Town C AddL1/PP,SP-AG 971014(2)CITY COUNCIL
AGENDA REQUEST FORM
MEETING: October 14, 1997 ITEM
ITEM CAPTION:
Consider approval of Town Center Addition, Lot 1, Block 3, Preliminary Plat
and Site Plan, to allow the development of a 24,620 square foot retail
facility on a 2.54 acre tract of property located at the northeast corner
of Denton Tap Road and Town Center Boulevard.
SUBMITTED BY-' Gary L. Sieb
TITLE: Director of Planning and Communi
STAFF RECOMMENDS: Apprbval _X Denial
STAFF COMMENTS:
Date of P&Z Meetinq: September 18, 1997
Decision of P&Z Commission: Approved (7-0) with
Cruse, Kittrell, Lowry, McCaffrey, DeFilippo and
None opposed.
Commissioners Redford,
Stewart voting in favor.
Preliminary Plat approval.
Site Plan approval subject to the following recommended conditions:
(1)
(2)
(3)
(4)
(5)
(6)
(7)
Revision of the Landscape Plan to show either Leyland cypress or Austrian pine in place of eastern
red cedar. If Austrian pine is chosen, the spacing shall be a minimum of 8 feet.
Revision of the landscape plan to show the space to each side of the service doors on the east and
north sides of the building, as well as the eastern end of the east-west wing, fully landscaped
between the building and the parking lot curb. Landscaping shall consist of a sufficient number of
plants capable of achieving heights in excess of 6 feet to provide a minimum of 20% coverage of the
east building elevation, and 20% coverage of all that part of the north building elevation not on the
property line. Landscaping of the eastern end of the east/west wing may be eliminated if the eastern
end of that wing is redesigned to match the south and west elevations.
Delineation of the location of electrical service meters on the building elevations, in inconspicuous
groupings.
Town Center Architectural Review Board approval of the building plans.
The color of brick to be used will be the same or similar to that used on the Overton Bank.
Provision of attached signs all of a uniform color and consisting only of channel letters in a shade of
light grey, light brown, beige, cream or white. A logo/symbol could be shown consisting of the
same material and color.
Screening of all rooftop mechanical equipment so as not to be visible from any street.
FIN. REVIEW :~
DIR. INITIALS.. ~¥
Agenda Request Form - Revised 1/97
CITY MANAGER REVIEW:~
Document Name tcl3ps.PZ
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: TOWN CENTER ADDITION, LOT 1, BLOCK 3,
PRELIMINARY PLAT AND SITE PLAN
P & Z HEARING DATE: September 18, 1997
C.C. HEARING DATE: October 14, 1997
LOCATION:
Northeast cgmer of Denton Tap Road and Town Center
Boulevard.
SIZE OF AREA:
2.54 acres; proposed 24,620 s.f. retail facility
CURRENT ZONING:
TC (Town Center)
REQUEST:
Development of a 24,620 square foot retail facility
APPLICANT:
Developer:
Malouf Interests Inc.
5655 Sherry Lane, #1000
Dallas, TX 75225
(214) 369-4900
Architect:
Dowdey, Anderson & Associates, Inc.
5225 Village Creek Dr., Ste. 200
Plano, TX 75093
(972) 931-0694
HISTORY:
No platting history.
TRANSPORTATION:
Denton Tap Road is an improved six-lane divided thoroughfare
(P6D) contained within a 100'-wide right-of-way. Town Center
Boulevard is an access street with a variable right-of-way.
SURROUNDING LAND USE & ZONING:
North -
South -
East -
West -
vacant; "TC" Town Center
Comerica Bank; "TC" Town Center
Police & Courts Facility Addition; "TC"
Sonic Restaurant; "C" Commercial
Item # 7
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property suitable for
mixed uses.
DISCUSSION:
The Town Center District, from its inception in 1982, requires site plan
approval by both the City Council and the Planning and Zoning
Commission prior to issuance of a building permit. In evaluating the site
plan proposed, one of the greatest concerns has been the building
orientation. The service side faces Town Center Boulevard. Both
Council and Commission should carefully consider this aspect of the plan,
since it is physically possible to reorient the building with the service side
facing north, away from the three street frontages.
However, the applicant has taken steps to offset the adverse effects of the
building orientation~ by placing landscape screening within the eastern
portion of the property (although the eastern red cedar chosen is not on
the current plant palette, and a change to that plant selection is
recommended). The applicant has agreed to gang the electric service
meters and place them in an inconspicuous location. In addition, the
applicant has agreed to landscape the three islands in the center of Town
Center Boulevard adjoining the property, to enhance the total site
development.
