Sandy L Add FL-AG 900816P & Z HEARING
C. C. HEARING
LOCATION:
SIZE OF AREA:
REQUEST:
CITY OF COPPELL M'&: ~L~ '~"
STAFF REPORT A~- b~
DATE: July 19, 1990, and tabled to Auuust 16, 1990 fo(
resubmittal of site plan and landscapinu proposa~
DATE: September 11, 1990
Proposed site is situated approximately 488 feet west of %~
S~uel Boulevard and Sandy Lake Road.
3.816 acres: proposed building size is 30,700 square feet.
Zonin9 change from (C) Co~ercial to (C-S.U.P.) Co~ercial
Special Use Permit, for the operation of a 9rocery store.
APPLICANT:
Food Lion, represented by Mr. Rice Williams Vice President/Artech
1303 Walnut Hill Lane, Suite 130
Irving, Texas 75038
PHONE: (214) 550-8221
HISTORY:
There is no recent zoning history on this parcel.
TRANSPORTATION:
This parcel fronts on and will have vehicular access from
Sandy Lake Road. It will also have access from Samuel
Boulevard. Sandy Lake Road will be expanded to a 4-lane
divided thoroughfare in the near future.
SURROUNDING LAND USE & ZONING: N - Vacant; Commercial
E - Vacant: Commercial
S - Single-family: Single-family Zoning
W - Vacant; Commercial
COMPREHENSIVE PLAN:
The Comprehensive Plan shows a mixed land
specifically excludes multi-family development.
use here;
ANALYSIS:
This request for a special use permit for a Food Lion
i-r~M 6
supermarket must be analyzed from several angles. On the
one hand, the special use can be classified as an overlay
district, and if certain site plan considerations are
addressed, the granting of the SUP is straightforward.
Indeed, in the case under consideration, the applicant has
addressed our typical concerns of building location,
signage, landscaping, facade design and a host of other
site-specific items.
Although the applicant has followed landscaping standards
mandated by ordinance, these standards are absolute minimum
guidelines. If the special use were to be granted, a more
extensive landscape treatment would be recommended.
Because of the importance of Sandy Lake Road to this
community, (the major east-west traffic artery, the
identity it has in the community, the positive image we
wish to convey along our major streets), it is strongly
recommended that a greater percentage than the 5% minimum
landscaping required by ordinance be provided. Landscaped
parking areas, more extensive plant coverage adjacent to
Sandy Lake Road, an element of plant height along the wall
screening this property from the residential parcel to the
west are just a few suggestions to address the aesthetic
concerns of staff. Also, the property behind the proposed
building needs to reflect a sensitivity to the adjacent
playgrounds of Lee Elementary. The submitted plan showing
an open field between the back of the proposed building and
the school property is unacceptable. In addition, more
specific information relative to signage needs to be
included. For example, signage is an important element of
over-all project design, and staff would recommend more
detail regarding size, location, color, appearance, etc. be
shown. Finally, staff would question the dumpster pad
location on the east side of the proposed building.
Because of the elevation of Sandy Lake Road, this
particular dumpster would be seen from the road and could
be quite annoying to the public. By moving it to the back
of the structure, a more attractive building results.
On the other hand, staff has an obligation to point out
that an existing center just across Samuel Boulevard to the
east is already in place, posses the same zoning, and is
90% vacant. To recommend approval of a new building when
an existing vacant structure which could easily accommodate
a food store, and is within sight of the proposal, would be
less than sensible. It has been stated that Georgetown
(the existing center) is structurally unsound - staff can
not verify that statement. It is said that Food Lion's
needs do not lend themselves to the design of the existing
center their site plan suggests that is the case.
However, the fact that Coppell has two existing vacant
commercial centers within 1/2 mile of this request which
could easily accommodate this use must be considered before
additional commercial building is undertaken.
It is staff's opinion that Food Lion could be a welcome
addition to the community. Our concern is that it is
proposed as new construction when we currently have two,
fine vacant centers within one-half mile of this request
one right across the street - that could easily accommodate
this use. The use is appropriate for Coppell, the location
is not.
ALTERNATIVES: 1) Approve the Special Use Permit
2) Deny the Special Use Permit
ATTACHMENTS:
1) Site Plan (revised on August 16th)
2) Architectural Rendering
3) Landscape Plan lrevised on August 16th)
4) Site plan for entire tract (August 16th only)
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ANCHOR
PAD S/TE PAD SiTE
SITE PLAN
TOTAL 14,300 372