Proofrock-CS 981208 fl t flroo[ oc/( on Your &dl#it,--
December 8, 1998
CiW of Coppell
Plying Dep~ent
255 P~kway
Coppell, ~ 75019
Application for PI~ Development
196 Southwestern Blvd.
Dear Commissioners and Staff:
Enclosed please find 18 copies of the application of ProofRock Waterproofing
Systems for a Plan Development at 196 Southwestern Blvd. ("the Property"). Included in
the application are:
1.18 copies of this letter addressing substantive issues presented in the
application;
2. 18 copies of a letter from Artisan Landscape regarding the condition of a
willow tree that ProofRock proposes to remove;
3. 18 copies of a completed revised Zoning Application
4. 18 copies of photographs of the existing structure; (18 original photos were
submitted on October 21, 1998)
5.18 copies of a survey of the Property;
6. 18 copies of a drawing showing locations of driveways of adjacent properties:
7. 18 copies of a topographical map of the Property;
8. 18 copies of existing sewer and water mains serving the Property.
9. 18 copies of a print of the proposed sign that ProofRock intends to place on the
east elevation of the existing structure.
10. 18 copies of ProofRock's brochure.
11. 18 full sized and 3 8mx l 1 sized architectural drawings of the existing
structure and proposed improvements;
, roofRt, ck
WATERi, PROOFING SYSTEMS. INC.
................ 192 Southwestern Blvd. · CoppelJ. ]t,x,~s 7q()lt) · Phone: tj72-4 1[3-SEAl. (7.325~ · Fax' q72-304-5895
htlp://wxvw.proofrock.com
12.18 full sized and 3 81/2 x 11 sized architectural drawings of the landscape plan.
Procedural History
ProofRock filed an application on October 21, 1998 for a Special Use Permit to convert a
former residence to office space and to add a 1,560 square foot storage space at the
Property. ProofRock made its request for improvements as a Special Use Permit
application at the recommendation of Pert Vertanin after discussing its plans with Mr.
Vertanin and Commission staff. Subsequently, (after ProofRock had revised and
resubmitted its application a second time to address concerns raised by the Planning
Development Committee), Commission staff determined that a Special Use Permit could
not be granted because ProofRock's proposed storage addition does not meet the
commercial setback requirements for the east, north and west sides of the property. After
further discussion with Commission staff, ProofRock is resubmitting its proposal as a
Plan Development application.
Commercial Setback Issues
In order to construct its proposed 1560 square foot storage addition, ProofRock requests a
waiver or variance from the commercial setback requirements that would normally
require thirty feet on the east and west sides and twenty feet at the north boundary of the
Property. ProofRock believes that a waiver or variance is appropriate in this case
because of the unusual difficulty that the Property's zoning history creates.
The Property is currently zoned "C" commercial, but the existing structure was built and
used as a residence for the past thirty years. Strict enforcement of the commercial
setback requirements with respect to virtually any addition to the existing structure would
preclude the use of the Property for most commercial purposes.
The lot was originally a residential lot and measures only 74 feet wide by 134 feet deep.
Other than adding a second story to the house, the only addition that would meet the
commercial setback requirements would be 14 feet wide and run down the center of the
property. It is doubtful that the existing structure could support a second story in
accordance with city requirements. Thus, for all practical purposes, no usable addition to
the existing structure could meet the commercial setback requirements.
Further, the existing structure consists of only about 900 square feet of usable space, too
small to serve as an office space for the majority of businesses. Thus the only way the
Property is likely to be used for the purpose for which it is zoned, commercial, is if the
existing structure is enlarged. The only way it can be enlarged in a usable manner is if a
variance from the commercial setback requirements is granted. In the event that
ProofRock is unable to go forward with its plan to add to the existing structure in some
form, the only other option would be for ProofRock to lease the house for use as a
residence, which would seem to be inconsistent with the intentions of the City in zoning
the Property commercial.