Another aspect of the site plan which requires correction or
accommodation is the presence of only one loading space. For the past
18 years the Coppell Zoning Ordinance has always required two loading
spaces of at least 12' by 30' each for a 24,000-square-foot retail building.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Planning staff recommends approval of the site plan subject to
Engineering comments and the following conditions:
1)
Revision of the landscape plan to show either Leyland cypress or
Austrian pine in place of eastern red cedar. If Austrian pine is
chosen, the spacing shall be a minimum of 8 feet.
Revision of the landscape plan to show the space to each side of
the service doors on the east and north sides of the building, as
well as the eastern end of the east-west wing, fully landscaped
between the building and the parking lot curb. Landscaping shall
consist of a sufficient number of plants capable of achieving
heights in excess of 6 feet to provide a minimum of 20 % coverage
of the east building elevation, and 20% coverage of all that part of
the north building elevation not on the property line.
Item # 7
3)
4)
5)
6)
7)
8)
9)
Provision of a landscape plan showing landscape development of
the three median islands within Town Center Boulevard where it
adjoins the property, as volunteered by the applicant.
Delineation of the location of electrical service meters on the
building elevations, in inconspicuous groupings.
Unless the Board of Adjustment authorizes a variance, provision
of 2 loading spaces each a minimum of 12 feet by 30 feet, as
required by the TC District regulations. (This is not in any way
intended to suggest that the Board of Adjustment would authorize
a variance.)
Town Center Architectural Review Board approval of the building
plans. .
Submission of a color board showing exterior building and sign
material samples which comply with C.I.V.I.C. recommendations,
for Planning and Zoning Commission approval prior to forwarding
the site plan to City Council.
Provision of attached signs all of a uniform color and consisting
only of channel letters approved by the Planning and Zoning
Commission and City Council.
Screening of all rooftop mechanical equipment so as not to be
visible from any street.
ALTERNATIVES:
Planning staff recommends approval of the preliminary plat, subject to
Engineering comments.
1)
2)
3)
4)
Recommend approval of the plat and/or site plan.
Recommend disapproval of the plat and/or site plan.
Recommend modification of the plat and/or site plan.
Recommend approval of the plat, but take the site plan under
advisement for reconsideration at a later date.
ATTACHMENTS:
1) Preliminary Plat
2) Site Plan
3) Landscape Plan
4) Building Elevations
5) Departmental Comments
6) Applicant's letter dated September 8, 1997
Item # 7
DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM: Town Center Addition, Lot 1, Block 3, Prelimina~ Plat and
~ to allow tl~ develop~,nt of a 24, 620 square foot reta~ facility
on a 2.54 acre tract of property located at t~ nor~eaa corner of
Denton Tap Road and Town ¢~nter Boulevard, at ti~ re, est of
DRC DATE: Augtat 28, 1997 and September 4, 1997
CONTACT: kF~ Martin, P.K~ Assistmu City g~ineer ($04-$679)
COMMENT STATUS: oo~ ~.r~r~ ov ~r~ · ~'REVISED
AFTER P&Z
No Comments.
COPPELL, TEXAS 75019
P.O. Box 478
Coppell, Texas 75019
May 10, 2000
Mr. Matt Malouf
Malouf Interest, Inc.
3811 Turtle Creek Blvd., Suite 1800
Dallas, TX 75219
RE: Landscaping at Eleanor's Square
Dear Mr. Maloufi
There have been several conversations between the City and you regarding the above-referenced subject over
the last few weeks. The concern that continues to affect you and us is the replacement of dead landscaping and
continued maintenance of the plant material.
My understanding regarding your feeling - simply stated - is that the shrubs and trees died because of
inadequate maintenance by the City. We denied those allegations and countered through citation that you never
initially maintained the material, thus are still responsible for the plants.
My purpose in writing you is to offer a potential solution to our impasse which I feel is equitable to all. In
exchange for your providing appropriate landscaping material to replace the dead plants in the medians, the City
will remove the dead material, plant and maintain the medians from planting date forward, and cease pursuing
legal actions against you regarding this issue. The plant material in question, seven trees and numerous shrubs,
is included on the attached sheet. These are the plant materials needing replanting.
