JWI Addition-CS 991216 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1171, COPPELL BEAUTY SHOP
P & Z HEARING DATE: December 16, 1999
C.C. HEARING DATE: January 11, 2000
LOCATION: 456 E. Bethel Road.
SIZE OF AREA: Approximat61y 6,912 square feet; 860 sf building
CURRENT ZONING: HO-R (Historic Overlay, Retail)
REQUEST: HO-R-S.U.P. (Historic Overlay, Retail, Special Use Permit) for
business use of a residential structure and for use of asphalt
pavement.
APPLICANT: Owner:
Hassan Khosravi
926 Sugarberry Drive
Coppell, TX 75019
(972) 393-3997
HISTORY: No zoninghistory. The residential structure located on this
property is deemed conforming as long as the residential structure is
used for residential purposes. However, a special use permit is
required when using the residential structure for a business use.
On September 15, 1999, the owner of this property secured a
building permit to remodel the residential structure to be used for
residential purposes. The building permit consisted of replacing a
gas line and some old electrical wiring, allowing the installation of a
new air-conditioning unit, a 200 amp panel and sheet rock wall
insulation, as well as allowing for paint and texture work.
Since the renovations, the property owner has received a number of
inquiries to convert the residential smacmre for business use. The
request is to allow for a beauty shop to be located at this address.
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TRANSPORTATION: Bethel Road is a two-lane asphalt roadway shown on the
thoroughfare plan as a C2U two-lane undivided collector.
SURROUNDING LAND USE & ZONING:
North- Coppell Senior Center; "HO-R" Historic Overlay, Retail
South - Retail; "HO-R" Historic Overlay, Retail
East - Retail; "HO-R" Historic Overlay, Retail
West - Retail: "HO-R" Historic Overlay, Retail
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
historic district use.
DISCUSSION: The building on this property is a residential structure. Therefore, a
special use permit is required prior to using the structure for a beauty
salon. The applicant is also requesting permission to use asphalt paving in
lieu of concrete.
The property is 100 feet wide and approximately 69 feet deep. The
structure is 26 feet wide, with 22 feet between it and the west property line
and 52 feet between it and the east property line. There is an existing 12
feet wide by 40 feet deep asphalt driveway and an existing 20' by 24'
concrete pad at the north end of the driveway. The applicant is proposing
to add about 1,615 sf of new pavement to the existing 960 sf of
asphalt/concrete pavement to accommodate 4 new parking spaces as
required by ordinance. The new paved area does observe the required 10'-
wide landscape buffer on the north and the required 15'-wide landscape
buffer to the south. However, several of the dimensions shown on the site
plan will have to be modified. Staff requests that the applicant install
wheel stops for the 4 parking spaces.
The 100' width of the property precludes the use of a free-standing sign.
(Over 150' of width is required for a monument sign.) Consequently all
signage must be attached to the building. The proposed signage plan
shows a 12.5 square foot wooden attached sign with black lettering and a
green border. Staff is of the opinion that the color of the sign border
should match the color of the lettering. The Commission is asked to make
a determination with regards to its design to make sure that it is
compatible with the historic character of the area.
Finally, the landscape plan will have to be substantially modified to
include the following information: 1) Plant summary table must provide
name of plant species, quantities, and size of plant material at the time of
planting (do not summarize existing plant material); 2) Show tree #9
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shown on the tree survey on the landscape plan; 3) Clearly illustrate the
location of the existing chain link face along the eastern property line. In
addition, the applicant is required to submit a separate irrigation plan that
.... is signed and sealed by a licensed irrigator.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the special use permit request subject to the
following conditions being met:
1) Modify the following dimensions on the Site Plan:
· Proposed Asphalt: 34' x 3'= 1,224
23'-2"x 7'= 162.4
· Runway (Addition): 10'x 23'-2" = 232
· Under notes section, the total parking and runway = 2,578.4 sf
2) Install wheel stops for the 4 parking spaces.
3) Attached sign will have to be approved by both Planning and Zoning
Commission and City Council.
4) Modify' the following items on the Landscape Plan:
· Plant summary table must provide name of plant species,
quantities, and size of plant material at the time of planting (do
not summarize existing plant material);
· Show tree #9 shown on the tree survey on the landscape plan;
· Clearly illustrate the location of the existing chain link face along
the eastern property line.
5) Submit an irrigation plan that is signed and sealed by a licensed irrigator.
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 Plan
2) Survey Plat
3) Landscape Plan
4) Tree Survey
5) Signage Plan
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