CC approval on 10/8/02AGENDA REQUESTFORM
COPPELL
DEPT: Planning & Economic Development
DATE: October 8, 2002
ITEM #: 14
ITEM CAPTION:
Consider approval of the Angier's Professional Building, Site Plan, request to allow the development of two
medical office buildings containing a total of 12,464-square feet, on 1.44 acres of propeV:y located along the south
side of Belt Line Road, approximately 1,700 feet east of MacArthur Boulevard.
APPROVED BY
Motion to Approve w/cond. 1:~
CITY COUNCIL
ON ABOVE DATE
GOAL(S):
M - Peters
S - York
lore - 7-0
EXECUTIVE SUMMARY:
Date of P&Z Meeting: September 19, 2002
Decision of P&Z Commission: Approved (6-0) with Commissioners Clark, Kittrell, McGahey, Halsey,
Dragon and Stewart voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
located "':**':- '~e ~ ~' ua.~ o. o;~.~ ~-.~a ........ (CONDITION MET)
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PLEASE SEE ATTACHMENT FOR ADDITIONAL CONDITIONS.
D1R. REVIEW: ? ° FIN. REVIEW:; · .... "
Agenda Request Form - Revised 09/02 Document Name: ~6Angier'sProfBIdgSP 1-AR
T H E · C I T Y · O F
COFPELL
AGENDA REQUEST NARRATIVE
CONTINUATION OF CONDITIONS FOR
Angier's Professional Building~ Site Plan
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(CONDITION MET)
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Provide the required perimeter landscaping along the south property line in
conjunction with the development of Phase I.
Staff recommends approval.
Agenda Narrative Form - Revised 1/99
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: ANGLER'S PROFESSIONAL BUILDING
SITE PLAN
P & Z HEARING DATE:
C.C. HEARING DATE:
September 19, 2002
October 8, 2002
STAFF REP.:
Andrea Roy, City Planner
LOCATION:
SIZE OF AREA:
Along the south side of Belt Line Road, approximately 1,700 feet
east of MacArthur Boulevard.
Approximately 1.44 acres of property.
CURRENT ZONING:
LI (Light Industrial).
REQUEST:
Site Plan approval for the construction of two medical office
buildings, totaling 12,464-square feet.
APPLICANT:
HISTORY:
Page 1 of 6
Developer:
Jan Angler, D.D.S.
c/o Fred R. Sutton
Real Estate Services
1512 Danube Lane
Piano, TX 75075
Phone: (972) 423-2758
Fax: (972) 423-9310
Engineer:
Randall P. Pogue, P.E.
Pogue Engineering
2111 Eldorado Pkwy. Suite 101
McKinney, TX 75070
Phone: (214) 544 8880
Fax: (214) 544-8882
since the approval of the prelim
occupy a portion of both Lots 2 an
Item# 11
On April 11, 2000, City Council approved a preliminary plat for three
(3) lots known as Sherrill Acres, totaling 4.5121 acres. Also at this
time, site plan approval was granted for the now existing Sherrill
Veterinary Clinic situated east of the subject property. Because the
layout of the proposed lots within this subdivision has been revised
C.C. PACKET
TRANSPORTATION: East Beltline Road is a P6D six-lane divided major thoroughfare built
within a 120' wide right-of-way.
SURROUNDING LAND USE 8: ZONING:
North- Railroad, Stoneleigh at Rivemhase Apartments; MF-2 (Multi-family)
South - Archon Apartments; PD-162-MF-2 (Planned Development Multi-family)
East - Vacant (currently proposed for medical office); LI (Light Indusa-ial)
West - Blooming Colors Nursery; LI (Light Industrial)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
light industrial/showroom uses.
DISCUSSION:
Page 2 of 6
The applicant is requesting Site Plan approval for the development of two
medical office buildings, totaling 12,464-square feet on 1.4443 acres of
property. The project is proposed to be constructed in phases; Phase 1 will
include the 6,115 square-foot northernmost building, which will
immediately be occupied by Dr. Angler, while Phase II will include the
6,2 t 8 square-foot southernmost building. Completion of Phase II will
occur once occupancy of the lease space is ensured; an uncertain date at
this time.