I believe this agreement will result in a fair resolution to these problems, with both sides giving a little to
resolve this problem. Because we have begun legal action, we need to resolve this quickly. Please also
understand that this is our final offer and anything less than this proposal will not be considered. I would
appreciate a reply within two weeks of the date at the top of this correspondence, which would require your
written response on or before May 24, 2000. If we have not heard from you by that date, we will resume legal
proceedings. ~
I honestly feel this proposal works to the advantage of us both and look forward to an expeditious reply to our
offer.
Yol~r truly.~~'
lim Witt
City Manager
Attachment
T H B - (: ! T Y · O !r
COPPELL
PARKS AND LEISURE SERVICES
DEPARTMENT
INTEROFFICE MEMORANDUM
Date: May 9, 2000
To:
From:
Re:
Clay Phillips. Deputy City Manager
Gary D. Sims, CLP, Director ~
Eleanor Square Landscape Plant Material Requirements
Per your instructions, we have evaluated the condition of the plant material planted in the
medians as part of the landscape requirements for the Eleanor Square Development. As
we had indicated previously, a large number of the trees and shrubs are dead. We
believe the following is an accurate representation of the plant material requiring
replacement and the cost ofmaterlah for a bubbler irrigation system addition to ensure the
thorough watering of the new trees.
7 Cedar Elm trees 3" caliper (~$200.00 ea.
60 Barberry Shribs (2 gallon size) ~_,$4.95
46 Juniper. (5 gallon size) ~$(6.95)
1,400..00
297.00
319.00
Materials and equipment cost ofa bubble~ system:
1. Piping, heads, remote valves, miscellaneous fittings,
~ -$1,500.00
2. Equipment Rental:
a. (1) trencher
~ ~v @ S2so.
250.00
Grand Total $3,7769.00
MALOUF INTERESTS, INc.
38zz TtraTt~. C~tE~x BOUI,I~VA~D, SurrE 28oo
DALLAS, T~-xas 752x9
2~4-2~9-49oo Fax 2~4-2~9-49ox
NOV Z Igg8
November 23, 199:/
VIA FIRST CLASS MAIL
Mr. Gary Seib
Director of Planning
City Planning Commission
City of Coppell
255 Parkway
Coppell, TX 75019
Re: Hinehley Property
The undersigned owns certain property located at 230 N Denton Tap Road, Coppell,
Texas, 75019 which at considerable effort and expense has been developed and improved/mo
retail shopping space within Eleanor's Square Shopping Center. It has come to my attention that
the owner of the property contiguous with and located immediately north of our property, is
intending to construct certain retail improvements on his property. The owner is Glen I-Iinchley,
Univest Properties, Inc., 12201 Merit Drive, Suite 170, Dallas, Texas 75251.
This letter shall constitute a formal protest on behalf of the undersigned in connection
with the proposed improvements on the adjacent property. It is my understanding that Mr.
Hinchley intends to construct retail space on a zero lot line basis. The architecU~al and
engineering renderings for Mr. Hinchley's property are based on plans and specifications owned
by the undersigned and such plans were used without the consent of the undersigned. The
construction of these improvements will cause severe damage to the architectural integrity of our
structure and will have a diminishing affect on the overall appearance of the shopping center.
Mr, Hinchley approached me many weeks ago regarding this issue and was informed at
the time that there was no interest in allowing him to duplicate the look of Eleanor's Square, nor
to attach his building to the existing structure. It is of great concern that it is now apparent he has
chosen to proceed with this plan without informing me of his intentions to move forward or
seeking permission.
In addition to the severe damage to the architectural integrity of Eleanor's Square there
are a number of other aesthetic and ethical considerations. I am available at any time to meet
with you to discuss this matter.
Mr. Gary Seib
Page Two
By this letter, I request that you give serious consideration to rejecting Mr. Hinchley's
plans and building permit until such time as his proposed building has a reasonable set back from
the property of the undersigned and is prepared with different architectural renderings so as not to
adversely effect the overall appearance and value of our property and the shopping center.
I am also respectfully requesting that I be notified of any public meeting regarding the
consideration or approval of Mr. Hinchley's proposed development so that I may address these
issues in the proper forum with the City of Coppell.
