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Corners Coppell-CS021017 (2)CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO • PD-97R-R, Corners of Co~~ell P & Z HEARING DATE: October 17, 2002 C.C. HEARING DATE: November 12, 2002 STAFF REP.: Marcie Diamond, Assistant Planning Director LOCATION: Southeast corner of MacArthur Boulevard and Sandy Lake Road. SIZE OF AREA: Approximately .802 of an acre of property. CURRENT ZONING: PD-97-R (Planned Development-97-Retail). REQUEST: PD-97R-R (Planned Development-97 Revised-Retail) to allow for the development of a 5,970 square-foot retail building with a dry cleaners. APPLICANT: Applicant: Engineer: Jared Jackson John Z. Ma J.P. Brothers Inc. MA International 10203 Corkwood Dr., Ste 110 506 Melrose Drive Dallas, Texas 75238 Richardson, Texas 75080 214-341-2656 972-644-24539 FAX 214-341-2982 FAX 972-644-2414 HISTORY: In 1985 the City Council approved a zoning change from a Multifamily-2 District and a Retail District to PD-97 for retail uses on this property and the adjoining 120,000 square-foot shopping center on 11.6 acres of land. The Final Plat for the Corners of Coppell Addition was approved in 1986, which encompasses the subject property as Lot 2. No mutual access or fire lanes to serve Lot 2 were recorded as part of this Final Plat; however, the current applicant has provided staff a copy of a "Reciprocal Easement Item # 8 Page 1 of 5 Agreement" which provides for non-location specific .cross access between Lot 2 and the remainder of the shopping center. The owners, at the time of the agreement, were Southland Corp (7-11) and Comers of Coppell Joint Venture. It appears that the shopping center changed ownership between 1986 and 1992. In 1992, the current owner, Blue Chip Partners, replatted the Corners of Coppell into three lots to allow for the mazketing of the individual lots (building and parking) for office uses. Lot 2 was not included in this replatting activity nor was any provision for mutual access between these two lots. TRANSPORTATION: Sandy Lake Road has recently been improved to a four-lane divided thoroughfaze within 110 feet of right-of--way. MacArthur is constructed as afour-lane divided thoroughfare with sufficient right-of--way to accommodate asix-lane divided roadway. SURROUNDING LAND USE & ZONING: North - Retail; C (Commercial) South -Vacant Shopping Center; PD-97-Retail East -Single Family-Woodridge, Section 5; PD-145 West -Vacant Shopping Center; PD-97-Retail COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for neighborhood retail uses DISCUSSION: This tract of property is an out-pazcel (Lot 2) from the existing vacant shopping center at the corner of Sandy Lake Road and MacArthur Blvd. The applicant desires to conswct a 5,970 square-foot retail center, facing MacArthur Blvd, to house a dry cleaners and other retail uses. While the existing PD, established in 1986, permits the proposed retail uses, there are major site plan issues, which need to be resolved prior formal action being taken on this request. The most significant issue with this request is access to, and fire protection of, this site. As discussed in the HISTORY section, during the previous platting and development activities on the abutting pazcel (the shopping center), there were no mutual access or fire lanes platted to serve this corner tract (Lot 2). However, a "Reciprocal Easement Agreement" which provides for cross access between Lot 2 and the remainder of the shopping Item # 8 Page 2 of 5 center was filed with the County by the previous owners (Southland Corp. and Comers of Coppell Joint Venture). While this requires that these two property owners provide "....mutual, reciprocal, and non-exclusive easement, .. both pedestrian and vehicular", ....between pazcels one and two, the instrument does not provide for the specific location, timing, or paving requirements to provide this access. The current applicant is indicating that a fire lane/mutual access easement will be provided from the subject tract to the existing driveway on Sandy Lake Road. The provision of this fire lane/access easement will require: • Approval from the owner of the shopping center to allow for the establishment of a fire lane/access easement at this specific location and the filing of such off-site easement with Dallas County; • the owner of the shopping center allowing the applicant to pave this 24'-wide driveway from the subject parcel to the existing paving on the shopping center; • per request of the Fire Mazshal, a letter is required from a professional engineer stating that the existing bridge from