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NL Woodlands Ctr-CS061019CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Northlake Woodlands Center, Lot 4, Block A, Minor Plat P&Z HEARING DATE October 19, 2006 C C HEARING DATE November 14, 2006 STAFF REP Marcie Diamond, Assistant Planning Director LOCATION 120 East Bethel School Road SIZE OF AREA 0 637 acres CURRENT ZONING C (Commercial) REQUEST To establish a building site, various easements and fire lane to allow for the reuse and renovation of the existing 4,940-square- foot structure for a pet day care/boarding/spa. APPLICANT Architect Mark Wa~nscott Mark Wamscott Architect 3030 LBJ Frwy, Ste 700 Dallas, Texas 75234 214-722-7535 FAX 214-722-7635 Prospective Purchasers Terry and Cindy Henrie 9301 CR7100 Wolfforth, Texas 79382 806-866-9598 HISTORY This property has never been platted. This structure was originally opened as La Petite Daycare in August 1984 In January 1999 the ownership changed to the Sterling Academy Daycare On July 22, 2004 this day care closed, and this building has remained vacant since that time TRANSPORTATION Bethel School Road is designated on the Thoroughfare Plan as a two-lane collector street, built within 60 feet of right-of--way ITEM # l0 Page 1 of 2 SURROUNDING LAND USE & ZONING North -self-service car wash and vacant property - C (Commercial) South - U S Post Office - C (Commercial) East - vacant property (First United Methodist Church) - SF-7 (Single Family-7) West -vacant property - C (Commercial) COMPREHENSIVE PLAN The Coppell Comprehensive Plan shows the property as suitable mixed uses DISCUSSION This ~s the companion request to the PD for Perky Poodle This property has never been platted, and therefore, a plat is required to establish a building site as well as to provide easements for a fire lane, sidewalk and utilities. As discussed m the PD request, staff does not support the provision of a mutual access easement to Denton Tap Road, and therefore it should be removed from the plat. A sidewalk is required along Bethel School Road, staff is recommending that this 4' sidewalk be placed within a 5' easement to align with the easement on the church property to the east. Finally, there are several typos and minor drafting issues that are enumerated below, which need to be corrected. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION Staff is recommending APPROVAL of Northlake Woodlands Center, Lot 4, Block A, Minor Plat, subject to the following conditions 1 Removal of the mutual access easement to Denton Tap Road. 2 Inclusion of a 5' sidewalk easement parallel to Bethel School Road within the 15' sanitary sewer easement. 3 Add filing information of the existing 15' sanitary sewer easement. 4 Correct the name of the property owner to the northwest of this property from Eaton to Eason 5 Correct the spelling of Addition m the City Secretary's signature block. 6 Change Comcast to Time Warner 7 Remove the phone numbers under the franchise utility signature line 8 Submission of a legal instrument defining the perpetual maintenance of the landscape easement. 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) Minor Plat ITEM # 10 Page 2 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PD - Z 17-C, Perky Poodle P&Z HEARING DATE October 19, 2006 C C HEARING DATE November 14, 2006 STAFF REP Marcie Diamond, Assistant Planning Director LOCATION 120 East Bethel School Road SIZE OF AREA 0 637 acres CURRENT ZONING C (Commercial) REQUEST To allow the reuse and renovation of the existing 4,940-square-foot structure for a pet day care/boarding/spa. APPLICANT Architect. Mark Wamscott Mark Wamscott Architect 3030 LBJ Frwy, Ste 700 Dallas, Texas 75234 214-722-7535 FAX 214-722-7635 Prospective Purchasers Terry and Cindy Henne 9301 CR7100 Wolfforth, Texas 79382 806-866-9598 HISTORY This property was originally opened as La Petite Daycare m August 1984 In January 1999, the ownership changed to the Sterling Academy Daycare On July 22, 2004, this daycare closed and has remained vacant TRANSPORTATION Bethel School Road is designated on the Thoroughfare Plan as a two-lane collector street, built within 60 feet of nght-of--way ITEM # 9 Page 1 of 5 SURROUNDING LAND USE & ZONING North -self-service car wash and vacant property - C (Commercial) South - U S Post Office - C (Commercial) East - vacant property (First United Methodist Church) - SF-7 (Single Family-7) West -vacant property - C (Commercial) COMPREHENSIVE PLAN The Coppell Comprehensive Plan shows the property as suitable for mixed uses DISCUSSION As discussed m detail m the History Section of this report, this building was originally occupied for a daycare center over 22 years ago, and has remained vacant for the past two years The re- occupancy and renovation of the exterior of this building will be a welcome sight to those in the community The applicant proposes to utilize this building for a pet daycare/spa/grooming/boarding facility All activities will take place indoors, except for supervised outdoor exercise time for the dogs There will be no dogs left outside overnight. The renovation to the exterior of the building includes the removal of the existing yellow and blue painted wood "entry feature" and "architectural accents" being replaced with a stone facade Two windows will be added to the west facade, further enhancing it's retail appearance The blue roof will be replaced with a champagne color, standing seam metal roof This upgraded appearance is fully supported by staff The monument sign is proposed to be a 40-square-foot, brick and cast stone, externally lit sign However, the applicant is requesting one variance on the interpretation of a monument sign. Instead of the standard double- faced sign, they are proposing a