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Welcome Home-CS 980716 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: S-1146, BLUE WILLOW MARKET DESIGN P & Z HEARING DATE: July 16, 1998 C.C. HEARING DATE: August 11, 1998 LOCATION: 416 W. Bethel Road. SIZE OF AREA: 0.62 acres, 1567 s.f. building CURRENT ZONING: HO-R (Historic Overlay, Retail) REQUEST: HO-R-S.U.P. (Historic Overlay, Retail-Special Use Permit) for business use of a residential structure and for use of asphalt pavement. APPLICANT: Joy E. Onstott 14410 Southern Pines Court Dallas TX 75234 972-247-2750 HISTORY: The property is considered "business property with residential structure". Therefore, a special use permit is required prior to using the structure for business purposes. In August of 1993, Phillip Jewitt obtained a special use permit to operate a girl shop. The type of goods to be sold were for outdoor use such as fountains, monuments and water gardens. The current applicant later acquired the property and moved her flower shop from 420 West Bethel Road next door to this property. The use was considered similar enough in nature that the City did not require a new special use permit. However, the parking spaces shown on the site plan approved in 1993 were never paved nor designated on the site. Now that the property has been voluntarily vacated by the flower shop, a new special use permit is required. TRANSPORTATION: Bethel Road is a two-lane asphalt roadway shown on the thoroughfare plan as a C2U two-lane undivided collector. The property also has access to Mitchell Road through a 30'-wide access easement. Item # 4 SURROUNDING LAND USE & ZONING: North- Single-family residential; HO-R and HO-PD-SF7 South - Scattered single-family structures; HO-R and HO-PD-LI East - Single-family structure; HO-R West- Business property with residential structure and single-family residential; HO-R and HO-R-SUP COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for historic district uses. DISCUSSION: The property is 90 feet wide and approximately 300 feet deep. The structure is nearly 30 feet wide, with 38 feet between it and the west property line and 22 feet between it and the east property line. Parking in the rear would not be visible nor particularly useful, except for employees. The only practical location for customer parking, therefore, is directly in front. It is possible to pave an area in front of the building sufficient for 6 cars to park, turn around, and exit without backing into Bethel Road. The paved area can observe the required 10'-wide landscape buffers on each side, and will infringe only partially into the 15'-wide landscape buffer required on the front. Given the site constraints, this is the least intrusive configuration staff has found for providing adequate parking. The applicant is requesting permission to use asphalt paving. The proposed use of the property is for an interior design office with a limited amount of retail showroom. Six parking places is sufficient for a maximum of 400 square feet of retail. The remainder of the 1567-square- foot building will have to used as office space. (400 square feet at 1 parking place per 200 square feet of retail = 2 parking places; 967 square feet at 1 parking place per 300 square feet of office = 4 parking places; for a total of 6.) Therefore, any approval recommendation needs to contain a condition limiting the amount of retail space to an area no greater than 400 square feet. The 90' width of the property precludes the use of a free-standing sign. (Over 150' of width is required for a monument sign.) Consequently all signage must be attached to the building. The applicant's prospective tenant has provided no drawings to show the nature of any proposed attached sign. If there is to be a sign on the building, the Commission needs to review the design to make sure that it is compatible with the historic character of the Finally, the plan submitted does not specify landscape materials. A low landscape screen along the front and each side of the parking area is required. Without a landscape plan submitted for approval, the Commission will need to specify the number, size, spacing and species of plant materials required to accomplish the required vehicular screening. Item # 4 RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: The planning staff recommends approval of a Special Use Permit for use of asphalt pavement and for use of a residential structure for office and retail purposes subject to Engineering Comments and the following conditions: 1. Retail use shall be limited to no more than 400 square feet, unless additional paved employee parking is provided at the rear of the property. 2. No signs shall be installed without approval of the design by the Planning and Zoning Commission and City Council. 3. All vehicular pavement shall be screened from front and side property lines with a hedge at least 30 inches in height at the time of planting and consisting of a minimum of 30 plants. All plants shall be of the same variety, the plant variety to be one of the following: abelia, eleagnus, holly or nandina. Fifteen plants shall be placed east of the driveway entrance spaced at 3' on center. The other 15 plants shall be placed west of the driveway entrance spaced at 3' on center. Plant materials which die shall be replaced with plant material of the same variety and size. 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) Departmental Comments 2) Site plan Item # 4 DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: S-1146. Welcome Home Interior Design, a zoning change request from "HO- R" (I-Iistoric Overlay, Retail) to "HO-R-S.U.P (tlistoric Overlay, Retail, Special Use Permit) to allow a business within a residential structure in a commercial district and on-site a~phalt paving in the Historic Overlay District located at 416 W. Bethel Road, at the request DRC DATE: June 25, 1998and July 2, 1998 CONTACT: Mike Martin, P.E.,/lssistant City Engineer (304-3679) COMMENT STATUS: 1. What happens to drainage ditch across the front of the property? Need to specify 18" RCP. 2. Show location of adjacent driveways. 3. Need to provide a vicinity map.