Coppell OV 1A-CS090115
CITY OF COPPEll
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-238-HC, Cappell Office Village
P&Z HEARING DATE:
C.C. HEARING DATE:
January 15, 2009
February 10, 200Y
STAFF REP.:
Marcie Diamond, Assistant Director of Planning
LOCATION:
South side of S.H. 121, 400 feet east of Denton Tap Road
SIZE.OF AREA:
2.02 acres of property
CURRENT ZONING:
HC (Highway Commercial)
REQUEST:
A zoning change to PD-238-HC (Planned Development-238-
Highway Commercial) to attach a detail site plan to allow a
one-story, 23,200-square-foot office building.
. APPLICANT:
Prospective Purchaser:
Terry Holmes
Holmes Commercial
2629 Dickerson Parkway, # 11 0
Carrollton, Tex.as 75007
972-242-1770
FAX: 972-242-2931
Engineer:
L. Lynn Kadleck
Kadleck & Associates
555 Republic Dr. # 115
Piano, Texas 75074
972-881-0771
FAX: 972-509-1861
HISTORY:
On July 10, 2001, after several hearings before the Planning
and Zoning Commission, the City Council approved a site
plan request for U-Haul International to construct a 72,000
square-foot mini-storage facility on the subject 2.02 acres of
property. That site plan approval expired in July 2003.
January 8, 2002, Council approved a minor Plat for this
property. The plat was filed with Dallas County, and therefore
isstill valid.
ITEM #4
Page 1 of 5
TRANSPORTATION:
State Highway 121 is built as a six-lane divided tollway. The
subject tract is adjacent to the eastbound one way service
road of this highway and consists of three lanes of pavement.
SURROUNDING LAND USE & ZONING:
North- S.H. 121; Market Street, Bank & retail uses; PD-228-HC
(Planned Development-228-Highway Commercial)
South - Denton Creek Elementary & Middle School North; SF-7
(Single Family 7)
East - Denton Creek Elementary & Middle School North; SF-7
(single Family-7)
West - Jack-in-the-Box restaurant; HC (Highway Commercial)
COMPREHENSIVE PLAN:
DISCUSSION:
The Compreh-ensive Plan shows the property as suitable for
regional retail uses.
This request is to allow the construction of a one story, 23,200
square-foot office building. Prospective tenants include
general office (Holmes Builders), medical office, and a
dance studio. Access to this site will be provided through the
existing driveway to S.H. 121 and to Denton Tap Road via the
two existing mutual access easements through Jack-in-the-
Box/retail to the northwest and Pilgrim (Town Center) Bank to
the southwest.
The purpose of this PD is to allow several variances to the
base HC (Highway Commercial) district zoning to support
this development.
Setbacks:
The HC District requires 60 foot front, 30 foot side and 20 foot
rear yard setbacks. This development is abiding by these.
regulations except for the east (side) property line in which
a 15' foot setback is being requested. This property line
abuts Middle School North's track and tennis courts. There is
an approximate 150 foot separation between this property
line and those outdoor recreational facilities. Also abutting
and parallel to the subject property on the CISD land are
drainage and utility easements with a total width of 35 feet.
These easements normally preclude the development of
any structure. Therefore, there will always be a minimum 50
foot separation between structures on these two parcels.
Therefore staff can support the requested setback reduction
from 30' to 15' along this property line. Also along this
ITEM #4
Page 2 of 5
property line is an existing decorative metal fence with brick
columns. When the other non-residential uses (Town Center
Bank, Bank One and Jack-in-the-Box) developed abutting
this CISD land the decorative metal portions were replaced
with solid brick. The same condition will be placed on this
property.
Landscaping:
Approximately 25% of this property will be devoted to
landscape and hardscaped areas. While the tree count
exceeds the minimum requirements, there are variances
being requested to the amount of perimeter and non-
vehicular landscape areas being provided.
In terms of perimeter landscaping, two small encroachments
are shown along the east and west property lines, where the
parking lot extends into these areas. Along the northern
property line, west of the driveway, a right turn deceleration
lane was installed when the mutual access/fire lane to serve
Jack-in-the-box was constructed. The width of the perimeter
landscaped area has been reduced from 20 to 15 feet in
this area to accommodate the existing fire lane/mutual
access easement.
Given the undulating front fac;:ade of the building there will
be an irregularly shaped area that will serve as a pedestrian-
friendly plaza area with tree wells and benches. This area will
be constructed with enhanced paving materials and
therefore is proposed to be used to partially fulfill the non-
vehicular landscape requirement.
Parking:
Parking is being provided based on approximately a 50/50
mix of general office and medical office. In addition to
those uses, 6,000 square feet is proposed for a dance studio
which is relocating from another retail area in Coppel!.
Although this use would typically require parking at a ratio of
one space per 200 square feet (30 spaces), this existing
business has demonstrated their parking demand at their
current location, which is a maximum of 20 parking spaces
(one per 300). Staff can support this reduced parking ratio as
a PD condition as long as the condition also states that in
the event this dance studio moves out, this 6,000 square feet
may only be leased for general office unless sufficient
parking exists based on the tenant mix. There is an excess of
8 spaces for the entire building, so there is a little flexibility in
the mix of general to medial office.
ITEM #4
Page 3 of 5
Elevations/Signage
The design of this building is atypical of the designs of other
office buildings in this city of Coppel!. They are proposing a
mixture of stone, several colors of brick with cast stone
accents and stucco accents. Given the undulating front
fa<;:ade there are five separate entrances each with
enhanced entry tower features. Grey fabric awnings (both
rectangular and curved) adorn several of the windows.
Finally, the roof is proposed to be a Mediterranean clay
barrel tile. Staff has some concern about the compatibly of
these architectural features.
The attached signs will be back lit pin mounted aluminum
letters in dark bronze to be in compliance with the Sign
. Ordinance. The potential sign areas have been designated
on the fa<;:ade which allows some flexibility once the final
tenant mix is established. However, a condition has been
included that states that the maximum square footage of
the signs will be in accordance with the regulations of the
sign ordinance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-238-HC, Coppell Office Village, subject to
the following conditions:
1. Site Plan
a. Correct the location and the alignment of the existing enhanced
paving on the existing driveway along S.H. 121.
b. Add the PD condition which states that in the event this dance
studio moves out, this 6,000 square feet may only be leased for
general office unless sufficient parking exists based on the tenant
mix.
c. Delete the Landscape Requirement note.
d. Delete reference to U-Haul Addition.
2. Landscape Plan
a. Update base information, including title block, abutting easements,
description of wall along eastern property line, etc.
b. Relocate the monument sign to match its location on the Site Plan.
3. Elevations
a. Consideration be given to revise .the design elements of the
building to be more cohesive and compatible.
b. Specify colors/materials of all design elements on the elevation
drawings (Sheets A-4-1 and A4-2).
c. Signage Notes: #3 - revise the word "Final" to read "Total" #4
should read "sign area" vs. "sign are"
ITEM #4
Page 4 of 5
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. Site Plan
2. Floor Plan
3. Landscape Plan
4. Elevations
ITEM # 4
Page 5 of 5