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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 Page 1 of 6 Item # 12 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 ,/FrNA3_~ 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~ (~.~