Please feel free to call if you have any questions.
cc: Mr. Harry Hargrave
Architectural Control Committee
COPPELL, TEXAS 75019
RO. Box 478
CoppelI, Texas 75019
972-462-0022
Mr. Matthew E. Malouf
5956 Sherry Lane
Suite 1000
Dallas, Tx. 75225
September 5, 1997
Dear Matt:
Based upon our conversation of this morning, I would like to expand upon the Planning
Department's position relative to your proposed development in Coppell. We would like to
support your request, but there are some troublesome issues that need resolution before we can
advocate an approval position. Perhaps paramount among them is the lack of required
landscaping on your site. As outlined in the DRC meeting of yesterday, there may be a means
to addressing that issue as follows:
-you have stated that an approximate 24,000 square foot building must be constructed on
the site resulting in a shortage of required landscaping
-there are three medians adjacent to your proposal that are in need of plant material
which I would suggest you volunteer to landscape in lieu of providing all required
landscaping on your development site. That way:
-you will landscape an area that certainly adds to the aesthetic beauty of your site
even if on city property,
-such a proposal adds to the overall aesthetic quality of this area of Coppell,
-by their close proximity to your site, it could be argued that by
landscaping these medians, your overall on-site landscaping requirement might be
reduced
My suggestion is that you volunteer to landscape these medians; have Bill Leeming, your
landscape architect, prepare quality landscape plans for the medians; agree to our typical
landscape requirements which includes meeting the plant palette standards, provide irrigation to
the area (the medians have conduit to the islands in place), agree to replace any material that
dies in the first two years, etc., etc.
Because the medians are on City property, we would be responsible for maintenance once the
landscaping was established.
I believe this summarizes our conversation. Please be advised that other concerns regarding this
potential development relative to other city requirements would still have to be addressed. As
I review your plans, the outstanding items--though not all--include signage, parking, making the
rear of your building as attractive as possible, the loading space, and the other statements
outlined in our earlier DRC correspondence.
My hope is that these suggestions can be incorporated into your design and reflected in the
development package to be submitted no later than noon, on Tuesday, September 9, 1997.
~~~ .tmly,
Oebi~, A.I.C.P.
,f Planning and Community Services
matt
FO. Box 478
Coppell, Texas 75019
972-462-0022
October 15, 1997
Malouf Interests, Inc.
5655 Sherry Lane, #1000
Dallas, TX 75225
RE: Town Center Addition, Lot 1, Block 3, Preliminary_ Plat and Site Plan
Dear Madam/Sir:
This letter is to inform you that the Town Center Addition. Lot 1. Block 3. Preliminary. Plat and Site Plan, to
allow the development of a 24,620 square foot retail facility on a 2.54 acre tract of property located at the
northeast comer of Denton Tap Road and Town Center Boulevard were approved by the Coppell City Council
on Tuesday, October 14, 1997. The Site Plan approval is subject to the following conditions:
(1)
Revision of the Landscape Plan to show either Leyland cypress or Austrian pine in place of eastern
red cedar. If Austrian pine is chosen, the spacing shall be a minimum of 8 feet.
(2)
(3)
Revision of the landscape plan to show the space to each side of the service doors on the east and
north sides of the building, as well as the eastern end of the east-west wing, fully landscaped between
the building and the parking lot curb. Landscaping shall consist of a sufficient number of plants
capable of achieving heights in excess of 6 feet to provide a minimum of 20% coverage of the east
building elevation, and 20 % coverage of all that part of the north building elevation not on the
property line. Landscaping of the eastern end of the east/west wing may be eliminated if the eastern
end of that wing is redesigned to match the south and west elevations. No photinia shrubs will be
permitted.
Delineation of the location of electrical service meters on the building elevations, in inconspicuous
groupings.
(4) Town Center Architectural Review Board approval of the building plans.
(5)
The color of brick to be used will be the same or similar to that used on the Overton Bank (Acme
"Quorum").
(6)
Provision of attached signs all of a uniform color and consisting only of channel letters in a shade of
light gray, light brown, beige, cream or white. A logo/symbol could be shown consisting of the same
material and color.
(7) Screening of all rooftop mechanical equipment so as not to be visible from any street.
Council did not grant the Planning and Zoning Commission Final Plat authority so when the Final Plat is
submitted, a revised Landscape Plan showing the elimination of all photinia shrubs will also have to be
resubmitted for approval.
If you have any questions, please contact me at (972) 304-3675.
Dir~tor Of Planning & Community Services
cc: Bill Anderson, Dowdey, Anderson & Associates, Inc.
