Town Center L1B3-CS 970821 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: TOWN CENTER ADDITION, LOT 1, BLOCK 3.
PRELIMINARY PLAT AND SITE PLAN
P & Z HEARING DATE: August 21, 1997
C.C. HEARING DATE: September 9, 1997
LOCATION: Northeast corner of Denton Tap Road and Town Center
Boulevard.
SIZE OF AREA: 2.54 acres; proposed 24,620 s.f. retail facility
CURRENT ZONING: TC (Town Center)
REQUEST: Development of a 24,620 square foot retail facility
APPLICANT: Developer: Architect:
Malouf Interests Inc. Dowdey, Anderson & Associates, Inc.
5655 Sherry Lane, #1000 5225 Village Creek Dr., Ste. 200
Dallas, TX 75225 Plano, TX 75093
(214) 369-4900 (972) 931-0694
HISTORY: No platting history.
TRANSPORTATION: Denton Tap Road is an improved six-lane divided thoroughfare
(P6D) contained within a 100'-wide right-of-way. Town Center
Boulevard is an access street with a variable right-of-way.
SURROUNDING LAND USE & ZONING:
North - vacant; "TC" Town Center
South - Comerica Bank; "TC" Town Center
East - Police & Courts Facility Addition; "TC"
West - Sonic Restaurant; "C" Commercial
Item # 13
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for
mixed uses.
DISCUSSION: A retail center is undoubted a suitable use in Town Center zoning district.
However, this preliminary plat and site plan submittal is deficient in a
number of areas. First of all, the irrigation plan is missing and it is a
required document for a preliminary plat submittal. Second, the landscape
plan does not show the non-vehicular open space component of the
landscape requirement which in this case would amount to approximately
12,930 s.f. The landscape tabulation summary table incorrectly reflects
the provided landscape square footage, as well as not specifing the
landscape tree ratio along Denton Tap to be 1 tree for every 40 linear
feet. Also, there are some discrepancies between the site plan and
landscape plan. The landscape plan does not show all the parking spaces
including the handicap parking spaces as well as the parking islands. Both
plans must show the required two (12' x 30') loading spaces required for
a retail structure of this size.
The Planning and Zoning Commission, City Council, and the Coppell
Town Center Architectural Review Board will have to approve the
elevations of this project. The concern staff has with regards to the
building elevations is that the service side and rear of this non-residential
use is adjacent to Town Center Boulevard which would require the
building be screened with a 6 foot high brick masonry wall. Staff would
prefer the applicant redesign the orientation of the building and place the
rear of the building against the northern property line and continue the
front elevation treatment from Denton Tap Road along the two sides of
Town Center Boulevard. In this way the applicant would not be required
to screen the building from Town Center Boulevard. From staff
perspective, the view along Town Center Boulevard would be greatly
enhanced if the front building elevation were extended on three sides of
the building. A brick masonry wall, as otherwise required, would
negatively impact the visual character of Town Center Boulevard.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Planning staff recommends disapproval of the site plan for the reasons
mentioned above. Staff also recommends disapproval of the preliminary
plat due to the lack of performance of requirements of the zoning
ordinance (Town Center District requires a detailed site plan approval by
both the Planning and Zoning Commission and City Council).
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
Item # 13
ATTACHMENTS: 1) Preliminary Plat
2) Site Plan
3) Landscape Plan
4) Building Elevation
5) Departmental Comments
Item # 13