Wynnpage Plaza-CS010920 CITY OF COPPELL
~- ^ ¢, .. ,:~ ~£ PLANNING DEPARTMENT
CASE: W nfivaoe HazffSouth, Site Pl_n Minor Plat
I
e & Z m~G DATE: Septem~r 20, 2001 ~%"' r~' ~ ~ ~ ~ 7 ~
C.C. ~~G DATE: Octo~r 9, 2001
ST~F ~P.: ~ea Roy, Ci~ Plier
LOCATION: Along ~e west side of Denton Tap Road, approximately 210'
sou~ of W~page Drive
S~E OF ~A: Approximately .626 of ~ acre of prope~
CURRENT ZONING: C (Commercial)
REQUEST: Site Plan and Minor Plat approval for the development of an
approximately 4,700-square-foot office building.
APPLICANT: Developer: Surveyor:
Mark Wainscott Lane's Southwest Surveying
Wainscott & Associates 2717 Motley Drive, Suite B
4815 Keller Springs Mesquite, TX 75150
Addison, TX 75001 Phone: 972-681-4442
Phone: 972-447-9119
Fax: 972447-9110
HISTORY: The subject property was originally platted as part of the 14-lot,
25.65-acre DTC Business Center, which was filed on January 6,
1987. On March 26, 1991, City Council approved the rezoning of
the residential property to the west from C (Commercial) to PD- 115
SF-7 (Wynnpage single-family subdivision). As a result of the
development of the Wynnpage residential subdivision, the DTC
Business Center plat was vacated on May 8, 1992. The subject site
remains unplatted at the current time.
TRANSPORTATION: Denton Tap Road is a P6D, six-lane divided concrete roadway built
to standard in a 11 O-foot fight-of-way.
Page I of 4
Item # 8
SURROUNDING LAND USE & ZONING:
North -vacant, C (Commercial)
South - vacant, O (Office)
East - retail/vacant, C (Commercial)
West - Wynnpage residential subdivision, PD 115-SF7 (Single Family-7)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
mixed use, which includes office uses.
DISCUSSION: The applicant is requesting Site Plan and Minor Plat approval for the
development of a one-story, 4,700-square-foot office building on
approximately .626 of an acre of property. The site is situated along the
west side of Denton Tap Road, in front of the Wynnpage subdivision.' It is
assumed that future development of a similar nature and scale will be
repeated to the north.
Site Plan
The design of the site provides for the current proposal and additionally,
lays the groundwork for future development to both the north and south.
Access to the site has been provided through a curb cut on Denton Tap
Road. This drive will serve as the fire lane/mutual access drive through the
site, connecting to Wynnpage Drive. At the direction of the Fire Marshal,
for matters of health and safety, the entire fire lane/mutual access drive
will be constructed in conjunction with development of this site. While
the accessibility to Wynnpage Drive has been questioned by residents in
the past, a letter dated March 1, 2001, from the City (as directed by the
City Attorney) has been included to confirm our position on this matter.
The applicant has also provided a stubbed-out firelane/mutual access drive
against the south property line. Staff has recommended that the applicant
extend the stubbed-out fire lane/access drive to the southern property line, to
allow for future connections to the undeveloped property to the south.
Additionally, staff has included conditions regarding technical drafting
errors which must be remedied prior to City Council review of the Site Plan
and Minor Plat requests.
The proposed building will be served by 25 parking spaces, well
exceeding the 16 required spaces for a business or professional office.
However, parking is inadequate if a medical/dental use wishes to locate
within this building, as the parking requirement for a medical use would
be 27 parking spaces. Otherwise, the site is in full compliance with all
applicable codes and ordinances. Staff has one concern regarding the
proposed placement of the dumpster, which appears to be located in a
relatively visible location. On several occasions staff has recommended
Page 2 of 4
Item # 8
that the applicant consider alternative locations for the dumpster, but it
remains unchanged. Staff recommends that the applicant again consider
an alternative location for the dumpster, unless they can convey to staff
that alternative placement is not feasible. If the Planning Commission has
no objection to the location of the dumpster, staff would ask that the
applicant ensure staff that this dumpster will serve more than one building,
preventing the addition of up to two more dumpsters with future
development.
The proposed building will be one-story, measuring approximately 21' to
the mid-point of the roof and 31' to the peak. The primary building
material will be red brick, with cast stone accents along the top of windows
and on columns at the water table. Windows and doors will be bronze
aluminum with tinted glass. Copper colored metal vents will serve as
donners on the roof, as well as building wall accents. Staff commends the
applicant's efforts to design a building similar in style and scale to other
area office buildings, as well as the adjacent residential structures.
