Coppell Cross L4-CS 991118CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: COPPELL CROSSING ADDITION
LOT 4, BLOCK 1, FINAL PLAT and SITE PLAN
P & Z HEARING DATE:
C.C. HEARING DATE:
November 18, 1999
December 14, 1999
LOCATION:
Northwest comer of MacArthur Boulevard and the D.A.R.T.
right-of-way.
SIZE OF AREA:
Approximately 1.5 acres of property, containing one 11,570 sq.
ft. building.
CURRENT ZONING:
REQUEST:
C (Commercial)
Final Plat and Site Plan approval.
APPLICANT:
Engineer:
Dunnaway and Associates
Chris Lam (for Mitch Vexler)
2351 West N.W. Highway, Suite 3280
Dallas, Texas 75220
(214) 654-0123
Fax: (214) 654-0122
Architect:
David Cannon
6709 Creekside
Plano, TX. 75023
(972) 618-8891
Fax: (972) 618-2409
HISTORY:
There has been considerable development history on the property
surrounding this request including site plan approvals as well as
platting activity. An issue similar to the one staff opposes here was
resolved by the Board of Adjustment in January of this year. That
issue related to the amount of landscaping required by ordinance
and the reduced amount the applicant proposed to provide. In that
case, the Board granted relief.
Item # 7
TRANSPORTATION:
MacArthur Blvd. is a P6D, shown as a six-lane divided
thoroughfare on our Thoroughfare Plan. It is currently an
improved four-lane divided roadway contained within a 110-foot
SURROUNDING LAND USE & ZONING:
North- mini-warehousing; PD-15 lC
South-retail; "C", Commercial
East - franchise restaurant; "C', Commercial
West - TU electric transmission line; "A", Agricultural
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
retail uses.
DISCUSSION:
This site plan needs a great deal of alteration before it complies with our
development standards. This is somewhat surprising in that the architect
for this project was also involved in earlier construction plans for
portions of this property and is acutely aware of our development
standards. Specifically, in an earlier case, this applicant garnered Board
of Adjustment approval of a landscape alteration, and a 7200 square foot
reduction in required perimeter landscaping was granted. The 7200
square foot reduction was, however, relocated elsewhere on the site.
This request simply does not recognize our minimum landscape
requirements, period. Specifically, setback requirements, landscaping
buffers, and calculations relative to overall landscape planting need
major alteration. For example, the parking area adjacent to MacArthur
Blvd. at the northern property line needs a landscaped planting island;
the northern landscape buffer is required to have a minimum width of 10
feet; a 30' high hedge or berm is required to screen these parking
spaces; the same requirements apply to the western property line;
typically a site of this size requires approximately 25 to 30%
landscaping, this site is far short of that percentage. The size of the
proposed building has grown from the one approved by Council (from
10,500 square feet to 11,500 feet), and reducing its size will assist in
meeting our requirements, including setbacks, yard areas, landscaping
etc. In addition, you might recall that we also had a misunderstanding
regarding signage in this general area. Although the applicant has
provided a "Shopping Center Sign Criteria" outline, staff would remind
that all sign requirements must meet City standards regardless of site
Item # 7
specific criteria. Therefore, another concern of staff relates to clarifying
that all signage must comply with the Comprehensive Zoning Ordinance,
regardless of private sign criteria. Finally, it is difficult for staff to
understand how a building "grows" by over 1,000 square feet when an
approved plan clearly stated gross square footage of building. All these
concerns were discussed at the Development Review Committee meeting
with this applicant. He has elected to ignore these issues. Because
major alteration of this request must be made before it complies with our
development guidelines, and the reluctance of this applicant to abide by
our development codes, denial would be in order here.
That being the case, the plat is also unacceptable until a site plan,
meeting the provisions of our Codes and Ordinances and reflected on the
plat is submitted.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends denial of the PLAT based upon comments stated above.
We further recommend denial of the SITE PLAN in that it does not meet minimum
required standards of the City, also stated above, including landscaping requirements,
among others. Further, either the building is too large or the site is too small. In that the
land area can not be enlarged, the building needs to be reduced in square footage to meet
the development requirements of Coppell.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend denial of the request
3) Modify the request
4) Take under advisement for additional information
ATTACHMENTS:
1) Overall Site Plan
2) Lot 4 Site Plan
3) Landscape Plan
4) Irrigation Plan
5) Floor Plan
6) Elevations
7) Shopping Center Sign Criteria (Private)
8) Departmental Comments
Item # 7
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ENGINEERING COMM
ITEM:
Coi~#ell Crossing Addition, Lot 4, Block 1, Final Plat and Site Plan Review, to
allow the development of a 1L$70 square foot office/showroom facility on
approximately 1.5 acres of property located at the northwest corner of
MacArthur Boulevard and the D.A.R.T. right-of-way, at the request of
Dunaway Associates, Inc.
DRC DATE: October 28, 1999 and November 4, 1999
CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679)
COMMENT
DD ~'Y Y~,4'YI~ YA
The building should be located on the lot such that no portion of the building or building
walkway interferes with the drainage/sanitary sewer easement along the south side of the
building.