JWI Addition-CS000817 (3) CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-188, HO-C
P & Z HEARING DATE: August 17, 2000
C.C. HEARING DATE: September 12, 2000
LOCATION: Along the east side of Coppell Road, approximately 200 feet south
of Cooper Lane.
SIZE OF AREA: Approximately 1.27 acres of property.
CURRENT ZONING: HO-C and HO-C-S-1125R (Historic Overlay, Commercial) and
(Historic Overlay, Commercial, Special Use Permit 1125R for House
of Style beauty salon).
REQUEST: Planned Development approval.
APPLICANT: Applicant: Engineer.
JWI Cravens and Associates
PO Box 909 241 MacArthur Blvd.
Prosper, Texas 75078 Coppell, Texas, 75019
214-502-5478 972-462-0417
FAX:972-347-2271 FAX: 972-304-4 164
H/STORY: SUP 1125R for the House of Style beauty shop was established in
1997. This SLIP was required to permit a business within a
residential structure on commercial property and to allow on-site
asphalt paving of the parking lot This SUP was approved subject to
Site Plan, Landscape Plan, Plant List, and Sign Design. The
requested PD will supercede the provisions of this SUP.
TRANSPORTATION: South Coppell Road is shown on the thoroughfare plan as a C2U
Collector (concrete street, 38 feet back to back, within a 60 foot right-
of-way), but currently exists as a two lane asphalt mad, within an 60
foot right-of-way. Access to the site will be shifted to the south
approximately 60 feet. The existing entrance will be removed.
Item # 4
SURROUNDING LAND USE & ZONING:
North- Single Family; PD 89-SF-7
South - Single Family; HO-C
East - Single Family; PD 89-SF-7
West - Undeveloped; LI
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
uses within the historic district.
DISCUSSION: The purpose of this request is to permit the development of a restaurant with
a private club on a portion of the lot, and to allow the expansion of the
existing beauty shop on the remainder of the lot. This is being placed under a
Planned Development District to: allow for these two structures to be
developed with compatible architectural styles, colors and materials; the
sharing of the parking areas; and to receive several variances to the base
zoning district regulations. The existing SUP regulations for the beauty shop,
which are applicable to this development, will be incorporated within this
PD. The companion request is the SUP for the restaurant with private club.
Also included in this docket is the minor plat for this development.
Site Plan and Elevations
The site plan indicates a 4,000 square foot free-standing restaurant, an
existing 953 square foot beauty shop, and a proposed expansion of the beauty
shop to encompass and additional 1,134 square feet. Fifty-one (51) parking
spaces are required for this development and 53 are shown.
This site plan will replace the site plan attached to the existing SUP for the
beauty shop. This revised site plan is an improvement over the existing site
plan, in that it improves access to the site by providing a 25 foot concrete
drive from Coppell Road, verses the 20 foot asphalt drive which currently
serves the site. It also eliminates the potential for an additional driveway by
providing joint access to the site. Presently, when the existing parking lot is
full, maneuvering is difficult, at best. The revised plan provides excess
maneuvering areas.
Several variances are being requested via this PD. First, Section 28Ao3.2 of
the Zoning Ordinance, in the Historic Overlay District, wood or similar
materials are permitted with an SUP. This provision is being included in the
conditions for this PD. As indicated in the elevations and the color board,
both buildings are residential in character, with white wood siding. A sloped,
black composition roof is also proposed for both buildings. Shutters are
proposed to be red (ox blood). The signs for both the buildings will also be
Item # 4
wood with the same white color as the main structure. The letters will be
identical fonts, and of the same color red as the shutters. The white siding is
in keeping with the architectural styles prevalent in this area~
The second variance requested is the utilization of wood verses masonry
screening along the property lines adjacent to the single family, as well as to
screen the dumpster. The wood screening fence was permitted and erected
with the original SUP for the beauty shop. The continuation of the screening
material to screen the dumpster appears appropriate in that it is compatible
with the approved screening fence as well as the exterior materials proposed
for the buildings in this development. However, it is recommended that all
wood fencing be painted white to be compatible with the style and character
of the main buildings on the site.
