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CC cont. to 2/24/04AGENDA REQUEST FORM COP 'ELL DEPT: Planning DATE: February 10, 2004 ITEM #: I 1 ITEM CAPTION: PUBLIC HEARING: Consider approval of Case No. PD-199-HC, Vista Point II, MacArthur Ridge, zoning change from HC (Highway Commercial) to PD-199-HC (Planned Development-199-Highway Commercial) with a Concept Plan to allow thc development six office/assembly/warehouse buildings, totaling approximately 200,000 square feet, and five retail/restaurant pad sites on approximately 26 acres of property located at the southwest comer of S.H. 121 and MacArthur Blvd. Motion to Continue the Public Hearing until February 24, 2004 GOAL(S): M - Peters - Brancheau ote - 5-0 I/ork Absent. EXECUTIVE SUMMARY: Raines absent from this part of the meeting, g,¢. i: Date of P&Z Meeting: December 18, 2003 Decision of P&Z Commission: Denial (5-2) with Commissions McCaffrey, Kittrell, Halsey, Borchgardt and Reese voting in favor of denial. Commissioners Milosevich and Foreman opposed. Denial is recommended, based on: This project does not adhere to the stated purpose and intent, or the regulations, of the Highway Cormnercial District. The industrial nature of this project, in terms of uses and choice of building materials and design, including the lack of specificity to the ratio of assembly/warehouse/office, is in direct conflict to the efforts of the City to encourage commercial/office/hotel and similar freeway oriented uses along S.H. 121. The negative impact that this development (proximity of loading areas and lack of screening) will have on Forest Hill Drive and the residential areas beyond. The deficits in the proposed landscaping and screening, lack of commitment about site, parking lot and building lighting. NOTE: A 3A vote of Council is needed to overturn the Commission's recommendation of denial. See attached letter of appeal dated December 22, 2003, from Demian Salmon, Dan Anderson & Stacy Standridge. Staff recommends denial. DIR. REVIEW: Agenda Request Form - Revised 09/02 CM REVIEW: Document Name: ~3PD-199, VPH l-AR December 29, 2003 Mr. Jim Witt City Manager City of Coppell 255 Parkway Blvd. Coppell, Texas 75019 Mr. Clay Phillips Assistant City Manager City of Coppell 255 Parkway Blvd. Coppell, Texas 75019 JACKSON',SHAW COMPANY VIA FACSIMILE (972) 304-7063 and U.S. MAIL RE: PD-199-HC and S-1211 Dear Messrs. Witt and Phillips: I am writing on behalf of Centex Land Holding, L.P., MacArthur Ridge Partners, Ltd., Jackson- Shaw Company and Service Star Development to request postponement of our presentation before City Council from January 13, 2004 until February 10, 2004. I apologize for any confi~sing caused by the previous letter and thank you again for your time and assistance. Respectfully, Jackson-Shaw Company Vice President - Development / Marketing Bcnnett Ratliff The RatliffGroup Steve Pappa - Service Star Develpment Dan Anderson Centex Development Jeff Libby Standridge Companies ~l~Ppett .\ppeal(2)doc 4890 AIpha Road- Suite 100 Dallas, TX75244 Phone: (972) 62~7400 Fax:(972)62&7444 1.800-351-SHAW www.jacksonshaw, cora T H E C I T Y · 0 F cOPPELL Bate: January 23, 2004 To: Jim Witt. City Manager Thru: Gary Sieb, Director of PlanningL~'~'~h From: Marcie Diamond, Assistant DireCtor of Planning RE: Definition of Warehousing Per our discussion concerning the proposed PD-199, scheduled for City Council consideration on February 10, 2004, I have researched various definitions for "warehousing". A basic definition for General Warehousinq and Storage, as provided by OSHA's Standard Industrial Code (SIC), is simply: "Establishments primarily engaged in the warehousing and storage of a general line of goods." Attached is a sampling of various local municipalities' definitions for warehousing. In reviewing these, I recommend the following definition for the City of Coppell, which would apply to this PD request: "Warehouse/Distribution- A building primarily devoted to storage, warehousing and distribution of goods, merchandise, supplies and equipment. Accessory uses may include retail and wholesale sales areas, sales offices, and display areas for products sold and distributed from the storage and warehousing areas." This PD is also requesting "assembly" as a use, which is also not specifically defined in the Coppefl Zoning Ordinance. Therefore, the following definition is recommended: "Limited Assembly and Manufacturing-The assembly and manufacturing of finished products or parts from previously prepared materials and parts. Fabrication may be used in limited form to shape or define the final product, but shall not comprise the primary activity of such operations. Basic industrial processing which transforms materials, particularly raw materials into a new substance, compound, or product is not permitted. Excluded uses include, but are not limited to meat packing, chemical and petroleum processing and manufacturing, and foundries". These definitions may be incorporated into the Zoning Ordinance under a separate agenda item in the future. As mentioned above, attached are two pages of research which resulted in the recommended definitions. OSHA'S SIC Definition: 4225 General Warehousing and Storage Establishments primarily engaged in the warehousing and storage of a general line of goods. City of Grapevine 446. Warehousing, storage in an enclosed building five thousand (5,000) square feet in area or larger, of articles, foods, liquids and/or plants including all necessary office and/or sales space, but not including motor terminal facilities or