Creekview P2/SP-AG020611F
CITY CO~CIL ~ET~G: June 11, 2002 ~M ~ 8
ITEM CAPTION:
Consider approval of the Creekview Addition Phase II, Lot lIk Block A, Salon on the Creek, Site Plan, to
allow the development of an approximate 4,960 square-foot office/retail building on approximately 2.0 acres
of property located at the northeast comer of Denton Tap and Bethel Roads.
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
SUBMITTED BY: Gary L. Sieb , ~
TITLE: Director of Planning and Community Services
STAFF COMMENTS:
Motion to Approve w/cond.
1,2,5,7&8
M - Tunnell
S - Raines
Vote - 6-0
York absent
Date Of P&Z Meeting: May 16, 2002
Decision of P&Z Commission: Approved (5-0) with
and Stewart voting in favor. None opposed.
Commissioners Clark, Kittrell,
McGahey, Dragon
Approval is recommended, subject to the following conditions:
1) No improvements (trees, structures, etc.) will be allowed in the 100-year floodplain
without an approved floodplain pernfit.
2)
City Council waiver of the screening fence adjacent to the floodplain, per
Section 33.1.8 of the Zoning Ordinance. A ncte
(CONDITION MET)
~j
(CONDITION MET)
The existing 22" Cedar Elm is classified as a specimen tree. If the tree dies
within two- (2) years of the issuance of the Certificate of Occupancy, the
owner shall be responsible for tree reparation for the appraised value of the tree
as determined by the CLTA (Council of Landscaping Tree Appraisers) Guidelines.
Agm~ Requ~t Form - Revved 5/~ ~:' ~Cr~iewlI S~on on ~e Creek SPla-Agen~ Requ~t
CONTINUATION OF CONDITIONS FOP.
CI~REICVIEW ADDITION PHASE II. LOT 1P..
BLOCK A, SITE PLAN:
Schedule a meeting with the Creekview Addition Homeowners
Association to discuss allowing modifications to the median within Bethel
Road or provide an alternative driveway layout, without disturbance to the
median, to the satisfaction of the Fire Marshal and City Engineer prior to
the June 11Q City Council meeting.
Revise inconsistencies among plan sheets (including drainage and grading
plan) regarding the finished floor elevations.
Staffrecommends approval.
CASE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Creekview Addition, Phase II, Lot IR, Block A
Salon on the Creek~ Site Plan
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
May 16, 2002
June 11, 2002
Andrea Roy, City Planner
At the northeast comer of S. Denton Tap Road and Bethel Road.
Approximately 2.097 acres of property.
CURRENT ZONING:
R (Retail)
REQUEST:
Site Plan approval for a 4,960 square-foot personal service/office
building.
APPLICANT:
Chamer:
Salon on the Creek
Lynn Norris
580 S. Denton Tap Rd.
Coppell, TX 75019
Phone: (972) 972-462-1388
Engineer:
Spiars Engineering
Kevin Wier
700 E. Park Blvd., Suite 210
Plano, TX 75074
Phone: (972) 422-0077
Fax: (972) 4224)075
HISTORY:
This property was platted as Lot 1, Block A of Creek View, Phase II
as a 2.716 acre tract in 1993.
TRANSPORTATION:
Denton Tap Road is a P6D, six lane improved major thoroughfare
contained within a 100 to 120 foot fight-of-way. Bethel Road is a
residential street east of Denton Tap Road, with an 80 foot fight-of-
way ....
Item# 7
ATTACHED TO
C.C. PACKET
SURROUNDING LAND USE & ZONING:
North- office; C (Commercial)
South - office; R (Retail)
East - Creekview Subdivision; SF-12 (single-family)
West - undeveloped; C (Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
floodplain, however, a portion of the subject property is no longer in
the floodplain. The areas to the north and south of this property are
designated for Mixed Uses. The proposed office use is compatible
with the uses recommended for this area.
DISCUSSION:
The applicant is requesting site plan approval for the development of a 4,960-
square-foot personal service/office building on 2.097 acres of property. The
site is situated at the northeast comer of the intersection of Denton Tap and
Bethel Roads, at the front of the Creekview subdivision. The configuration of
this property is triangular; the rear portion is heavily treed and lies within the
floodplain. The floodplain area and existing trees within this area will be
preserved, and therefore will fulfill some of the landscaping requirements.
The primary use for the building will be a salon, with the remainder of the
building anticipated to be office uses. The proposed building will be served
by 38 parking spaces, well exceeding the 23 required spaces for the indicated
mix of uses. The level of parking provided will allow the applicant flexibility
in leasing tenant spaces, as the site is parked to accommodate a variety of
permitted retail uses, including up to 100% medical/dental office.