the shopping center to Sandy Lake Road is capable of supporting fully-loaded fire apparatus; and • the extension of the fire lane along the west side of the building. These access issues are not merely for the convenience of the patrons of the proposed retail center; these are also fire lanes, which need to be provided for the health, safety and welfare of the occupants. At a minimum, a letter from the shopping center owner committing to work with the owners of Lot 2 to provide the access and to allow for the paving of the fire lane is needed prior to staff making a formal recommendation on this request. In addition, the following technical issues also need to be addressed: 1) The dumpster needs to be relocated outside of the required 10-foot landscape buffer along the west property line. 2) The signage criteria needs to match from the site plan sheet to the elevation sheet and be revised to limit the logo to a maximum of 20~ of the area of any sign. 3) The notation of Corners of .Coppell, Volume 86197, Page 5563 on the proposed fire lane needs to be removed because it appeazs as if the fire lane has already been established. 4) The recording information on the abutting properties needs to be corrected to reflect the Corners of Coppell, Lots 1R, 3R&4R, Block 1, Replat, filed in Vol. 92191, Pg. 1015. Item # 8 Page 3 of 5 5) The landscape setback line on the east property line needs to be revised to be 10 feet instead of 15 feet. 6) The following variances are being requested as part of the Landscape Plan: • Reduction of the Landscape Buffer Area along the north property from 15 to 10 feet. • Relocation of the required 10 feet of landscaping along the southern property line to be located adjacent to the building. • Fulfillment of the 2,492-square feet of landscape shortage off-site by planting, irrigating and maintaining 15 feet of landscaping within the drainage easement adjacent to Sandy Lake Road. (The Parks and Recreation Department will not approve of trees in this drainage easement; therefore, the Landscape Plan will need to be revised to remove those trees and address deficiency in landscaping.) 7) This project will require Tree Mitigation, as well as a Tree Removal Permit. Most of these issues with the site plan and the landscape plan can be dealt with on a technical level with a revised submittal. However, the issues with access and fire protection of this site need to be completely resolved prior to proceeding with a recommendation of this request. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending that this request BE HELD UNDER ADVISEMENT TO NOVEMBER 12`", with the public hearing left open, to assure that the issues relating to access and fire lanes be resolved prior to proceeding with a recommendation on this case. ALTERNATNES: 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) Staff Comments • Fire Marshal Item # 8 Page 4 of 5 • Engineering 2) Site Plan 3) Landscape Plan 4) Tree Survey 5) Elevations Item # 8 Page 5 of 5 DEVELOPMENT REYIEW COMMITTEE FIRE PREVENTION COMMENTS ITEM: PD-97R R, CORNERS OF COPPELL DRC DATE: SEPTEMBER 26, 2002 CONTACT: TRAVIS CRUMP, FIRE MARSHAL. (972) 304-3503 COMMENT STATUS: ~ ~ ~ PRELIMINARY ~ ~A44b 1. Fire lane on North side does not meet Fire Code requirements. If fue lane is to extend to the existing parking lot, then a fue lane will need to be dedicated as an easement on that property. In addition, the existing parking lot will be required to be kept open at all times, as well as being properly stripped as a fue lane. Before the fue lane can be approved, a letter from a registered professional engineer stating that the existing bridges are capable of supporting fully loaded fue apparatus, including ladder trucks will be required. 2. An additional fue lane will be required on the West side of the property. 3. A looped fue line will be required as well as an on-site fue hydrant. 4. The Fire Department Connection will be required to be relocated. - ~ !w. ~ er ~._ . ~: Jl SEP 26 ~~-~ DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: PD-97R-R, Corners of Coppell, zoning change request from PD-97-R (Planned Development-97-Retail) to PD-97R-R (Planned Development-97 Revised-Retail), to allow a 5,970 square-foot retail building with a dry cleaners, on approximately .802 of an acre of property located at the southeast corner of MacArthur Blvd. and Sandy Lake Road, at the request of S&S Kim Corporation. DRC DATE: September 26, 2002 and October 3, 2002 CONTACT: Teresa M. Turner, E.I.T., Graduate Engineer (972)304-3681 COMMENT STATUS: /FINAL ~S€B A revised utility plan was not provided.