Dynasty Cln/SP,MP-AG011211 (2)CoPPELL AGENDA REQUEST FORM
*j'.~"~%'?, ~~~~CITY COUNCIL MEETING: necemberll, 2001 ITEM# ]~
ITEM CAPTION:
Consider approval of the Dynasty Cleaners Addition, Lot 1, Block 1, Site Plan, to allow the development of an
approximately 10,100 square]foot retail building on approximately one-and-a-half acres of property located at the
southeast comer of S.H. 121 and Denton Tap Road, at the request of Enoch, Inc.
SUBMITTED ~~
TITLE: ~ Director or' }'lam~g and Community Services
STAFF COMMENfS:
APPROVED
BY
CITY COUNCIL
DATE I¢.-/~-o I
Date of P&Z Meeting: November 15, 2001
Decision ofP&ZCommission: Approved (7-0) with Commissioners
McGahey, Halsey, Dragon and Stewart voting in favor. None opposed.
McCaffrey, Clark,
Kittrell,
Approval is
2)
recommended, subject to the following conditions:
Staff recommends approval.
DIR. INITIALS~ FIN. REVIEW:
Agenda Request Form -~Revised 5/00
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CITY ~NAGER ~VIEW:
@DynstyS
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: DynasW, Cleaners Addition Lot Block
Site Plan
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
November 15, 2001 (Originally heard by P&Z August 16, 2001.
Again heard on October 18, 2001)
December 11, 2001
Andrea Roy, City Planner
Southeast comer of S.H. 121 and Denton Tap Road
Approximately 1.606 acres of property.
CURRENT ZONING:
HC (Highway Commercial)
REQUEST:
APPLICANT:
Site Plan approval for a 10,075 square-foot retail building.
Engineer:
Jared Jackson
Enoch, Inc.
10203 Corkwood, Suite 110
Dallas, TX 75238
(214) 882-1058
(214) 341-2982 FAX
Applicant:
Choi Dynasty Inc.
1219 Jeanett Way
Carrollton, TX 75006
(972) 446-8843
(214)341-2982 FAX
HISTORY:
On August 16, 2001, the Planning & Zoning Commission denied the
subject site plan request for a retail center, due to a significant
number of outstanding issues. The applicant appealed to City Council
on September 11, 2001, at which time the applicant withdrew their
request. More recently, on October 15, 2001, the Planning &
Zoning Commission held the site plan request under advisement to
allow the applicant to make needed changes to the plata There has
been no platting history on the subject site. The Final Plat for the
adjacem Jack in the Box site was approved by the Planning & Zoning
Commission on July 20, 2000.
Page 1 of 7 Item # 9
TRANSPORTATION:
State Highway 121 will eventually be built as a six-lane divided
freeway. The subject tract is adjacent to the eastbound one way,
three-lane service road of this highway, as well as adjacent to the
northbound lanes of Denton Tap Road, which is a six-lane divided
roadway, within 120' of fight-of-way.
SURROUNDING LAND USE & ZONING:
North-
South -
East-
West -
State Highway 121
Vacant; HC (Highway Commercial) zoning
Jack in the Box, HC-SUP-1176 (Highway
Commercial Special Use Permit-1176)
Vacant; Magnolia Retail Center under construction,
HC-PD 133 (Highway Commercial Planned
Development- 133)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
regional retail uses.
DISCUSSION:
As mentioned in the History section, the subject application was
recommended for denial by the Planning & Zoning Commission
on August 16, 2001 and later held under advisement on October
18, 2001. The applicant has chosen to revise the plan and bring the
request back to the Planning & Zoning Commission for review and
approval. Again, the applicant requests site plan approval to allow
the development of a 10,400 square-foot retail center on 1.6 acres
of property located at the southeast comer of S.H. 121 and Denton
Tap Road. As revised, the retail center will contain a 3,250 square-
foot dry cleaner, 3,900 square feet of retail uses, and the remaining
3,250 square-feet will contain a restaurant or additional retail uses.
Originally, the plan referenced a convenience store where the
restaurant use is now shown. The restaurant use will require a Special
Use Permit. The proposed retail center will be served by 71 parking
spaces, again exceeding the minimum requirement by two spaces.
The proposed plan has not been significantly altered from the prior
plan; however, the applicant has completely reconfigured the parking
layout, eliminated the drive-thru facility on the south side of the
building, and enhanced the landscape plan.
