Proofrock-CS 981217 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-174, PROOFROCK WATERPROOFING
SYSTEMS
P & Z HEARING DATE: December 17, 1998
C.C. HEARING DATE: January 12, 1999
LOCATION: 196 Southwestern Boulevard
SIZE OF AREA: Lot size: 10,075 sf
Existing residential structure: 1,188 sf
Proposed addition: 1,560 sf
CURRENT ZONING: C (Commercial)
REQUEST: PD-C (Planned Development, Commercial)
APPLICANT: Owner: Architect:
Frances Kilborne Timothy Terry
ProofRock Waterproofing Systems 3232 Villanova
192 Southwestern Blvd. Dallas, TX 75225
Coppell, TX 75019 (214) 750-6750
(972) 438-7325 FAX: (214) 750-4705
FAX: (972) 304-5895
HISTORY: The property consists of Lot 1 within the North Lake Estates
Subdivision, recorded in 1961. There has been no recent zoning or
platting activity on the property.
TRANSPORTATION: The portion of Southwestern Boulevard adjoining this property is
asphalt pavement contained within a 90'-wide right-of-way. The
thoroughfare plan calls for improvement to C4D standards, four-
lane divided street. Currently, it is a two-lane road.
SURROUNDING LAND USE & ZONING:
North- Commercial; "C-S. U. P." Commercial, Special Use Permit
South - vacant; "LI' Light Industrial
East - Commercial; "C' Commercial
West - Single family residence; "C' Commercial
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COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
mixed uses.
DISCUSSION: The applicant, a commercial specialty subcontractor that does
waterproofing and restoration of commercial buildings, is
proposing to convert the existing house on this property to an
office. Two people will use the office during normal business
hours five days a week, Monday through Friday. In addition,
Proofrock plans to build a 1,560 sf brick masonry addition to store
many large sized tools and equipment used in their business. The
company also has 10 employees that work at job sites. All
employees drive directly to the appointed job site each day. ,
Staff supports the conversion of this residential structure into a
commercial property, as well as the construction of a 1,560 sf
brick addition, and the creation of 6 parking spaces. However, the
applicant is requests a number of development variances.
The new addition shown on the architectural site plan observes the
existing house 14' side yard setback along the western property line
and a 14' rear yard setback. Typically, in a commercial district the
side yard set back is 30' and the rear yard setback is 20'. The lot
measures only 74'-wide by 134'-deep. Other than building a
second story to the house, the only addition that would meet the
commercial setbacks would be a 14'-wide structure that would nm
down the center of the property. Therefore, strict enforcement of
setbacks precludes the use of the property for most commercial
purposes. Aesthetically, the new addition would be less obtrusive
if it observed the side yard setback of the existing structure.
Consequently, the first variance entails requesting a 16' reduction
in the side yard setback and a 6' reduction in the rear yard setback.
Staff is of the opinion that the applicant is overbuilding the lot,
therefore, recommends to reduce the size of the addition by 156
square feet to observe the 20' rear yard setback.
In a commercial district it is permitted to have limited
warehousing, not to exceed 50% of the structure. The proposed
equipment storage addition exceeds the maximum by
approximately 4%. Therefore, the applicant will require a waiver
to this provision of the zoning ordinance.
The driveway pavement leading to the new off-street parking
spaces and the loading area located in the rear two-thirds of the
property is shown to be separated by an approximate 5' wide
landscape buffer, rather than a 10' wide buffer as required by
ordinance. The variance would only apply to approximately 24' of
Item # 6
pavement leading to the gated fence being proposed by the
applicant. The area behind the screen wall used for vehicular
movement, parking, loading and storage is exempt from the
landscaping requirements because the area has restricted access and
effective screening.
The driveway spacing requirement along Southwestern Boulevard
is 90' per the City's Subdivision Regulation. The current driveway
on this property and the driveway to the west are spaced at
approximately 70'. For this reason, the applicant will need a 20'
variance to the minimum driveway spacing.
The fence being proposed is a 6'-high wood fence along the east,
and north property lines, as well as 32 feet of the western property
line intended to screen both the driveway and the parking area from
adjacent properties. The fence would replace an existing chain link
fence that surrounds the property. The applicant proposes to
preserve the majority of the chain link fence along the west
property line because a number of trees are growing in and around
the fence. However, the applicant intends to wrap the wooden
fence around the northwest corner of its property just far enough to
tie in with the wood fence on the west property line. This is
acceptable to staff as long as the tie-in occurs on Proofrock's
property.
The applicant is of the opinion that a wood fence would "fit in"
better with the semi-residential character of the neighborhood, as
well as being consistent with the fence already erected by one of its
commercial neighbors, Artisan Landscape, located at 832 Howell
Drive. The zoning ordinance typically requires a brick masonry
wall. Therefore, the second variance requires granting a
modification to the screening requirements.
The proposed storage addition will require the removal of 71
caliper inches of trees. The trees being removed are Hackberries
and Cottonwoods, all of which are considered trash trees in the
newly adopted tree preservation ordinance and do not require
replacement. The 30-caliper inch diseased willow tree will not be
counted in replacement calculations, especially since the applicant
has provided proof of its diseased condition. The applicant will
retain a total of 217 caliper inches of existing trees and will plant a
number of new trees, as well as heavily landscape the front yard
with shrubs, hedges and seasonal color.
The submitted building elevations show that the applicant will paint
the existing wood siding white (Sherwin-Williams White Heron
$/2425) and the trim on the structure will be gray (Sberwin-
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Williams Gateway Gray//2086). The new addition is brick (Acme
Quorum Blend//136). Proofrock will install shutters on the south
elevation windows and will paint them dark green. An attached 10
square foot sign is being proposed on the front elevation. The sign
background will match the white siding color and will use dark
green lettering to match the color of the shutters. The size of the
sign meets our signage requirements.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of the zoning change request subject to
development in conformity with the site plan, building and sign elevations and
landscape plan which include:
a) A 14' side yard setback and 20' rear yard setback.
b) Permit up to 54 % of the structure to be devoted to warehousing.
c) Driveway pavement shown to be separated by approximately 5' wide
landscape buffer.
d) Allow the current Southwestern driveway spacing of 70'.
e) Permit a 6' high wooden fence.
f) Attached sign will not exceed 10 square feet and the color of the sign
background will match the color of the siding and the color of the
lettering will match the dark green color of the shutters and front door.
g) Building materials will be as follows:
Brick - Acme Quorum - Blend No. 136
Paint - Sherwin Williams, White Heron//2425
Trim Paint - Sherwin Williams, Gateway Gray//2086
h) Additional electrical service connection shall be underground.
i) Utility meters and mechanical equipment shall be either placed in
inconspicuous locations or screened from view.
And with the following additional conditions being met:
1) A roadway impact fee will be required for addition to the existing
building. (See Engineering Department comments)
2) Provide layout and description of irrigation system to be used on site.
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) Informational packet (total of 17 pages)
2) Architectural Site Plan
3) Building Elevations
4) Landscape Plan
5) Departmental Comments
Item # 6