The Phase I building will be served by 44 parking spaces, exceeding the
35 required spaces for a dental/medical office. The remaining proposed 27
spaces will be provided with the construction of Phase II. While the
applicant has denoted the parking areas that will be constructed with
Phase I or II, staff would request that the applicant more clearly delineate
the Phase Line on the site plan.
Because the proposed site will be developed in phases, staff should note
that a time limit exists on the validity oftbe site plan. Per Section 12-39-
2.4 (Review of Site Plans-Expiration) of the Zoning Ordinance, "Site Plan
approval shall be valid for two years followtng the most recent date of
City Council approval." The applicant is aware of the time limitations
associated with the plan.
The undeveloped site itself possesses several obstacles which must be
addressed with the design and development of the project. First, the
property contains a 15' hike and bike easement along the entire west
property line, which cannot be landscaped or built upon. This increases
the required side yard setback from the standard 10' to 15', causing the
building to be placed further into the site and foming the required
perimeter landscaping to be placed within the already limited site area.
Item# 11
Page 3 of 6
The applicant has not placed any trees within this area; however, a portion
of shrubs shown along the west side of the buildings remains within the
easement and must be removed.
Second, the property must provide shared access to both properties to the
east, as well as to Blooming Colors Nursery immediately to the west. This
requires a significant level of pavement to be constructed beyond that
which would typically be necessary to serve the on-site medical offices.
To provide shared access to the east, the applicant has designed the site so
that the shared driveway runs the entire length of the east property line, again
causing the perimeter landscaping to be shifted to the interior of the site. The
required 10' landscape buffer along the east property line has been provided
adjacent to the easternmost row of parking. However, where shared access
is not present, the 10' landscape buffer must exist along the east property
line. Therefore, a 10' landscape buffer must be located east of the
southernmost and northernmost row of parking where there is currently
none.
Compliance with the 10' side yard setback and the provision of a 10'
landscape buffer will also cause the relocation of the dumpster enclosure,
which is currently proposed to be placed immediately adjacent to the side
property line. If an alternate location cannot be found, staff would
encourage the applicant to fully consider the necessity of a dumpster for
this use. A dumpster is not required by the Zoning Ordinance and a refuse
pick-up can often be managed through different means.
A 32 square-foot monument sign is proposed to be located along Belt Line
Road. While staff supports the red brick structure and stone base, which
is consistent with building materials, the sign does not comply with the
Zoning Ordinance, as it is shown to be internally illuminated with a
plastic face and raceway mounted channel letters of painted aluminum.
Staff has included a condition that requires the sign to comply with
Section 12-29-4.2 (A) (Sign Regulations-Monument Signs) of the Zoning
Ordinance. Additionally, staff is concerned with the allotment of six
names to be shown on the sign. This design would produce a sign which
may not appear to be complete for a lengthy time, depending on the timing
of Phase II of the project, with no guarantee there would ever be six
tenants within the development. Historically, previous monument signs
constructed in this manner have become a maintenance issue and
eventually an attractive nuisance. In addition, the size of the letters is very
small, making the names extremely difficult to read. Staff recommends
the applicant provide an alternative low-maintenance monument sign,
which will provide an attractive manner in which individual businesses
can be added to or removed from the sign with ease. The proposed
attached signage will consist of 8" painted aluminum letters placed above
the building entrances.
Item# 11
Architecture
The proposed building will be one-story, measuring approximately 10½'
to the cave and 23' to the peak. The primary building material will be red
brick, with cultured and cast stone accents around windows and doors and
at the water table. The roof will be composition shingle with standing
seam metal pseudo dormers.
Based on staff review, the amount of cultured stone appears to represent
more than 20% of the exterior materials on some or all elevations. To
ensure compliance with the 80% masora'y requirements as outlined in
Section 12-25-5 Type of Construction of the Zontng Ordinance, staff has
requested that the applicant calculate the percentage of exterior materials
proposed per elevation. If the calculations indicate that non-masonry
materials exceed 20%, revisions to the elevations must be made to reduce
the percentage of non-masomy materials. As determined by the definition
of masonry in the Zoning Ordinance and interpreted by the Building
Official, cast and cultured stone are not considered masomy materials.
