Duke Lesley L1&2-CS080515 (2)
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-221 R5-HC, Duke Lesley Addition
May 15, 2008
June 10, 2008
Matt Steer, City Planner
The west side of S. Belt Line Road, approximately 636 feet
north of IH 635
1.67 acres of property
PD-221 R3-HC (Planned Development-221 Revision 3-Highway
Commercial)
A zoning . change request to PD-221 R5-HC (Planned
Development-221 Revision 5- Highway Commercial) to attach
a detail site plan to allow a 5,000-square-foot convenience
food store with 10 gas pumps.
Applicant:
Alicia Rhymer
Race Trac Petroleum
3225 Cumberland Blvd, Suite 1001
Atlanta, GA 30339
Phone: 770.431.7 600 ext. 1638
Fax: 678.503.1348
Engineer:
Mike Ruelle
Kimley-Horn Associates, Inc.
2700 Park Central Dr, Suite 1800
Dallas, TX 75251
972.770.1300
Fax: 972.239.3820
In February 2007, this property was a part of a larger rezoning from a
Highway Commercial District to a Planned Development for Highway
Commercial uses to allow tilt-wall construction and additional
attached signage on office buildings that are 50,000-square-feet or
larger and to allow the development of mixed uses, including retail,
office and hotel on a total of 78.5 acres of property.
ITEM # 6
Page 1 of 8
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been placed on building arrangement, setbacks, parking, and landscape
treatment, which are intended to be elements influencing the character
of entrance into the city. It is the intention of the "highway commercial"
zoning district to create an attractive and unique entrance into the city.
This planned development request was initially reviewed based on the
'impressive gateway" premise of the HC District, and staff does not feel that
this large scale gas station fits in with this vision. The applicant has met several
times with the city staff to discuss the issues at hand. They have postponed
bringing the case forward to the 'Planning and Zoning Commission twice in
order for them to work through the extensive list of Planning related
comments. The most significant of the comments were related to reorienting
the proposed convenience store, reducing the size of the gas canopy and
reorienting the canopy to not front on Belt Line Road (the side of the canopy
would front Belt Line). The applicant has offered little change to their initial
proposal, and has actually increased the amount of striping on the canopy,
going in the opposite direction of staff's request to remove it.
Staff has reviewed the plans several times, each subsequent time on a
technical basis as if the land use and unsightliness weren't issues, to clear up
the majority of the comments and revisions needed. These are included
within a list of "unresolved items" under staff's recommendation.
Site Plan:
The site plan shows the 5,000-square-foot convenience store dwarfed with an
8,260-square-foot gas canopy in front of it. The circulation on site is impressive,
although little unpaved area remains to fulfill the landscaping area
requirements. There are multiple unsightly bollards separating the walkway in
front of the building from the parking. Typically, a six-foot sidewalk is used to
give the storefront a slightly raised (six-inch curb height) entry and to separate
the vehicular use from the pedestrian access. Staff has recommended on
several occasions that the bollards were cluttering the front of the building
should be removed and a standard sidewalk should be used.
Parking:
Within the HC District, no more than 50% of the required parking can be
located in the front of the building. This requirement is specific to the HC
District in order to create a better appearance from adjacent thoroughfares.
This proposal is not meeting this requirement, as there are a total of 25 parking
spaces required, 42 proposed with 35 of those spaces (140% of the required)
in the front (including the parking adjacent to the gas pumps). It has been
recommended to the applicant that a bermed hedge row' be used to screen
the parking lot from Belt Line, but the applicant has advised staff that they
would not do this as it would decrease the visibility of the gas pumps. If the
applicant reconfigures the site as previously recommended by staff
(reorienting the building closer to Belt Line Road with the ten gas pumps either
to the side or the rear), this would create less of a variance to the requirement
ITEM # 6
Page 3 of 8
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facade. For calculation purposes, wall surfaces should include eaves,
gables and parapets, but should exclude roofs, awnings, or signs.
Therefore, either way, if treated as a sign then the red stripes are strictly
prohibited, and if treated as part of the architecture, two red stripes, two blue
stripes and one white stripe are not permitted, as this would exceed the 95%
base color, 4% accent color, and 1 % trim color allowances with the HC
District. The applicant will need to provide the exact color percentages for
each elevation. Based on the elevations submitted, the color breakdown is
approximately 59% bright red, 22% brown (earth tone brick), 7% dark blue and
13% bright white on the canopy's side elevation.
