Town C AddL2/SP-CS010803August 3, 2001
Mr. Glen A. Hinckley, Chairman
Centurion Eagle, Inc.
12201 Merit Drive, Suite 170
Dallas, Texas 75251
RE: Town Center Addition - Lot 2, Block 3
Dear Mr. Hinckley,
Since our meeting on July 26, 2001, staff has further analyzed your request in relation to
applicable city ordinances and needs of the citizens of Coppell. Considering all options
discussed, staff has not altered their concern with this proposal. The bottom line is the
site plan, as proposed, does not meet our current codes and ordinances. Based on your
consultant's analysis, the landscape plan as submitted on July 25, 2001, is approximately
4,923 square feet short of the required non-vehicular landscaping. Staff's analysis of the
site plan has determined that the deficit is closer to 6,000 square feet. The offer to
landscape 1,800 square feet of public median does not start to address this deficit in
landscaping.
Staff has conducted a preliminary site plan analysis, and it appears that by reducing the
building size to 11,410 square feet (70'x163'), eliminating the proposed drive-through,
while maintaining your desired parking ratio of one space per 150 square feet, the site
can be developed in accordance with the requirements of the Zoning Ordinance.
Another option would be to retain the current building size, and reduce the parking to the
amount required by the Zoning Ordinance, which is one space per 200 square feet and
eliminate the drive-through. You will still meet our landscape requirements. However,
we understand that this may present a constraint on your leasing opportunities.
As also discussed, the Planning Commission and the City Council do not have the
discretion to waive the provisions of the zoning ordinance, including landscaping,
through the site plan approval process. Variances can only be legally obtained through
the Board of Adjustment. As discussed in our meeting, the Town Center (Tom Thumb)
Shopping Center and Coppell Crossing do not fulfill all the requirements of Article 34 of
the Zoning Ordinance. However, as provided for in Article 41 of the City's Zoning
Ordinance, a variance procedure is available through an appeal to the Board of
Adjustment. Both Tom Thumb and Coppell Crossing received variances from this Board
based on unique site conditions.
In response to your letter of August 1, 2001, the offer to landscape an 1,800 square-foot
median does not cure the landscape deficiency on your tract. It appears that other
developments in Town Center, including the bank to the north, have complied with the
Landscape Ordinance, and we trust that your site plan can also be revised to comply.
Staff is available to meet with your architect and landscape architect to rectify the
differences in the landscape calculations and to assist in revising the site plan to meet the
requirements of the City of Coppell.
Sincerely,
Jim Witt, City Manager
Marcie Diamond, Assistant Planning Director
Cc: Bob Hager
Art Anderson