The applicant has revised the plan to correct the outstanth'ng issues,
showing the proposed signage, correcting inconsistencies, and
revising the landscape plan. The plan has also been revised due to
the dedication of 5' of right-of-way along $.H. 121, slightly shifting
the site and reducing the size of the building to 10,075 square-feet.
The size of the proposed dry cleaners and retail/restaurant were not
reduced, but the central retail area was reduced from 3,900 to 3,575
Page 2 of 7 Item # 9
square-fee~ The number of provided parking spaces remains at 71,
with a surplus of 3 spaces.
Staff remains concerned with regard to the compliance with the
Comprehensive Plan, which supports "regional" retail uses in this
area. Dry cleaners and "neighborhood" retail uses were not
envisioned to be located at this comer. Staff does not object to a
regional retail use in this location; however, the proposed use placed
within our Primary Image Zone is not the contemplated impression
Coppell intends to reflect at this major entry into the City. While
many site plan issues have been resolved since the initial submission,
the intended uses remain the same.
Site Plan
As noted, some changes have been made to the layout of the site,
which allow for a more efficient parking lot design. Staff remains
concerned with the placement of a parallel parking space on the south
side of the building. This space is located on a mm, where an
individual would not expect vehicles to be pulling in or backing out.
Again, staff would recommend that this parking space be eliminated
to improve on-site circulation and safety. Elimination of the parking
space would not cause a deficiency in the parking, as the site contains
a surplus of two spaces. Staff remains concerned with the
placement of the parallel parMng space; however, the applicant has
expressed the strong desire to maintain the space, indicating that it
will likely be utilized by the owner of the dry cleaners.
Due to the fact that the site is situated at the comer of two heavily
traveled roadways, no additional curb cuts would be permitted.
Access to the site is limited to the existing Jack in the Box mutual
access easement to the east and an existing off-site curb cut to the
south.
Architecture
The architecture of the retail center remains identical to that
previously shown, with the exception of the drive-thru facility. The
drive-thru has been eliminated and replaced with an awning and
windows that mirror that shown on the north side of the building.
The retail center will be one-story, measuring approximately 24' in
height and constructed of red brick with white brick accents. At the
request of staff, the architecture of the building has been altered from
the original submission. However, review of the architectural features
and additional attention to detail is still needed. The scale and/or
measurements shown on the building elevations do not correspond to
Page 3 of 7 Item # 9
Page 4 of 7
the site plan. Again, staff recommends that the elevations be revised
to match site plan documents. The applicant has provided a color
board, which indicates the building materials; however, two brick
colors are shown, option 1 and option 2. Staff has requested that the
applicant determine the brick color that is intended to be used as the
primary building material. The applicant has indicated the primary
brick color as option 2 (Rosemont).
The architecture of the building has been slightly revised since the
prior submission. The applicant has provided a more pronounced
accent band (white brick) along the top of the storefronts and
provided vertical accent features (white brick) at both main
entrances to the retail center. The elevations have also been revised
to show that the front building wall contains bump-out& While it is
apparent, according to the elevations, that there is a variation to the
front building wall, this does not correspond to the site plan, which
indicates a straight building wall. Staff has recommended that the
applicant provide a roof plan to clearly indicate the pattern and
depth of bump-outs along the front building walL
Because the applicant has not determined the design of the signage
for the dry cleaning use, signage guidelines have been placed on the
plan. While staffhas no objection to the guidelines, it is preferred that
a specific user would show proposed signage, allowing for adequate
review and comment by the Planning & Zoning Commission,
particularly at this prominent location.
The applicant has now shown the attached wall sign for the Dry
Cleaners, which will be black plexiglass and measure 50 square-
feet Additionally, a monument sign has been added to the plan,
fronting Denton Tap Road The proposed monument sign will
measure approximately 30 square-feet, constructed of red brick to
match the building, and contain letters reading "Dynasty Plaza"
(also proposed to be black plexiglass). The manner in which the
sign will be illuminated is not shown; however, according to the
note which reads "black plexiglass letter face-refer to signage
criteria this sheet", the sign would be back-Ii& Staff has
recommended that the sign be externally illuminated and the
applicant provide a note to this effect on the sign detail
Landscaping
While the landscape plan has been improved since the prior
submission, there continues to be unresolved issues that have not
been addressed by the applicant, nor discussed with staff. Staff has
indicated to the applicant that required Perimeter trees must be
placed within the Perimeter buffer area (15' from the front property
lines). As a result of this comment, the applicant provided an
Item# 9
altemative landscape plan that shifted some trees closer to the
property lines, but does not adequately address this comment. The
required number of perimeter trees have been correctly placed
within the 15' buffer area. While the grouping of some of the trees
is somewhat awkward, the number and general location is in
compliance with the regulations of the Zoning Ordinanca
Additionally, the Department of Leisure Services has made comments
related to the plan, which have largely been disregarded by the
applicant. These comments are generated to improve the design,
quality, and viability of the proposed landscaping, particularly at the
gateway to the City. All Department of Leisure Services comments
should be addressed prior to proceeding.
