthorne, Abelia, and Carissa Holly. A sidewalk is proposed
along both Denton Tap and S.H. 121. A sidewalk easement is
proposed along the southern property line adjacent to the S.H.
121 side to keep the sidewalk some distance off the highway.
Three additional trees are needed due to an error in perimeter
calculations. Also, the trees along Denton Tap should be
changed to reflect Cedar Elms as the dominant street tree
planted in groupings with Red Buds, Sweet Gums and Wild
Plums, as Denton Tap is designated as a primary image zone
within the Streetscape Section of the Subdivision Ordinance. The
landscape island on the southwest corner of the parking lot
should be increased in size. This will replace one parking space,
but is warranted, as this will fulfill both the perimeter and interior
landscaping requirements.
The attached signage proposal complies with the sign section of
the Zoning Ordinance. This calls for one square foot of sign per
lineal foot of frontage; therefore, with approximately 60 linear -
feet frontage on the S.H. 121 side and approximately 100 square
feet on the Denton Tap side, a total of 160 square -feet would be
permitted. Three 52 square -foot signs are proposed- one on the
east, one on the north and one on the south elevation. Each
sign will have white internally illuminated channel letters and a
rose as the "logo" accounting for less than the permissible 20% of
the sign.
ITEM # 6
Page 3 of 5
A development monument sign is proposed at the southeast
corner of this lot. This is a curved sign indicating the subdivision
name and Rosa's Caf6. Normally, a maximum of 60 square feet
is permitted for a lot this size. In this case, 90 square feet is
requested. Staff is comfortable granting an exception to size, as
mentioned in the Conceptual PD, because in total there are
fewer signs than would normally be permitted on the entire 12-
acre development. A drive -thru, or movement control sign, is
permitted; however, it cannot contain any message other than
"Drive -Thu" with an arrow.
There are several outstanding conditions due to there being
several moving parts to this case. Revisions to one of the six plans
being reviewed concurrently will most likely affect one or more
of the other plans.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions:
General:
1. Include North Gateway Center, Lot 5, Block A (Rosa's Caf6) in all title blocks of
each sheet.
2. Ensure all comments related to the Final Plat are reflected within this Detail PD.
Site Plan:
I . Clearly label all fire lane /mutual access easements.
2: Include city and county limit lines on the vicinity map.
3. Reword Note "D" on PD conditions table to reflect this detail plan.
4. Change abutting north property conceptual plan to reflect what is depicted in
the most current Conceptual PD.
Landscape Plan:
1. Add three additional overstory trees, due to miscalculation of perimeter trees (25
required and 21 provided is correct) and miscalculation of nonvehicular trees (5
required and 6 provided is correct). Revise perimeter landscape area
calculations to read 13,370 sq. ft. required. The nonvehicular open space
calculations should be revised to reflect 15% of the (lot size - building footprint) _
12,535 square feet, not the 13,566 square feet shown.
2. The landscape island on the southwest corner of the parking lot should be
increased in size to fulfill perimeter and interior landscaping requirements.
3. Trees along Denton Tap should be changed to reflect Cedar Elms as the
dominant street tree planted in groupings with Red Buds, Sweet Gums and Wild
Plums, as outlined within the Streetscape Section of the Subdivision Ordinance.
Elevations /Signage:
1. On black and white elevations, label all colors (i.e. reddish -brown brick, beige
stone, dark green fabric awnings, etc...) and note under the trash enclosure that
the gate will remain closed at all times except for when in use.
2. Include the monument sign detail for the one proposed on the southeast corner of
this lot on the elevation sheet.
ITEM # 6
Page 4 of 5
3. Submit a revised movement control sign indicating only "drive -thru" with arrow.
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. Detail Site Plan
2. Detail Landscape Plan
3. Detail Elevations
4. Sign Package
ITEM # b
Page 5 of 5
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
North Gateway Center (Rozas Cafe)
Lot 5, Block A
Final Plat
P &Z HEARING DATE: March 19, 2009
C.C. HEARING DATE: April 14, 2009
STAFF REP.: Matt S. Steer, City Planner
LOCATION: NWC of S.H. 121 and Denton Tap Road
SIZE OF AREA: 2.067 acres of property
CURRENT ZONING: HC (Highway Commercial)
REQUEST: A Final Plat to establish various utility and fire lane easements
to allow the development of a 6,468- square -foot restaurant
with a drive -thru.