The convenience store building fa<;ade is attractive, but has a few items that
still need to be resolved. It appears from the rendering that was given to staff
that there are metal awnings on the front elevation. These are standing seam
and if considered an awning would need to be made of fabric. Staff has
repeatedly requested a cross section of this portion of the elevation to make
the determination, but has never received one. If the applicant intends to
proceed with this type of architectural element, then it is recommended that
it be listed as another PD condition. All future structures to be built on the
remainder of the 17.4 acres will need to be compatible with this one
according to the Conceptual PD Ordinance.
The multicolored (red, white and blue) attached signage on the building does
not meet the signage requirements that call for signs to be white channel
letters. This is listed as another PD condition. The monument sign is a basic
thin wall with an aluminum face to indicate gas prices. This same brick thin
wall monument sign design will need to be carried out on the remainder of
sites along Belt Line, according to the approved Conceptual PD. The location
of the monument sign is proposed to be in the northeast corner. Monument
signs are required to be setback 75 feet from each property line and 15 feet
from the right-of-way; therefore, the noncompliant location of the proposed
monument sign is required to be yet another PD condition.
In the conceptual planned development ordinance, several conditions were
placed on the property. The applicable conditions are listed below with a
comment in bold relating to this detailed PD:
1. Prior to development on any tract within this Planned Development District,
a detailed Site Plan with elevation facades shall be submitted to assure
architectural compatibility and compliance with the HC District.
This is the first development of the 17.4 acres and will set the architectural tone
for the entire development.
2. Traffic and vehicle circulation of the 17.4 acres shall be in accordance with
the following development regulations:
(2) Private Street "B" shall:
(a) not have any head-in parking,
(b) have no intersecting driveways within 150 feet from Belt Line Road,
ITEM # 6 Page 5 of 8
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end, staff is unable to support this plan, and recommends that we deny this
application.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of this request due to the land use not being
compatible with those envisioned for this location. The items not addressed
are as follows:
1. Reorient the proposed building to the northeast corner of the site,
position the gas canopy south of the structure and perpendicular to S
Belt Line Rd. and ensure all mechanical equipment is screened.
2. Recommend construction of a curb in front of parking spaces and
elimination of bollards unless otherwise prohibited by the Texas
Accessibility Standards.
3. Consider reducing canopy length to keep it more in scale with the
proposed building and consider adding a standing seam roof to it.
4. Remove striping from the canopy as this is not permitted. Include a PO
condition if requesting an exception to the ordinance.
5. Consider berming landscape area along Belt Line and placing
proposed hedge row on top.
6. Include a landscape island at the south end of canopy and include
architectural element (i.e. boulder or stone monument) to prevent trucks
from driving on it.
7. Submit correct calculations for landscaping areas and ensure this is
prepared by a Landscape Architect (stamp and seal required). Include
a PO condition for the insufficient interior landscaping area shown.
8. Include north driveway spacing (146') as a PO Condition. This is a minor
deviation from the 150' requirement established in the conceptual PD.
9. Include percentage of each color on each elevation.
1 O.lnclude metal awnings as a PO condition.
11. Ensure the lighting plan meets the glare and lighting standards of the
Zoning Ordinance.
Drafting items not addressed:
12. Resolve discrepancies between the scale used on the Canopy Elevation
Sheet and the dimensions shown and include the height dimension to
the top of the canopy.
13.lnclude all proposed fire hydrants on the Site Plan.
14.lnclude #5 & #6 from general notes as PO Conditions, as these were
already conditions established in the conceptual PD.
15. On the miscellaneous detail sheet, list the color for the bumper posts,
include brick color and height of the proposed screening wall and
include color of decorative lighting poles and colors of monument sign
face. Add a note that states no advertizing will be displayed on any of
these items or anywhere outside the convenience store.
16.lnclude the Architect's contact information within the title block of the
Canopy Elevations, and include Lot 4, Block C, Duke Lesley Addition in
all title blocks on all sheets.
ITEM # 6
Page 7 of 8
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