Kimbel 7&8-CS080117
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-223R-C, Chase Bank (Kimbel Addition} ~ R
P&Z HEARING DATE:
C.C. HEARING DATE:
January 17,2008
February 12, 2008
STAFF REP:
Marcie Diamond, Assistant Director of Planning
LOCATION:
SEC of MacArthur Boulevard and Village Parkway
SIZE OF AREA:
.70 acres of property
CURRENT ZONING:
PD-223-C (Planned Development-223-Commercial)
REQUEST:
A zoning change request to PD-223R-C (Planned Development-
223 Revised-Commercial) to attach a Detail Site Plan to allow the
development of a 3,848-square-foot bank with four drive-thru
lanes.
APPLICANT:
Mathew Cragun
O'Donnell Engineering
1601 E. Lamar Blvd, Suite 210
Arlington, Texas 76011
817.794.0202
FAX 817.548.8430
HISTORY:
In November 1994, Council approved $-1085 allowing the
expansion of Gloria's Pizza, whose initial restaurant pre-dated the
requirement for an SUP. This restaurant has since relocated to
another retail center in Coppell, thus allowing for the partial
demolition of this retail building. $-1114 for Papa John's, which
abuts this proposed bank site to the south, was approved in
December 1996.
ITEM # 9
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On May 22,2007, City Council overruled the recommendations of
the staff and Planning and Zoning Commission and approved
Planned Development 223-Commercial to allow the construction
of two retail/medical buildings, a bank, the retention of an
existing take-out restaurant (S-1114-C, Papa John's) and a portion
of an existing retail structure, totaling 25,263 square feet, further
permitting a reduction in landscaped areas, required setbacks,
alternative signage colors, sizes and locations and other
deviations from the requirements of the Zoning Ordinance, on 2.9
acres of property located at the northeast corner of Sandy Lake
Road and MacArthur Boulevard.
The subject tract is Lot 8R of this PO, which established a site plan
for a 4,200-square-foot bank with five drive-thru lanes. This
approval allowed a reduction in both front and rear yard
setbacks; parking spaces depth reduced to 16.5 feet, where 17
feet is the minimum, severe deficiencies in landscaping, and two
monument signs. The drive-thru facilities were sited adjacent and
parallel to MacArthur Boulevard. As recommended when this PO
was being considered, drive-thru facilities should be sited so that
visibility is obscured from Primary Image Zones (MacArthur
Boulevard). However, the approval of this PO specifically
included that the approval of the Detail Site Plan for this bank only
needed to include the elevations and signage.
TRANSPORTATION:
MacArthur Boulevard is a six-lane divided thoroughfare, which is
built to standard.
SURROUNDING LAND USE & ZONING:
North - Lakeside Elementary School; MF-2 (Multifamily-2)
South- Papa John's; PD-223-C (PO-Commercial)
East - Vacant land; C (Commercial)
West - Kroger; C (Commercial)
COMPREHENSIVE PLAN:
The Coppell Comprehensive Master Plan shows the property as
suitable for Neighborhood Retail uses.
DISCUSSION:
As detailed above, this property was zoned a Planned
Development district in the spring of last year which allowed
significant variances to zoning regulations including setbacks,
landscaping and signage. Per a condition of this PO, this Detail
Plan approval is to be essentially limited to elevations and
signage. However, this detail plan differs from what was
previously approved and therefore the details of the site plan
ITEM # 9
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warrant additional consideration. The building size has been
reduced from 4,200 to 3,849 square feet, the drive-through lanes
have been reduced from five to four, and parking spaces have
been increased from 25 to 28. With these revisions, the site plan is
still non-compliant with the "C" District-Based zoning regulations,
and the requirements of the Landscape Ordinance. It is however,
compliant with the setback provisions of PD-233, but it appears to
be more deficient in the amount of landscaping than permitted
by the PD. The analysis of this suspected shortage is severely
hampered due to the inconstancies in the Landscape Plan
submitted, including:
· The Landscape Plan contains totally different quantities and
type of plant materials than indicated the Plant Table
o Plant Table indicates 57 trees (Mexican Plum and
Lacebark Elms) being provided.
o None of these types of trees are shown on the plan,
and the quantity of trees is significantly less.
· Landscape Calculations table does not reflect either the
amount of landscaped areas or plant materials indicated on
the Plan or in the Plant Table.