Access to the site has been provided through curb cuts on Denton Tap and
Bethel Roads. Site constraints, fire lane requirements, and vehicular
circulation patterns have placed the proposed curb cut along Bethel Road in
its present location. As designed, a portion of the existing median in Bethel
Road will impede patrons turning into the site, requiring that approximately
15' of the 260' long median within Bethel Road be removed. The median
lies within public right-of-way; however, the Creekview Homeowner's
Association maintains the subdivision entry sign and landscaping within the
median. The portion of the median to be removed contains an area of brick
pavers and lower growing shrubs; removal of trees is not anticipated. Staff
has included a condition requiring the Creekview Homeowner's Association
to provide written authorization of the median reduction. If the applicant can
not obtain Creekview HOA authorization, an altemative driveway layout
must be designed to the satisfaction of the Fire Marshal and City Engineer.
Item # 7
ATTACHED TO
C.C. PACKET
'
In accordance with Section 33-1 of the Zoning Ordinance, a.six- (6) foot
high solid screening fence is required between this use and the residential
subdivisions to the north and east. This fence would be required to be
placed within the heavily treed, floodplain area. As designed, the
proposed building will sit approximately 100', at the closest point, from
the rear property line and adjacent residential properties. The distance,
coupled with the existing heavy vegetation in this area, provides a natural
barrier between the uses that would only be disturbed by the construction
of a wall. Staff supports this design; however, City Council must waive
the screening fence requirement. Staff has included a condition that a note
be placed on the site plan sheet indicating a request that City Council
waive the screening fence requirement, per Section 33.1.8 of the Zoning
Ordinance.
Building Elevations
The proposed building will be one-story, measuring approximately 21' to
the peak of the roof and 31' to the top of the cupola. The primary building
material will be red brick (Royal Crimson), with stone accents (Austin Stone-
bone/beige) at the entrances. Brick soldier courses are placed above the
entrance doors and around the top of the building, just below the roofline.
The proposed roof will be a composition shingle roof (Weathered Wood).
Staff supports the design of the building, which is similar in style and scale to
other area office buildings, as well as the nearby residential structures.
Because the proposed signage for the building has not yet been designed, the
applicant has indicated the area in which an attached sign may be placed.
The designated sign area measures a maximum of 21 square-foot and is in
compliance with the Zoning Ordinance. The architect has indicated that
attached black letters, similar to those used on the monument sign, will be
utilized on the wall. Staff has no objection to the proposed signage area and
has included a condition requiring that the attached signage be installed in
accordance with the submitted plans.
Landscaping
The proposed landscape plan fully provides the required interior, perimeter,
and non-vehicular landscape areas, actually exceeding the overall
requirements, due in part because of the floodplain area. As mentioned
above, all trees within the floodplain will be preserved. Staff has included a
condition, primarily for informational purposes, that no improvements (trees,
structures, etc.) will be allowed in the 100-year floodplain without an
approved floodplain permit.
Item # 7
ATTACHED TO
C.C. PACKET
Additionally, the existing 22" Cedar Elm located directly at the Denton Tap
and Bethel Road intersection will also be maintained. Because the existing
Cedar Elm is classified as a specimen tree, if the tree dies within two- (2)
years of the issuance of the Certificate of Occupancy, the owner will be
responsible for the tree reparation for the appraised value of the tree.
Additionally, the applicant must provide to the City's landscape Manager, a
detail of the wall and concrete construction for the area around the specimen
tree to ensure the life of the tree.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Site Plan for the Salon on the Creek, subject to
the following conditions:
1. No improvements (trees, structures, etc.) will be allowed in the 100-year
floodplain without an approved floodplain permit.
2. City Council waiver of the screening fence adjacent to the floodplain, per
Section 33.1.8 of the Zoning Ordinance. A note must be provided on the plan,
indicating the request of Council to waive the screening fence requirement.
3. Revise label on site plan sheet to coincide with the lot description in the Title
Block-Lot 1R, Block A, Creekview Phase II.
4. The attached signage shall be permitted as shown on the site plan, with black
letters within the approximate 21 square-foot area shown on the front fagade.
5. The existing 22" Cedar Elm is classified as a specimen tree. If the tree dies
within two- (2) years of the issuance of the Certificate of Occupancy, the owner
shall be responsible for tree reparation for the appraised value of the tree as
determined by the CLTA (Council of Landscaping Tree Appraisers) Guidelines.
6. Provide a detail of the wall and concrete construction, to the City's Landscape
Manager, for the area around the specimen tree.
7. Provide written authorization from the Creekview Addition Homeowners
Association allowing modifications to the median within Bethel Road or provide
an alternative driveway layout, without disturbance to the median, to the
satisfaction of the Fire Marshal and City Engineer.
8. Revise inconsistencies among plan sheets (including drainage and grading plan)
regarding the finished floor elevations.
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) Elevations
3) Landscape Plan
Item # 7
ATTACHED TO
C.C. PACKET