Artisan Landscape-CS 970717 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1129R, ARTISAN LANDSCAPE, INC.
P & Z HEARING DATE: July 17, 1997
C.C. HEARING DATE: August 12, 1997
LOCATION: 832 Howell Drive
SIZE OF AREA: Approximately .20 acres; residential structure is 1,520 square feet
(including the garage)
CURRENT ZONING: C (Commercial)
REQUEST: C-S.U.P. (Commercial, Special Use Permit)
APPLICANT: Applicant:
Brain Sandleback
P.O. Box 693
Coppell, TX 75019
(972) 393-0965
HISTORY: A special use permit was granted for this property in December of 1987
to allow the operation of a construction office in a residential structure on
commercially zoned property. The special use permit expired when the
construction company voluntarily vacated the property, even though the
ownership of the property did not change. Alpine Fence Company, the
last tenant of the building, was not issued a special use permit. At the
April 17, 1997 Planning and Zoning Commission meeting, the
Commission denied the applicant the request for a special use permit to
operate a landscape business within a residential structure because the site
plan did not comply with city standards (i.e. thickness of concrete paving,
landscaping, and parking requirements). The intensity of the use was also
of concern. At the June 15, 1997 Planning and Zoning Commission
hearing, the Commission decided to continue the Public Hearing until the
July 17, 1997 meeting.
TRANSPORTATION: Howell Drive is a two-lane black-top cul-de-sac serving the North
Lake Estates subdivision. The right-of-way width is 50 feet.
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SURROUNDING LAND USE & ZONING:
North - Tren Tech Company; "C-S.U.P." Commercial, Special Use Permit
South- vacant; "C" Commercial
East - Residential; "C" Commercial
West - Reeves Electric Co.; "C" Commercial
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for
mixed uses.
DISCUSSION: Since the last Planning and Zoning Commission meeting, the Development
Review Committee was given another opportunity to review the
applicant's proposal, as well as to meet with the applicant. The latest site
plan is showing a 12 foot wide, 70 foot long paved alley intended to
provide vehicular access to the screened rear portion of the property. The
width of this non-residential alley is considerably less than the 24 foot
minimum width specified in the subdivision regulations. The applicant is
requesting a variance from City Council with regards to the alley width.
Also, the applicant is requesting Council to modify the 6 foot high brick
masonry screening requirement to allow an 8 foot high wooden fence to
screen the rear parking lot, dumpster, employee picnic area and outside
storage area.
Since the initial special use request by the applicant, staff has modified its
position with regards to allowing a residential structure to be used for a
landscape contractor business based on the written reassurances provided
by the applicant. The residential structure will be used for general office
purposes for management and secretarial support. The rear portion of the
property will contain a parking area, open storage and an employee picnic
area. Additional open storage is being proposed against the northern side
of the residential structure. From discussions with the applicant the
proposed storage areas will contain only leftover planting materials from
various job sites. Only small deliveries of goods will be accepted at this
Howell Drive address. The applicant has agreed to limit the days and
hours in which the small deliveries would be allowed (Mon.-Fri. 8:00 am
to 4:00 pm), as well as limit the type of delivery truck servicing the site
to a small 6 cubic yard maximum capacity vehicle. The applicant has
agreed that no storage will occur outside the screened fence area, as well
as agreeing that the dumpster will remain in the screened area at all times.
The guidelines provided by the applicant indicate that the maximum
number of company trucks and/or employee vehicles to be parked inside
the screened area at one time will be six. Staff would like the applicant
to modify the number of vehicles to five since there are only five
designated parking spaces on this site. The zoning ordinance only allows
Item # 4
parking on a paved concrete surface. The off-street parking requirements
specify parking space configuration, arrangement, size and circulation.
The sixth vehicle would block multiple parked vehicles on this site and
create an undesirable situation. Staff further understands that the applicant
will not allow employees to park on neighboring properties, the alley, or
on Howell Drive.
At the last meeting, the applicant provided staff with 13 written
statements from neighbors in favor of this zoning request. Despite the
general residential nature of this subdivision, this particular lot is
surrounded by two businesses, a vacant lot and a residential lot. The
residential lot adjoining the eastern property line has responded in favor
of the zoning change request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of this special use permit request subject to the
following conditions:
1. Incorporate the seven items on the guidelines document provided
by the applicant as conditions to this special use permit, with the
exception of Item 7 which should be modified to read as "the
maximum number of company trucks and/or employee vehicles
that will be parked inside the screened fence at one time shall be
five".
2. City Council granting of variances for the 8 foot high wooden
fence and the 12 foot wide alley width (see Engineering
Comments).
3. Limit signage to the proposed sign shown on the exhibit.
4. Limit exterior building paint to Gray with Dark Gray trim and
shutters.
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/Landscape Plan and Proposed Signage Plan
2) Guidelines
3) Departmental Comments
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