Isabelle Moro, AICP, P&Z Coordinator
Building Inspection
F~ No. (214)
FAX COVER SHF. ET
PLEASE D£LrVER THE FOLLOWING PAGES TO:
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IF YOU DO NOT RECEIVE ALL OF THE PAGL~= PI_.lJ_A~E CALL BACK AS SOON
POSSIBLE. PLEASE DIAL DIRECT TO THE PERSON SENDING TiffS FAX BY DIALINC
THE DIREc-r DIAL NUMBER LI~rED. THANK YOU.
Development Review Committee Comments
Planning Department
Town Center Addition, Lot 1, Block 3, Preliminary Plat and
Site Plan
DRC Date: August 28, 1997
Planning & Zoning Commission Meeting: September 18, 1997
City Council Meeting: October 14, 1997
Site plan as shown will require (approximately):
Building, front door access arcade and back door pavement (50 s.f./door)
Perimeter landscaping, including driveway crossing (1,900 s.f.)
Internal driveways
Internal vehicular landscaping for driveways & driveway crossings
Non-vehicular landscaping (15 % of 86,197)
Parking spaces
Internal vehicular landscaping for parking spaces
30,470 s.f.
16,550 s.f.
29,370 s.f.
3,127 s.f.
12,930 s.f.
16,700 s.f.
1,670 s.f.
TOTAL: 110,817 s.f.
This is enough area for 98 parking spaces. Therefore, the building may be occupied by up
to 38% retail if 62% is occupied by business office uses.
For this layout on this site, a 100% retail building cannot exceed 22,200 s.f. and meet
landscape and parking requirements.
If restaurant usage is a requirement, the recommended solution is to designate the site as the
2nd restaurant pad site mentioned in the second amendment to the contract of sale between
The Parks of Coppell Trust and the City of Coppell.
Note:
A. Staff written comments will be faxed to each applicant.
Please revise plats, landscape plans, and utility plans based on staff recommendations. Should
applicant disagree with staff comments please provide reasons why staff recommendations should
not be followed when you attend the Sept. 4th Development Review Committee (DRC) meeting.
Each applicant will bring one new set of revised plats and plans to the Sept. 4th DRC meeting.
Applicants will be asked to show, explain and defend any revision. An Engineer for the project
or other representative is urged to attend the meeting.
Applicant will have till noon Tuesday, Sept. 9th to resubmit twenty-eight (28) folded copies of
revised plans and three (3) reduced paper copies (8 1/2 X 11) of each exhibit to the Planning
Department.
City of Coppell
59,56 , ~hm'~ .l~ne, .SaiU 1000
rz'~dlas. ~E~:x,., 75225
(214) 369-4900 I~, (2'14) 369- 5249
.Ol
September 8, 190'/
VIA FACSIMILE (972) 304-3570
Mr. Gary Sieb
Director of Planning and Community Services
City of Coppell
Box 478
Coppell, Texas 75019
Re: 7'own ('enter Development
Dcar Gary:
I am in receipt of your letter of'September 5, 1997. It should be made clear that one of your
assumptions was misstated and should be corrocled herein. While I have stated that 24,000
square fe,~t must be built on the property, I have never agreed that it is short of landscaping and
do not agree with the city's calculations.
No one has ever been able to show that any othcr multi-tenant ce~tor in tile city of Coppcll has
been required to do the amount of landscaping that is being required of my site. The desire by
the city planners must be balanced by what is reasonable and aFFordable in a commercial project.
Rent prices have a limit and those necessary to flu fl~is center are already at the high sidc. Any
additional burdcns required by the city will make this project unfeasible.
! have consistently maintained that this center is a beautifid addition to the city and will be much
better than another fast food joint. Somewhere, the planncrs must decide if sticking to an
tmrcasonable approach is worth trading my center for a Whataburger.
While ! am amenable to reaching a compromise, I cannot be picked apart on each and every wish
of the committe, c. Therefore I make tho following proposal:
I will "voluntarily' agree to landscape the three street islands pcr your "suggestion".
I will make a good faith effort to hide all the utility motors by grouping tho~n.
I will provide nice landscaping in an effort to "wall off" the back
If possible, l will redesign U~e back to look more like the fiont, depending on who is the tenant for
the east pan of the building.
I will conform to city silage.
Se~-08-97 02;57P P.02
Mr. Gary Sieb
Page Two
in exchange, the committee will recommend approval of the site plan as it, no more loading
docks, no loss of'building size, no loss of parking, etc. I am allowed to use the fire hydrants
fronting Denton Tap.
Gary, you know well this is a good plan for this site and much preferred to the altomativcs. ~t is
timc for the city to use some common sense.
Please advise me of your decision.