Dynasty Cln/SP,MP-CS011018CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Dynas ,ty Cleaners Addition Lot Block
Site Plan
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
October 18, 2001 (originally heard by P&Z August 16, 2001)
November 13, 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 10,400 square-foot retail building.
Engineer:
Jared Jackson
Enoch, Inc.
10203 Codawood, Suite 110
Dallas, TX 75238
(214) 882-1058
(214) 341-2982 FAX
Applicant:
Choi Dynasty Inc.
1219 Jeanett Way
Can'ollton, 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. There has been no platting history on the subject site. The
Final Plat for the adjacent Jack in the Box site was approved by the
Planning & Zoning Commission on July 20, 2000.
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
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northbound lanes of Denton Tap Road, which is a six-lane divided
roadway, within 120' of right-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; Magnoha 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. 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 approximately 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.
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.
Page 2 of 6 Item # 12
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 turn, 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.
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
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.
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 staff has 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.
Page 3 of 6 Item # 12
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' fi.om the front property
lines). As a result of this comment, the applicant provided an
altemative landscape plan that shifted some trees closer to the
property lines, but does not adequately address this comment.
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.
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; staff has asked that the landscape plan comply
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
Page 4 of 6 Item # 12
landscape architect, there is a strong possibility that when it is
reviewed by a landscape architect the plan will change.
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. In as muahc 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 that the Site Plan be Held Under Advisement, until such time as the
following issues have been discussed with the Development Review Committee.
1)
2)
3)
4)
5)
6)
Remove or relocate the proposed parallel parking space located at the south end of
the building, due to lack of visibility and on-site safety.
Indicate the proposed sign design for the Dry Cleaners use and reconsider for uses
suggested by the Comprehensive Plan.
Revise building elevations to correspond to the site plan, drawn to scale and correctly
dimensioned. As shown, the building is approximately 6.5' short.
Revise line weights and style on building elevations so that the north, south, east, and
west elevations appear to be the same. As shown, the north and east elevation look
completely different than the south and west elevation.
If the roof ladder, as noted, will be provided externally, it must be shown as such. ~ .
Indicate the specific brick color of the primary brick. Currently Option 1 and Option~
2 are shown on the Color Board. Once determined, label as such on the building
elevations.
Verify that a registered landscape architect or landscape contractor has prepared the
plan. According to Section 12-34-5 Landscape Plans, paragraph Il, of the Zoning
Ordinance, a landscape architect or landscape contractor that belongs to a bonafide
nurseryman's association must prepare the submitted landscape plan.
Page 5 of 6 Item # 12
8)
Revise placement of the required Perimeter trees to be located within the 15'
landscape buffer along the front property lines. An additional eleven (11) trees must
be placed within the front Perimeter buffer areas.
Revise the l_andscape Plan to more clearly show the proposed plantings, by enlarging
the scale of the plan, more clearly defining the placement of shrubs, and defining the
large planting beds at the comer of the site. Staff would encourage the applicant to
contact the City's Landscape Manager for advisement to meet these requirements.
Substitute either Needle Point Holly or Dwarf Burford Holly for the proposed Texas
Sage and revisit other planting choices, specifically the large planting bed.
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 ) Staff Comments
2) Site Plan
3) Landscape Plan (L-l)
4) l_~tndscape Plan (L-lB)
5) Elevations (Sheet A-3 )
6) Elevations (Sheet A4)
Page 6 of 6 Item # 12
ENGINEERING C03 i .EN !
ITEM:
Dynasty Cleaners Addition, Lot 1, Block 1, Site Plan, to allow the development
of an approximately 10,400 square-foot retail building on approximately 1.606
acres of property located at the southeast comer of S.H. 121 and Denton Tap
Road, at the request of Enoch, Inc.
DRC DA TE: September 27, 2001 and October 4, 2001
CONTACT: Kenneth M. Griff'm, P.E., Director of Engineering (972-304-3679)
COMMENT STATUS:
D r~ ~T T7~/f"I'7~ T A
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Utility Plan -
You should extend the p,r, oposed private 8" water line along the southem side of ~e~rty .t.o
connect to the existing 8' water line.
An easement will be required for the extension of the storm drain to the sot~ (~.~