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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