· The Landscape Plan does not include any site information.
It appears that what is being requested is actually a decrease in
the amount of landscaping to be provided (increasing the
deficiencies) as permitted in PD-223; however this analysis can not
be performed with the document as presented. THEREFORE
STAFF IS RECOMMENDING THAT THIS CASE BE HELD UNDER
ADVISEMENT FOR 30 DAYS TO ALLOW TIME FOR THE APPLICANT TO
CORRECT THE LANDSCAPE PLAN.
While correcting the Landscape Plan, staff further recommends
that the applicant review and address all technical DRC
Comments and the following site related issues.
Parking required for this use, per the zoning regulations, is 20
spaces. The previous plan was approved with 25 parking spaces.
An additional parking space was added along the southern side
of the building and re-oriented to be 90 degree YS. angled
parking. The dumpster was deleted at the northeast corner of the
property, adjacent to Village Parkway, and replaced by two
parking spaces. These two spaces pose a potential dangerous
conflicting traffic pattern due to the proximity of the cars backing
out into the driveway serving Village Parkway. It is recommended
that if a dumpster is not needed for this bank use, then this area
should be devoted to landscaping to address some of the
landscape deficiencies.
ITEM # 9
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Historically, drive-thru facilities have been oriented to not front on
streets designated as Primary Image Zones. Recently, a similar
issue arose on a proposed bank to be located at Denton Tap
Road and SH 121. To address this adjacency issue, additional
landscaping was added on two sides of the drive-through to
obscure the view from the public right-of-way. However, the
current site was "pre-approved" per PD-223-C, with a 6-foot wide
perimeter landscape buffer, where normally 15 feet would be
required. There is little opportunity to add a significant amount of
landscaping in this area, unless the parking is reduced. The
elimination of the six parking spaces at the corner of MacArthur
Blvd. and Village Parkway, plus the two spaces in the former
location of the dumpster, will provide a more significant buffer
between this use and the elementary school and residential uses
to the north while still meeting the parking required by the Zoning
Ordinance (20 parking spaces). These spaces are also located
furthest from the front door, and would be, potentially, the least
utilized.
In accordance with the approved PD conditions, masonry
proposed for the building is the same color and material as the
CVS Drug Store being constructed at the northeast corner of
MacArthur and Sandy Lake. Red brick with cast stone accents.
The attached signage will be individually mounted, white channel
letters with the Chase Bank logo. The applicant is requesting that
the size of the logo exceed the 20% permitted by 3% on all three
attached signs. Staff recommends that the attached signs
comply with the provisions of the Sign Ordinance. Variances to
this aspect of the Sign Ordinance were not established by this PD.
PD-223-C also allowed for two 40 square foot monument signs on
this property, where only one would normally be permitted. The
sign at the corner of MacArthur and Village Parkway will advertise
the bank. The sign at the southern driveway will be a multi-tenant
sign for the entire center where all the name plates will be the
same color and font.
RECCOMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending PD-223R-C, Chase Bank (Kimbel Addition)
be HELD UNDER ADVISEMENT, until the February 21, 2008 Planning
and Zoning Commission meeting, to allow the applicant to
address the following concerns:
1. Rectify all inconstancies in the Landscape Plan to allow for
analysis for compliance with PD-223-C regulations.
2. Eliminate six parking spaces at the corner of MacArthur Blvd.
and Village Parkway, plus the two spaces in the former
location of the dumpster and replace with landscaping.
ITEM # 9
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3. Revise the attached signage to comply with the maximum
20% logo regulation.
4. Specify the material and color proposed for the face of the
monument signs.
5. Relocate the FDC to the west side of the fire lane next to the
proposed fire hydrant.
Engineering Comments:
1. If lime stabilization is not going to be used for the paving, a
waiver request must be submitted by the engineer along with
the geotechnical report and the thickness of concrete
increased by 1 ".
2. The retaining wall is in conflict with the sanitary sewer on the
east side of the project. The engineered retaining wall design
will need to be submitted to Engineering Department during
the plan review process.
3. It appears that a full set of construction plans was submitted
with the DRC information. These plans should not be
considered submission for engineering approval. Plans for
review should not be submitted until approval from Planning
and/or City Council is granted.
ALTERNATIVES:
l} 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} Site Plan
2} Landscape Plan
3} Elevations
ITEM # 9
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