While staff supports the building design, which is compatible with and
complimentary to the nearby veterinary office, the quantity of accent
materials could be decreased, if necessary, without modifying the
architectural integrity of the facility.
Landscape Plan
The landscape plan provides a wide variety of plantings and includes a level
of detail that is so often requested by staff. As noted above, both the east and
west required perimeter landscaping is placed within the site, creating limited
viable area for the number of trees required by this applicatior[ While the
plan has attempted to meet all landscape requirements, a number of issues
remain outstanding.
Because of the limited open space on the site, the applicant has proposed to
plant numerous ornamental trees along the building perimeter landscape
areas, which are the most appropriate choices. However, the overall number
of overstory trees (minimum 3-caliper inches) is deficient by two as required
by the landscape regulations. The applicant may provide the additional trees
or substitute the ornamental trees, such as a Yaupon Holly or Crape Myrtle,
with overstory trees. Staff would recommend the additional overstory trees
be Elderica Pines or similar conical trees, which are well suited for planting
beds. Staff would also recommend that some of the proposed Cedar Elms
and/or Live Oaks located at the extreme front of the property be substituted
Page4 of 6
Item# 11
with Chinese Pistaehe trees, to provide a level of consistency among the three
contiguous office projects within the shemll Acres Addition.
Additionally, the landscape tabulations incorrectly indicate the number of
required and provided trees. The plan indicates that the total number of
required perimeter, non-vehicular, and interior trees is 31, where staff
calculations indicate that 35 trees are actually required. Staff has provided a
condition outlining the specific required changes to the calculations.
The parking lot contains deficient landscape islands, which must be revised
in accordance with Section 12-34-8 (B.3) (Minimum Requirements for Off-
Street Parking and Vehicular Use Area) of the Zoning Ordinance, that slates
':.. such planttng island shall have a minimum area of 150 square feet and a
minimum width of nine (9}feet."
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the proposed site plan for Angier's Professional
Building, subject to the following conditions being met:
More clearly delineate the Phase Line on the site plan.
Removal of the portion of the shrubs shown along the west side of the buildings
located within the 15' Hike & Bike Trail easement.
Provision of the required 10' landscape buffer east of the southernmost and
northernmost row of parking, in accordance with Section 12-34-8.C (Perimeter
Landscaping).
Compliance with the 10' side yard setback where the dumpster enclosure is
currently proposed to be placed, as required by Section 12-25-3 (1.B) (Light
Indus~al-Area Regulations).
Revisions to the monument sign, eliminating the internal illumination and plastic
face as required by Section 12-29-4.2 (A) (Sign Regulations-Monument Signs).
Provision of an alternative low-maintenance monument sign, which will provide
an attractive manner in which individual businesses can be added to or removed
from the sign with ease.
Provision of calculations which ensure the building elevations comply with the
80% masonry requirements as outlined in Section 12-25-5 (Type of
Construction).
Revisions to the Landscape Calculations which indicate that a total of 35 oversto~y
trees are required; 20 Perimeter Trees, 12 Interior Trees, and 3 Non-Vehicular Open
Space Trees.
Provision of two (2) additional overstory trees (min. 3-caliper inches) or the
substitution of the ornamental trees, such as a Yanpon Holly or Crape Myrtle,
with overstory trees.
Page 5 of 6
Item # 11
10.
11.
Revision to all planting islands to measure a minimum of 150-square feet and a
minimum width of nine (9) feet, in compliance with Section 12-34-8 (B.3)
(Minimum Requirements for Off-Street Parking and Vehicular Use Area).
Substitution of some of the Cedar Elms and/or Live Oaks located at the extreme
front of the property with Chinese Pistache trees, providing a level of consistency
among the three contiguous office projects within the Sherhll Acres Addition.
1)
2)
3)
4)
Recommend approval of the request.
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1)
2)
3)
Site Plan
Landscape Plan
Building Elevations w/Sign Details
Page 6 of 6
Item# 11
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