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Community CU-CS011018 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-133-HC-R3 COMMUNITY CREDIT UNION P & Z HEARING DATE: October 18, 2001 C.C. HEARING DATE: November 13, 2001 STAFF REP.: Marcie Diamond, Assistant Planning Director LOCATION: At the southwest comer of S.H. 121 and Denton Tap Road. SIZE OF AREA: Approximately 1.675 acres of property. CURRENT ZONING: PD- 133 HC (Planned Development- 133-Highway Commercial) REQUEST: PD- 133-HC-R3 (Planned Development- 133, Highway Commercial, Revision 3) to construct an approximately 6,000 square-foot financial institution. APPLICANT: Applicant: Architect: Community Credit Union Gary Weeter, PGAL 2101 Custer Road 3131 McKinney, Suite 500 Piano, Texas 75075 Dallas, Texas 75204 972-758-1560 214-880-0100 FAX: 469-467-1015 FAX: 214-880-9689 HISTORY: This property was zoned PD-Highway Commercial in the mid- 1990's as part of an 87 acre tract zoned for single family and flood plain/park uses. The initial application for this PD indicated single family for the areas adjacent to S.H. 121 and Denton Tap Road. However, Highway Commercial zoning was ultimately established on this tract to provide a buffer between the residential and the high traffic intersections. On February 17, 2000, the Planning and Zoning Commission recommended denial of a request for a Special Use Permit for a Burger King restaurant on a 0.92 acre tract, south of the retail center Page 1 of 5 Item # 7 under construction on Denton Tap Road. This request was not appealed to the City Council. On May 9, 2000, City Council approved a detail plan for a 15,600 square-foot retail building on approximately 2.1 acres of property along Denton Tap Road, which abuts the current request area to the south. TRANSPORTATION: Denton Tap Road is a P6D, six-lane divided thoroughfare contained within a 100-120 foot right-of-way. S.H. 121 will be built to freeway standards within 450 feet of right-of-way. SURROUNDING LAND USE & ZONING: North- S.H. 121 and vacant; HC (Highway Commercial) South - retail center, under construction: PD-133 HC-R2 East - vacant and Denton Creek Elementary School and Middle School North; HC and SF-7 West - Single-family, under construction; PD-133, Magnolia Park COMPREHENSWE PLAN: The Comprehensive Plan shows the property as suitable for regional retail uses. DISCUSSION: This property is zoned PD 133 - Highway Commercial. This request is to attach a detail plan for a 6,000 square-foot financial institution on this tract of land. The Highway Commercial zoning district is defined in the Zoning Ordinance as "intended primarily as a high intensity area permitting a mixed use for office, commercial-retail, and highway oriented uses...". Regional retail uses are also called for in this area in the Comprehensive Plan to allow a variety of uses. The Plan also points out that Denton Tap Road is a primary image zone, and as such, the architectural design, signage, landscaping, and other physical development forms need to be carefully designed. The applicant proposes to develop a Community Credit Union with five drive-through lanes and one ATM drive-through facility on this tract of land. While this use is in keeping with the vision for development at this intersection, there are several technical issues which need to be addressed prior to final site plan approval. Page 2 of 5 Item # 7 Site Plan As stated, this request is for a credit union facility. To obscure the view of the drive-through facility from the streets, this building has been oriented towards the intersection, and the drive-through has been placed in the rear of the property. The site plan includes 50 parking spaces, which exceeds the requirement for this use by 30 spaces. The applicant has stated that this level of parking is required to serve the operational needs of the Credit Union. The property will be accessed from two driveways, one off S.H. 121 and one off Denton Tap Road. Preliminary indications from TxDot is that the driveway off S.H. 121 will be allowed; however, the applicant needs to continue to work with TxDot to verify this fact and determine if a deceleration lane will be needed. The circulation around the building will essentially be one-way in the rear and two-way in the front of the building. Staff is requesting additional clarification as to the "traffic diverter" between the ATM lane and the by- pass lane. Will this be raised concrete or striped? If it is raised concrete, the applicant needs to demonstrate that this will not inhibit the maneuverability of the parking spaces along the southern property line. The parking spaces within this site appear to be 9' by 17', which is permissible by ordinance if these parking spaces are abutting a landscape area which includes an additional two feet of landscaping to allow for the vehicle overhang. This additional two feet of landscaping appears not to be provided along the southern property line, as well as abutting the parking spaces adjacent to the building. Finally, a landscape island is needed along the southern property line, at the western end of the row of parking. This will necessitate the loss of one parking space. However, given the excess of parking, this should not negatively impact this facility. Landscape Plan The Landscape Plan is the major concern with this request. While the design appears to be visually pleasing, and the area devoted to landscaping appears to be in general compliance with the Ordinance, there are drafting and technical issues that need to be addressed. The landscape plan, as drafted, is extremely difficult to review and evaluate. Staff is requesting that a clean, well drafted landscape plan, consistent with the site plan, with all calculations, plant list and quantities being included be submitted. It must be noted, however, that it appears the revisions to this Landscape Plan will not significantly impact the layout of the site plan. However, these issues need to be addressed prior to forwarding this request on to City Council. The