Artisan Landscape-CS 970417 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1129, ARTISAN LANDSCAPE, INC.
P & Z HEARING DATE: April 17, 1997
C.C. HEARING DATE: May 13, 1997
LOCATION: 832 Howell Drive
SIZE OF AREA: approximately .2026 acres; residential structure is 1,519.89 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
commercial 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.
TRANSPORTATION: Howell Drive is a cul-de-sac serving the North Lake Estates
subdivision.
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
Item # 5
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for
mixed uses.
DISCUSSION: The intensity of a landscape contractor business with outside open storage
area located in the rear portion of the property far exceeds the
commercial activities typically allowed on a site this size. From staff
perspective, the location of this type of business in a commercial district
which is still largely residential in nature is of even greater concern. The
traffic generation from a landscape contracting business entails heavy
truck deliveries. Howell Drive was designed to be a residential cul-de-sac
and can not handle either the loads or the maneuverings of this kind of
traffic.
One of the most important aspects of converting a residential property to
a commercial use is the adequate provision of parking. The submitted site
plan shows 6 proposed parking spaces, however, 3 of spaces violate the
parking provisions of the zoning ordinance. Section 31-5-2 states that
parking on private property shall not extend into or overhang public right-
or-way or adjoining property. The required off-street parking standard for
this establishment is 5 and one of the spaces must comply to ADA
specifications. The 3 proposed parking spaces in the rear of the building
do not accommodate maneuvering requirements nor do they comply to
the landscaping requirements. The handicap space proposed on the south
side of the property is also in violation of the 10 foot landscape buffer
requirement. The Site Plan should have shown the 15 foot alley adjacent
to the southern property line being used to access the property. Unless
the applicant obtains a special exception from the Board of Adjustment for
the number of parking spaces and layout, applicant will be subject to
current city standards (i.e. thickness of concrete, interior and perimeter
landscaping, and maneuvering requirements).
The outside storage of landscape material and equipment located in the
rear of the property must be screened with a 6 foot high brick masonry
screening wall. City Council may waive or modify the requirement.
Staff perceives a fundamental problem with off-street parking spaces and
the open storage area. The site is not large enough to observe both the
required off-street parking requirements and accommodate the requested
open storage area.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
In general staff does not feel comfortable recommending approval of the
conversion of a residential structure for such an intense commercial use
that may negatively impact surrounding residential and commercial
properties in terms of street traffic and noise. The Site Plan does not
comply with city parking, landscaping, and fire requirements. The site is
Item//5
also not large enough to handle both the required off-street parking and
landscaping provisions and the requested open storage area. The only
request staff could readily support for this property would be a general
office use.
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
2) South Elevation
3) Department Comments
Item//5
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1 ~,~ ~,~ ..
DE~LOPMENT ~VIEW COMMI~EE
ENGINEE~NG COMMENTS
ITEM: S-11129. Artisan Landscape. Inc.. zoning clumge from
C(Commercial) to C-S.U.P. (Commercial, Special Use Permit), to
allow the operation of a business within a residential structure on
Commercial property and for the associated open storage area located
at 832 Howell Drive, at the request of Brian Sandleback.
DRC DATE: March 27, 1997 and April 3, 1997
CONTACT: M'~e Martin, P.E., Assistant City Engineer (304-3679)
I
COMMENT STATUS: PRELIMINARY ~FINAL P, EVISED
AFTER P&Z
1. All parking should be brought up to city standards i.e., thickness and reinforced concrete.
2. Remove comment that states "Pavement to match dedicated Roadbase City Alley".
3. Roadway Impact Fee could be applicable.
DEVELOPMENT REVIEW COMMI'ITEE
FIRE P~VENTION COMMENTS
ITEM: $-1129, Anfme l, aedscape, lec.
DRC DATE: March 27, 1997
CONTACT: TRAW$ CRUMP, ACT~G FIRB MARSHAL.
INITIAL PRELIMINARY FINAL
1. Fire lane to be within 150 feet of all structures.
2. Fire lane to be 24 feet wide, 6" concrete on a lime stabilized base.
3. No fire lane to be greater than 50 feet without an approved turnaround.