Landscaping
The proposed landscape plan fully provides the required interior, perimeter,
and non-vehicular landscape areas and actually exceeds the overall area
requirements. In order to address perimeter landscaping along the north
property line, which falls within the mutual access driveway, the applicant
has provided the full 10' landscape buffer along the north property line
adjacent to the dumpster and along the northern row of parking. While not
provided in a traditional manner, it is staff's interpretation that the design
meets the spirit and intent of the Zoning Ordinance in providing a buffer and
relief between properties. Staff has made one recommendation to the
applicant regarding the interior landscaping; i.e., shif~ or relocate the
proposed parking lot light pole to provide the required tree within the
landscape island. Additionally, staff would ask that the applicant ensure that
proper tree spacing has been observed. Staff is concerned that 3"-caliper
Cedar Elm trees spaced 15' apart is too close.
Minor Plat
In conjunction with the Site Plan, the applicant is also requesting approval of
the Minor Plat for the approximately 27,312-square foot lot. Staff has no
objection to the Minor Plat, with minor corrections by the applicant with
regard to the notation of the lot size and spelling errors. While only Lot 1 is
being platted at this time, the fire lane must be constructed on and off-site to
adequately serve the property. It has been noted that the fire lane will be
recorded via separate instrument, with no objection from staff.
Page 3 of 4
Item # 8
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Wynnpage Plaza, Site Plan and Minor Plat,
subject to the following conditions:
SITE PLAN CONDITIONS:
1) Extend the stubbed-out fire lane/mutual access drive to the south property line.
2) Relocate proposed dumpster to a less visible location within the site.
3) Relocate or shift proposed light pole at the rear of the site, in order to provide the
required tree within the landscape island.
4) Increase spacing between Cedar Elm trees to a minimum of 20'.
5) Remedy inconsistencies among plan sheets; ensure consistent notation of lot size.
6) Eliminate notation to an off-site monument sign on the landscape plan.
MINOR PLAT CONDITIONS:
1) Remedy inconsistencies on Minor Plat, with regard to lot size.
2) Correct spelling of Wynnpage on both the vicinity map and note.
ALTERNATIVES: 1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take Site Plan under advisement for reconsideration at a later date.
ATTACHMENTS: 1) Letter of March 1, 2001
2) Minor Plat
3) Site Plan
4) Landscape Plan
5) Elevations
Page 4 of 4
Item # 8
March 1, 2001
The Right Solution
Mr. Glenn Harvey, P.E., C.P.I.M.
133 Wrenwood
Coppell, TX 75019
Re: Wynnpage Drive Right of Way
Dear Mr. Harvey,
As indicated to you, I have received your letter of February 16, and forwarded it to our
City Attorney for review. That review has now been completed, and the City's position
is the land dedicated for Wynnpage Drive is public right of way, and the abutting owner
on both the north and south side of that right of way is entitled to access to the street.
That being the case, I can not administratively approve the landscape plan you asked us
to review. If you wish to pursue the landscaping concept, a revision to Planned
Development District 115 will be required.
In reviewing your request, our attorney pointed out that there is dedicatory language on
the plat that places no restrictions on access to Wynnpage. In addition, case law serves to
support our position. Among the cases cited by our attorney:
Gulf Sulphur Co. v Ryman, 221 S.W.2d 310 (Tex. Civ. App.- Galveston 1920)
McCraw v. City of Dallas, 420 S.W.2d 793 (Tex. Civ App. - Dallas 1967)
Chamber's County v. Frost, 356 S.W.2d 470 (Tex. Civ App. - Waco 1962, writ
ref'd n.r.e.)
Pittman v. City of Amarillo, 598 S.W.2d 941 (Tex. Civ App. - Amarillo 1980,
writ ref. n.r.e.)
H. Rouw Co. v. Thompson, 194 S.W.2d 120(Tex. Civ App. - San Antonio 1985,
writ ref'd.)
Ellis v. Jansing, 620 S.W.2d 569 (Tex. 1981)
Our attorney also cited Section 16.030 of the Tex. Civ. Prac. & Rem. Code which states
in relevant part, "a person may not acquire through adverse possession the right or title to
real property dedicated to the public use."
As mentioned above, if you wish to pursue your landscaping concept, an application
would be filed with the Planning Department. Be cautioned, however, that we would
review your request with our legal opinion in mind, and require breaks in the landscaping
for furore access to Wynpage Drive from both the north and south.
I thank you for your interest in adding landscaping to your subdivision and would
welcome a PD amendment request.
qai'y ~. Sie'b, AICP
irec[or of Planning and Community Services
CC: Jim Witt, City Manager
Bob Hagar, City Attorney
file