The Department of Leisure Services indicated to the applicant that the
landscape plan is not sufficiently detailed. While the applicant has
provided the amount and type of species, the scale of the plan is
extremely small, the design and placement of screening shrubs is
misleading, the planting area at the comer is quite extensive, and in
general, additional attention to detail is needed on the plan. Overall,
the applicant needs to more clearly represent the design of the
landscaping. Specifically, Leisure Services indicated that Texas Sage
is a poor choice for a screening plant material and recommended that
Needle Point Holly or Dwarf Burford Holly be used instead. While
Texas Sage is listed on the City's Plant Palette, this plant is not
intended to be used in the manner in which it is proposed, as a
screening shrub. Staff would recommend that the applicant revisit
these areas of the landscape plan and consider the long-term
appearance of the proposed plantings.
Since the prior Planning & Zoning Commission Meeting, staff
initiated a meeting between the applicant, the Department of
Leisure Services, and Planning staff. During this meeting, staff
communicated our concerns with the landscape plan and discussed
the outstanding issues which needed to be addressed in order to
receive staff support. The applicant has revised the landscape plans
based on this meeting and the above comments, eliminating some
of the awkward planting beds, providing an additional level of
detail, and reducing the size of the seasonal planting bed.
Page 5 of 7
Further, the Landscape Plan does not comply with Section 34-5 of the
Zoning Ordinance, which states that "Landscaping Plans shall be
prepared by a landscape architect or landscape contractor that belongs
to a bonafide nurseryman's association." The landscape plans
continue to lack this verification. The reference to "P & E Nursery"
was placed on the plan with the prior Planning & Zoning submission
and the applicant has indicated that the plan will be signed by a
registered landscape architect with whom P&E Nursery consults.
This is not acceptable; staffhas asked that the landscape plan comply
Item # 9
with Section 34-5 of the Zoning Ordinance since the applicant's
initial submittal. If the plan has not yet been reviewed or signed by a
landscape architect, there is a strong possibility that when it is
reviewed by a landscape architect the plan will change. The
landscape plan has not yet been signed or sealed by a landscape
architect; however, a letter from a landscape architect was provided
to staff two days after the submission deadline. This letter indicated
that the plans have been reviewed and approved by a landscape
architec& While staff is concerned that this requirement has not
been fully met, it should note that if any changes should occur to
the plan, full compliance with Section 34 of the Zoning Ordinance
is required.
Conclusion
As discussed, staffdoes not object to a "regional" retail use; however,
a dry cleaners within a strip retail center is not a use which was
envisioned nor suggested by the Comprehensive Plan, for this
prominent intersection within Coppell. Staff remains concerned with
the proposed uses within the subject site and has stated such. With
regard to the site plan, the applicant has made some technical
improvements; however, there are issues which must be addressed
prior to final approval of the site plan. Inasmuch as there was no face-
to-face dialogue between the applicant and the Development Review
Committee (the applicant had a prior commitment), staff is at a loss
over whether this request can address our concerns. Denton Tap Road
is a Primary Image Zone and the intersection of Denton Tap and S.H.
121 is a major gateway into the City from the north. The use and
structure placed on this site will set the tone for further development
in this area. It is for these reasons that staff recommends that the case
be held under advisement until the applicant has revised the plans
accordingly.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the site plan request, subject to the following conditions
being met:
1)
2)
3)
correct scale on the building elevations,
Page 6 of 7 Item # 9
4)
6)
7)
O\
11)
12)
Verify that a registered landscape architect or landscape contractor has prepared the
plan. According to Section 12-34-5 Landscape Plans, paragraph II, of the Zoning
Ordinance, a landscape architect or landscape contractor that belongs to a bonafide
nurseryman's association must prepare the submitted landscape plan. Provide a
landscape plan that has been signed/sealed by a registered landscape architect or
landscape contractor.
Provi~ a roof plan clearly indicating the bu~uts in the front building wall
ALTERNATIVES: 1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Hold case under advisement
ATTACHMENTS: 1) Site Plan
2) Landscape Plan
3) Elevations (2 sheets)
Page 7 of 7 Item # 9