The final variance involves the allowance for the use of asphalt verses
concrete in the parking areas. The site plan indicates a concrete fire lane
extending from the properly line for approximately 150 feet. This allows for
all parts of the building and parking to be within 150 feet of the fire lane.
Parking Lot Design
Staff's primary concerns with the site plan are in the design of the rear
portion of the site, the parking lot and trash dumpster. While the subject site
is zoned commercial, special consideration and design precautions should be
given to the rear of the site, du6 to the close proximity of residences to the
east.
The design of the proposed parking lot is favorable in that it provides for a
shared entrance to both uses on the subject site and hides a majority of the
parking behind the buildings. However, the rear parking lot appears to be
excessively wide, with parking spaces and drive aisles exceeding standard
dimensions. The applicant proposes 10' x 20' spaces and a 35' wide
maneuvering aisle. Staff recommends adherence to the zoning ordinance
requirements of 9' x 19' parking spaces and 24' wide drive aisles. Given the
proximity to the single family homes, compliance with the minimum
standards will provide for an increased landscape buffer and reduce potential
impacts to adjacent properties. This recortfigurafion may eliminate surplus
parking, but will not reduce the amount below the 51 required spaces.
Additionally, the dumpster is proposed to be located in the southeast comer
of the site, 11' from the rear property line. Staff is recommending that the
dumpster be placed directly behind the rear building wall of the restaurant,
increasing the setback from the residential to 85 feet. The combination of the
reduced paving area and relocated dumpster will preserve additional green
space and shift activity away from the existing single family homes.
Item # 4
The parking lot lighting is proposed to consist of three, 11 ~ feet tall light
fixtures to be located approximately 25 feet from the east property line. Cdven
the adjacency to the existing single family, it is recommended that the
western portion of the fixture be shielded to eliminate the glare onto the
residential areas, as required in Section 63-3 of the Zoning Ordinance.
Landscape Plan
The submitted landscape plan does not comply with the minimum landscape
requirements set forth in the zoning ordinance. While the level of required
landscaping is not significantly deficient, additional trees are required.
Specifically, the perimeter landscaping calculations are inconsistent and must
be remedied. The reduction in the size of the parking lot will provide for
additional unpaved area necessary to comply with the landscape requirement.
Staff has outlined specific changes related to the level of landscaping in the
list of recommendations.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the proposed PD-188 subject to the following
conditions being met:
1) Planned Development Conditions as stated on the site plm'z
2) Freestanding lighting shall be located as indicated on the site plan,
however, lighting must be shielded on all sides facing residential
properties to prevent excess spillover.
3) Relocate dumpster away from adjacent residential properties and place
adjacent to the east side (rear) of the building.
4) All wood fencing shall be painted white to match the exteriors of the
buildings.
5) Confirm total site area; the minor plat indicates the site area as 55,129 sq.
f and the site plan indicates the site area as 59,239 sq.
6) Label fence going through the proposed parking lot as "To Be Removed"
and amend on Landscape Plan.
7) Revise parking lot design to provide standard parking spaces and aisle
widths to increase the setback from the rear property line to 20'.
8) Provide sidewalk to the north entrance into the House of Style.
9) Show the required amount of landscape islands (Interior Land~captng)-
53 parking spaces x. 12 = 7 landscape islands; all which must contain one
10) Provide 22 perimeter trees, in accordance with Section 34-1-8 C) (1-3)
(Perimeter Landscaping) of the zoning ordinance. Perimeter trees must
be located within the 10' setback on the side and rear property lines and
within the 15' setback in the front yard.
11) Provide an additional 3 trees on-site, in accordance with Section 34-1-9
(Nonvehicular Open Space).
Item# 4
Total Site Area 55,129 Sq. ft.
(3,988 + 2,128) - 6,116 Sq. ft.
49,013 Sq. ft.
x .15
7,351.95 = 7,352 Sq. ft. Overall Required
12) Revise the submitted elevations for House of Style to clearly show the
existing and proposed portions of the building.
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) Tree Survey & Plant Description
2) Site Plan
3) Landscape Plan
4) Irrigation Plan
5) Front Elevations
6) Camille's Restaurant Elevations
7) House of Style Elevations
8) House of Style Floor Plan
Item# 4