APPLICANT: Owner:
Tom Wouters
Realty Capital
99 Main St. #200
Colleyville, Tx 76034
(817) 488 -4200
FAX: (817) 424 -2448
Representative:
Don Harrelson
Baird Hampton Brown
4550 S.H. 360 # 180
Grapevine, TX 76051
(817) 251 -8550
FAX: (817) 251 -8810
Surveyor:
Andrew Stevens
Stevens Land Surveying
7300 -B Weatherford Hwy
Fort Worth, TX 761 16
(817) 696 -9775
FAX: (817) 696 -9780
Engineer:
John Measels
Greenberg Farrow
261 1 Internet Blvd, # 125
Frisco, TX 75034
(214) 975 -3200
FAX: (214) 975 -3198
ITEM # 7
Page 1 of 3
HISTORY: A site plan for a three - story, 68,350- square -foot medical
office was approved January 2007, on a portion (6.67 acres)
of this property and has since expired. The property remains
vacant.
TRANSPORTATION: Denton Tap Road is a P6D divided major arterial built to
standard in a 150 -foot right -of -way. State Highway 121 has
recently been completed as a 140 -foot six -lane divided tollway
facility within a 450 -foot right -of -way.
SURROUNDING LAND USE & ZONING:
North - vacant; HC (Highway Commercial)
South - Viewpoint Bank; PD- 133R3 -HC (Planned Development 133
Revised 3- Highway Commercial)
East - Coppell Market Street Center; PD- 228 -HC (Planned
Development- 228 - Highway Commercial)
West - vacant; HC (Highway Commercial)
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for freeway commercial uses.
DISCUSSION: This is the companion request to PD- 240R -HC, North
Gateway Center (Rosa's Caf6), Lot 5, Block A. The purpose
of the Final Plat is to establish a legal building site and
various utility, fire lane and mutual access easements. These
are required to be depicted in the some locations as those
depicted on the final site plan with bearings and distances
shown. A property owner's maintenance agreement with
the surrounding development is required at this time. This will
ensure proper maintenance of drainage, pavement and
landscaping for the entire 12 acres. The off -site fire
lane /access easement leading to S.H. 121 will be required to
be recorded at the same time as this plat.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions:
1. Record the off -site mutual access and fire lane easement by separate instrument
at time of final plat recordation.
2. Include revised fire lane /mutual access easement with bearings and distances.
3. Include width, bearings, distances and labels for each easement.
ITEM # 7
Page 2 of 3
4. Correct vicinity map to show City limit line in the appropriate location.
5. Remove notary verbiage from under the City Secretary signature block, and
include after the Surveyor's signature block.
6. Provide a property owner's agreement for maintenance of drainage, pavement
and landscaping.
7. A full set of construction plans were submitted. This is not an official review, and
these plans are considered preliminary only. Plans will be reviewed more
thoroughly during the engineering plan review.
8. A vault with a meter and double check for the fire line should be included in a
20 -foot x 20 -foot easement.
9. Show the FDC connection to the building.
10. Grading and drainage plans will be evaluated further during the engineering
plan review.
11. Provide a copy of the approval from TXDOT for the driveway /decel lane.
12. The water line is a dead end of more than 150 feet; this should be looped for
protection of the building.
13. The Fire Department is requiring the fire lane to be looped, which will require
another fire hydrant and possibly another vault and easement.
14. The utility plan will have more comments during the engineering plan review.
15. A fire lane shall encircle the entire building.
16. A minimum of 2 fire hydrants are required due to construction type.
17. Include a note that the private drainage easement is to be maintained by the
property owners.
18. Label the width of the sanitary sewer easement along Denton Tap Rd.
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
1. Final Plat
ITEM # 7
Page 3 of 3