Screening Requirements and Landscape Buffer Issues
ProofRock requests a variance from Section 34-1-8(C)(2)(a) of the Coppell City
Ordinance, which requires that "[a]ll off-street parking and loading areas shall be
separated from alley fights-of-way and other property by a perimeter landscape area of at
least ten (10) feet in width (Ord. 91500-A-105); and from Section 34-1-8(C)(2)(c) which
requires that "all driveways and vehicular use areas shall be separated from other
property by a perimeter landscape area of at least ten feet in width. (Ord. 91500-A-105).
ProofRock proposes to erect a six foot wood fence along the east and north and part of
the west boundaries of the Property both to screen the driveway and the parking area.
The fence would partially replace an existing chain link fence that surrounds the property.
The fence along the east property line would actually run about one foot inside the east
property line because this is where the existing fence is located. Along the north property
line, the fence would be on the property line and would terminate perpendicular to a
storage shed located at the north end of the lot at 200 Southwestern. Along the west
property line, the fence would run just far enough along the west property line of 196
Southwestern to "tie in with" the wood fence located at 200 Southwestern that runs along
the east line of that property. (The north line of the fence running along the noah
property line of 200 Southwestern is located about 2 feet south of the north property line
of 196 Southwestern. ProofRock would run its fence along these two "exposed" feet of
the west property line.) ProofRock does not propose to replace the chain link fence along
the remainder of west property line because doing so would require the removal of
several trees growing in and around the fence and because under ProofRock's proposal,
no parking or paving areas would be located there, and thus, no screening is required.
As you know, pursuant to Section 34-1-8(A)(1)(b), erecting a six foot masonry fence
would result in an automatic exemption from the requirements of Section 34-1-8(C).
ProofRock believes that a wood fence would "fit in" better with the semi-residential
character of the neighborhood as well as be consistent with the fence already erected by
one of our commercial neighbors, Artisan Landscape, located at 832 Howell and with our
residential neighbor located at 200 Southwestern. In addition, erecting a wood fence
rather than a masonry fence would prevent the destruction of several trees along the east
property line as well as four located just north of the property line, all of which provide
shade for the Property as well as for 829 Howell. ProofRock will ensure that its wood
fence is equal in quality to the one erected by Artisan.
Tree Replacement Issues
At the time of this filing, the Coppell City Council is still considering but has not yet
passed a resolution that would alter the landscaping requirements as they relate to
replacement of trees removed. Without a clear understanding of the regulations that will
apply when this application is voted on by either the Planning Commission or the
Council, ProofRock can not seek a specific variance or waiver. However, ProofRock's
proposed storage addition will require the removal of a 30 inch cottonwood, a 9 inch
hackberry, a 10 inch cottonwood, a 16 inch cottonwood, and a 30 inch diseased willow
(see attached letter from Artisan Landscape). ProofRock will retain a total of 217 caliper
inches of existing trees. Because of the density of trees already on the property,
ProofRock requests a waiver to the extent that any landscape ordinance requires
replacement of the 65 caliper inches of hackberries and cottonwoods that ProofRock
proposes to remove.
Sign
ProofRock has proposed to place a white metal sign with a dark green border and dark
green lettering not to exceed 5 feet in length and 2 feet in width on the east elevation of
the existing structure. The color of the background will match the color of the siding and
the color of the lettering and border will match the shutters and front door color. A print
of the sign is attached hereto.
Size of Addition
In the event that the size of the proposed equipment storage addition (1560 square feet) is
inconsistent with any regulations, ProofRock requests a variance from those regulations.
ProofRock does not store any materials used in its business but does need a reasonable
amount of space to store equipment such as scaffolding, large power tools, and, from
time-to-time, company-owned vehicles. Because ProofRock's overall plan will result in
an improvement of the property from its current condition, ProofRock believes that any
necessary variance is justified.
Driveway Spacing
Because the Property was initially developed for residential purposes, the spacing of the
driveway with respect to the adjacent property at 200 Southwestern does not meet the
ninety foot requirement that applies to commercial property driveways. ProofRock
requests a waiver of this requirement. Absent such a waiver, the property could not be
used for commercial purposes.
Should you have any questions regarding this application, please call me at 972-438-
7325.
Respectfully submitted,
Frances McD. Kilbome
Vice President
4