amount of land devoted to landscaping appears to meet the requirement for the three levels of required landscaping. The perimeter Page 3 of 5 Item # 7 landscaping is required to be 10 feet along the property lines and 15 feet adjacent to streets. The width of perimeter landscaping along S.H. 121 is proposed to be 27 feet, with an additional 18 feet of parkway of S.H. 121 providing for 48 feet of green area adjacent to this future freeway. Twenty-seven feet of landscaping is also provided along Denton Tap Road. These areas contain a combination of meandering landscape berms, over-story and ornamental trees, shrubs and flowers. However, there are tree deficiencies in the perimeter areas along the southern and western property lines. Specifically, three over-story trees are required along the southern property line and one additional tree is required within the 10- foot buffer area adjacent to the western property line. Significant amounts of non-vehicular open space areas are being provided on the north and south sides of the building, as well as a corner/entry feature at the intersection. However, two of the proposed plant materials within the non-vehicular areas are not on the City's Plant Palette (Photenia and Japanese Yew). Finally, the parking lot landscaping is deficient by 150 square feet and one tree, due to an island being required at the western end of the parking row along the southern property line. As stated, the loss of one parking space should not negatively impact this development. Elevations The Community Credit Union has a prototypical elevation, materials and color scheme for their facilities. Most CCU's are a combination of gray and/or light color brick with turquoise as the main accent color. The canopies over the drive-through lanes are typically well lit and translucent, with the same turquoise color scheme. To address the recommendations of the C.I.V.I.C. report, the facility proposed for this location will generally utilize the standard building design, however the color of the main brick has been changed to a red tone, with "wheat" stone accent materials. The cupola/skylight is also typical in these facilities to allow for additional natural light into the building. This feature has been redesigned from a curved feature (similar to the Justice Center) to a more rectangular shape, being constructed of the same reddish brick with stone accents as the main structure. This feature will not be visible fi.om the intersection. The canopy over the drive-through will also utilize the main red brick color with wheat accent bands, eliminating the translucent material typical at CCU's facilities. The glass window and accents will be a combination of clear, gray tint and gray frosted (sandblasted) glass. The side of the canopy which faces the existing residential will not have lights or signage. The signage will be limited to the individually mounted logo and channel letters, all white in color. The monument sign, located close to the intersection will be 40 square feet in size and will utilize the same building Page 4 of 5 Item # 7 materials as the main structure. Finally, the required screening wall adjacent to the residential area will be the same height and materials as those approved for the retail center abutting to the south. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: While staff is supportive of this use and the general design of the site, building and the landscaping, staff is recommending that this case be HELD UNDER ADVISEMENT until the plans have been revised to address the following conditions: SITE PLAN: 1. Verification from TxDot that the driveway off S.H. 121 will be permitted, and if a deceleration lane will be required to serve that driveway. 2. Provision of additional clarification as to the "traffic diverter" between the ATM lane and the by-pass lane. If it is raised concrete, demonstrate that this will not inhibit the maneuverability of the parking spaces along the southern property line. 3. Verification that all parking spaces are a minimum of 9' x 19', unless the required 2' of additional landscaping is provided at all locations. 4. Add a landscape island at the western end of the parking row at the southern property line. LANDSCAPE PLAN: 1. Submission of clean, well drafted landscape plan, consistent with the site plan, with all required calculations, materials list and quantities correct. Once resubmitted, additional revisions may be required. 2. Thc addition of three over-story trees along the southern property line and one additional tree adjacent to the western property line within the 10-foot buffer area. 3. Replace thc Photcnia and Japanese Yew with plant materials which are on thc City's Plant Palette. 4. Addition of a parking lot island, a minimum of 1 $0 square feet in size,' with one tree, to be located at the western end of thc parking row at thc southern property line. 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) Engineering Comments 2) Site Plan 3) Landscape Plan 4) Elevations Page 5 of 5 Item # 7 DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: PD-133-HC-R3, Community Credit Union, zoning change request from PD- 133-HC (Planned Development- 133, Highway Commercial) to PD- 133-HC-R3 (Planned Development-133-Highway Commercial, Revision 3) to allow the development of an approximately 6,000 square-foot banking facility on approximately 1.675 acres of property located at the southwest comer of S.H. 121 and Denton Tap Road, at the request of Community Credit Union. DRC DATE: September 27, 2001 and October 4, 2001 CONTACT: Kenneth M. Griffin, P.E., Director of Engineering (972-304-3679) COMMENT STATUS: Dr-'r~ r~rr~ra r~v ~F/NAL ~ a v~r~r:, P&Z 1. A deceleration lane will be required on SH 121. 2. Need verification from TXDoT that a driveway at the proposed location along S.H. 121will be allowed. 3. Various inlet boxes are shown, however, no drainage pipes or connections to the existing systems have been provided. You should show existing sewer lines and the connection points.