brick sign in a V configuration to provide maximum visibility The sign is to be located 60' feet from the west property line, versus 75' as required by the Sign Ordinance While staff can support the sign being 15' closer to the west property line, we can not support with the V configuration Given the IocaUon across from the Post Office driveways, this sign will appear to be a 20-foot wide sign Several technical issues arise when attempting to reuse a site that was developed under standards of previous Zoning Ordinances Via this Planned Development zoning, variances are being requested to setbacks, parking and landscaping Specifically, in terms of setbacks, the existing building is located 14 5 feet from the east property line Per the "C" distract regulations, this side ITEM # 9 Page 2 of 5 yard is required to be 30 feet, thus necessitating a 15 5-foot variance There are 19 existing parking spaces on this property Classifying this use as retail, 25 parking spaces would be required at a ratio of one space per 200 square feet of gross floor area. To accommodate revisions to the site, including two handicapped parking spaces and the applicant's proposed mutual access easement to Denton Tap Road, the parking has been reduced to 16 spaces The applicant has stated that the maximum number of employees at any one time would be 6-8, and that 8 to 10 spaces would be sufficient to accommodate customer drop-off and pick up The existing parking spaces are 8'-6" x 18', which is smaller than the standard 9' by 19' The additional variance will be needed to address this deficiency Landscaping The property will generally be brought up to current landscape standards except for minor variances Fourteen, 3-inch caliper overstory trees will be planted along the perimeter of the site, and four trees will be added to the parking lot islands However, the applicant and the seller have agreed to allow the required 10- foot perimeter landscape buffer along the west property line (containing the required three overstory trees and screening hedge) to be provided within a landscape easement on the seller's property The seller understands that an add~t~onal 10-foot buffer will be required when the adjacent lot develops A condition of approval is the submission of the separate instrument that will define the perpetual maintenance responsibility of the landscaping and imgat~on of this buffer easement. There is also a small section (45-foot long) of the perimeter landscape area missing where the existing dumpster and the proposed mutual access easement are located. These variances have also been enumerated on the site plan. Screening Walls There is an existing six-foot concrete screening wall along the north and east property lines The applicant will repair those sections m disrepair, and further, will add atwo-foot iron railing above the wall An eight-foot iron fence will also be erected at the northwest and southeast corners of the building to fully enclose the outdoor exercise area. The "colorful", blue and yellow wood fence along the south side of the building will be removed Access Currently, there is a single driveway on Bethel School Road to serve this facility The applicant desires to allow a second access point to Denton Tap Road via the exlshng driveway on the south ITEiv1 # 9 Page 3 of 5 side of the convenience store/gas station As designed, this will also allow for a third point of access through the car wash property out to Vanbebber Road During the a.m. peak hours, Bethel School Road tends to back up beyond the existing driveway The misalignment of the driveways on the south side of Bethel School Road, serving the Post Office, further compounds this problem Given the existing congestion, staff is concerned that by opening up these access points, there will be a significant amount of cut- through traffic, which may be more detrimental to the funct~omng of this business than limrtmg access on to Bethel School Road. Further, by ehmmatmg this mutual access to Denton Tap, additional parking spaces can be provided, reducing that requested variance. There is currently no sidewalk serving this site Similar to when the gas station to the northwest of this site was renovated and re- occupied, the construction of a sidewalk was required. Therefore, as part of the site work, and prior to the Certificate of Occupancy for this use, the construction of a 4' sidewalk, adjacent to Bethel School Road will be required. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION Staff is recommending APPROVAL of PD-217-C Perky Poodle, subject to the following conditions 1 Revision to the Site Plan ehmmatmg the proposed mutual access to Denton Tap Road, to allow the inclusion of three additional parking spaces 2 Construction of a 4' sidewalk parallel to Bethel School Road. 3 Approval of the variances as fisted on the Site Plan, as herein revised: a) Provision of a 10' off-site landscape easement along the west property line, subject to submission of a legal instrument defining the perpetual maintenance of this easement. b) Side yard setback along the east property line being permitted to be approximately 14'-6" vs a 30' setback - c) Approval of 16 (19 if the mutual access easement to Denton Tap is deleted), 8'-6" x 18' parking spaces d) No perimeter landscape buffer being provided along a portion of the north property line (approximately 45 feet ul length) e) Monument sign permitted to be 60 feet (vs 75 feet) from the west property line, subject to the structure being revised to be a typical, double faced sign. ITEM # 9 Page 4 of 5 ALTERNATIVES 1) Recommend appro~ al 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) Ex~stmg Conditions Exhibit 2) Site Plan 3) Landscape Plan 4) Elevations ITEM # 9 Page 5 of 5