CC agenda approval 11/12/02AGENDA REQUEST FORM
COPPELL
DEPT: Planning & Economic Development
DATE: November 12, 2002
ITEM #: 19
ITEM CAPTION:
Consider approval of the Denton Tap Office Plaza (ReMax), Site Plan Amendment, to allow a 2,383 square-foot
addition to the existing 13,289 square-foot office building on 1.383 acres of property located at 500 S. Denton Tap
Road.
APPROVED BY
Motion to Approve
CITY COUNCIL
ON ABOVE r)h i
GOAL(S):
EXECUTIVE SUMMARY:
w/c0nd. 1, 4 & 5 below
M - Broncheou
5 - Peters
Vote - 5-1
Stover Agoinst
York Absent
Date of P&Z Meeting: October 17, 2002
Decision of P&Z Commission: Approval (6-0) with Commissioners McCaffrey, Kittrell, McGahey,
Halsey, Dragon and Foreman voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
1 ) Approval of a plat prior to the issuance of a Building Permit.
3) Inclusion of a ...... ., ---~r, - ..........r.v~v.,:
4) Tree removal permit being obtained.
5) Consideration should be given to bringing the existing monument sign into compliance
with current sign regulations.
Staff recommends approval.
DIR. REVIEW: ?
Agenda Request Form - Revised 09/02
FIN REVIEW
CMREVIEW:
Document Name: ~4DTapOP ReMax SPA 1-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Denton Tap Office Plaza (ReMax),
Site Plan Amendment
P & Z HEARING DATE:
C.C. HEARING DATE:
October 17, 2002
November 12, 2002
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
500 S. Demon Tap Road.
SIZE OF AREA:
1.55 acres of property.
CURRENT ZONING:
C (Commemial).
REQUEST:
Amendment to the Site Plan to allow a 2,383 square-foot addition to
the existing 13,289 square-foot office building.
APPLICANT:
Architect:
Don Featherston
737 Robin Lane
Coppell, Texas 75019
972-462-8601
Engineer:
David Vilbig
10132 Monroe Drive
Dallas, Texas 752299
214-352-7333
FAX: 214-35243999
HISTORY:
Page 1 of 4
This property has not been platted. This building was constructed in 1983.
It is assumed that it was built in accordance with the regulations at'that
time.
Item # 11
_TTACHEO TO 1
TRANSPORTATION:
Denton Tap Road is a six-lane divided thoroughfare, built to
standard.
SURROUNDING LAND USE & ZONING:
North - U.S. Post Office and Community Garden; C (Commercial)
South - Veterinary Clinic; C (Commercial)
East - Northlake Woodlands 6~ Section; SF-9 (Single Family-9)
West - Office and Retail Uses; C (Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
mixed retail and commercial uses.
DISCUSSION:
As noted in the History Section, this building was developed in the early
1980's. It is assumed that it met all development standards at that time;
however, it is not in compliance with today's development standards in
terms of setbacks, landscaping and signage. The current request is to
expand this legal, non-conforming use by 2,383.3-square feet, and to add
six new parking spaces.
This addition to a non-conforming structure is permitted per Sec. 12-40-5.
Expansion of nonconforming uses and buildings, which states:
"Buildings or structures which do not conform to the area regulations or
development standards in this ordinance, but where the uses are deemed
conforming, may be enlarged. Also, where the uses are deemed conforming,
additional buildings or structures may be constructed on lots which contain
buildings or structures which do not conform to the area regulations or
development standards in this ordinance. In both cases, however, the total
area of buildings and structures, after enlargement or addition, shall observe
the current maximum lot coverage requirements of the dislrict in which
located, and all new construction and pavement to accommodate such
enlargement or addition shall observe all the current area regulations and
development standards of this ordinance." (emphasis added,)
In sum, this provision allows for the expansion of this use and building as
long as the expansion area meets the current codes and regulations and does
not exceed the maximum lot coverage of the existing Commercial District
regulations. The Commercial District permits a maximum lot coverage of
40%. With the proposed expansion, the lot coverage will be 26%.
Page 2 of 4
Item# 11
Specifically, this request is to allow for the in-fill of the courtyard area with
2,383.3-square feet of additional office space. This addition will require the
removal of an existing 10-caliper inch Bradford Pear tree. This tree will be
mitigated through the normal tree removal permit process.
The current 13,289-square foot building has 58 existing parking spaces.
Under office ratios, 44 parking spaces would be required. Once expanded,
this building will contain a total of 15,672-square feet, requiting 52 parking
spaces. Even though not required by ordinance, the occupants of this
building require additional parking; therefore, six additional spaces on the
south side of the building are being added as part of this site plan approval.
To comply with current landscaping requirements, three trees will be added
in the parking islands adjacent to these additional parking spaces; however,
the common name, botanical name and the size of these proposed trees need
to be added to the site plan. The site plan also needs to be revised to include
a vicinity map, address of the property, and the name, location and right-of-
way width of the street abutting this tract of land (Denton Tap Road).
As stated, the building, parking and landscaping are all non-conforming to
today's development regulations. Also non-conforming is the existing,
internally lit, 10-foot tall "monument" sign. Current regulations prohibit
internally-lit signs, and on a tract less than two acres in size, the height
would be limited to four feet and a maximum of 40-square feet. It is
recommended that with this building expansion, the sign be brought into
compliance with current code regulations.
The final issue relates to the provision of a fire lane. Again, when this
property was initially developed, fire lanes were not required to be platted.
Apparently, platting was also not a requirement prior to the issuance of a
building permit. Therefore, to comply with the current regulations of Sec.
12-39-1. Creation of building site, which states:
"No permit for the construction or expansion of any building shall be issued until a
building site is established by a lot which is a part of an approved plat fried in the
plat records of the appropriate county."
and to provide for a fire lane, a condition of approval is that the property be
platted prior to any improvements on the site.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the site plan for Denton Tap
Office Plaza, subject to:
1) Approval of a plat prior to the issuance of a Building Permit.
Page 3 of 4
Item# 11
2) The common name, botanical name and the size of the three
proposed trees being added to the site plan.
3)
Inclusion of a vicinity map, address of the property and the name,
location and right-of-way width of the street abutting this tract of
land. (Denton Tap Road).
4) Tree removal permit being obtained
5) Consideration should be given to bringing the existing monument
sign into compliance with current sign regulations.
ALTERNATIVES:
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) Site Plan for Denton Tap Office Plaza
Page 4 of 4
Item # 11