railway freight station facilities. City of Dallas Warehousing: A facility for the inside storage and distribution of items. City of Carrollton 406. WAREHOUSING: Storage in an enclosed building of articles, foods, liquids and/or plants, including all necessary office, distribution, and/or sales space. This definition does not include truck terminals or railroad freight terminals, as herein defined. (truck terminals were not herein defined) 325. RAILROAD FREIGHT TERMINAL: An establishment or facility which is designed for the storage and handling of goods and cargo which are transported by railroad from one city to another. The outside storage of railroad cars, engines, or other railroad equipment shall be prohibited City of Irving (447) Warehousing, storage in an enclosed building five thousand (5,000) square feet in area or larger, of articles, foods, liquids and/or plants including all necessary office and/or sales space, but not including motor terminal facilities or railway freight station facilities. City of Piano Warehouse/Distribution Center-A building used primarily for the storage and distribution of goods, merchandise, supplies and equipment including wholesalers which display, sell and distribute merchandise to business representative for resale but excluding "Truck Terminal". Truck Terminal - An area and building where cargo is stored and where trucks including tractor and trailer units loaded and unload cargo on a regular basis. May include facilities for the temporary storage of Icad prior to shipment. Page 1 of 2 Limited Assembly and Manufacturing-The assembly and manufacturing of finished products or parts from previously prepared materials and parts. Fabrication may be used in limited form to shape or define the final product, but shall not comprise the primary activity of such operations. Basic industrial processing which transforms materials, particularly raw materials into a new substance, compound, or product is not permitted. Such operations shall meet the performance standards, bulk controls and other requirements of this ordinance. Excluded uses include, but are not limited to meat packing, chemical and petroleum processing and manufacturing, and foundries. City of Frisco Office/Warehouse/Distribution Center-A building primarily devoted to storage, warehousing and distribution of goods, merchandise, supplies and equipment. Accessory uses may include retail and wholesale sales areas, sales offices, and display areas for products sold and distributed from the storage and warehousing areas. Page 2 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-199-HC, Vista Point II, MacArthur Ridge P & Z HEARING DATE: C.C. HEARING DATE: December 18, 2003 January 13, 2004 STAFF REP.: Marcie Diamond, Assistant Planning Director LOCATION: Southwest comer of S.H. 121 and MacArthur Boulevard. SIZE OF AREA: Approximately 26 acres of property. CURRENT ZONING: HC (Highway Commercial) REQUEST: PD- 199-HC(Plarmed Development- 199-Highway Commercial), Concept Plan to allow the development six office/assembly/warehouse buildings, totaling approximately 200,000-square feet, and five retail/restaurant pad sites. APPLICANTS: Demian Salmon Jackson Shaw Company 4890 Alpha Road, SuRe 100 Dallas, Texas 75244 972-628-7400 FAX: 972-628-7444 Jeff Libby Standridge Companies 14860 Monfort Dr. # 241 Dallas, Texas 75254 214-363-1998 FAX: 214-363-1997 HISTORY: Page 1 of 8 The subject property is part of Lot 3, Block G, a 49.20-acre tract within the Vista Ridge Addition. The property lies within Denton County and was originally part of the CRy of Lewisville when recorded in September of 1986. Since that time, the City of Item # 10 Coppell has annexed this and other portions of the Vista Ridge Business Park. In September 2001, City Council approved a Site Plan and Final Plat to allow for the construction of a one-story, 71,000 square-foot office building on seven acres of this 26-acre parcel of land. The Site Plan would have expired September 11, 2003; however, on September 9, 2003, City Council approved a six-month extension. The approved Site Plan will now expire in March 2004. In September 1999, a request for a PD for a gas station, convenience store and car wash on 1.5 acres at this corner of S.H. 121 and MacArthur Boulevard was recommended for denial by staff. Due to this recommendation, the applicant requested a postponement until December of that year to allow for a redesign of the site plan and elevations to address staff design concerns, but staff still strongly opposed the use at this location. On December 16, 1999, the Planning and Zoning Commission recommended denial of this request, and it was not appealed to City Council. TRANSPORTATION: S.H. 121 is under construction to freeway standards with access roads, within 450 feet of right-of-way. SURROUNDING LAND USE & ZONING: North - S.H. 121; City of Lewisville South - PD-132-SF-9; The Peninsulas of Coppell, and PD-149-SF- 7 Vistas of Coppell East - vacant, HC (Highway Commercial) and office park; LI (Light Industrial), City of Lewisville West - Vistas of Coppell; PD-149-SF-7-Single-Family COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for mixed-use development, including retail/commercial, office parks, schools, churches, and other compatible non- residential uses. DISCUSSION: Page 2 of 8 The applicant desires to construct a similar project to one that they developed on the north side of S.H. 121 in the City of Lewisville. Initially, this request was to rezone this property from Highway Commercial (HC) zoning to a Planned Development for HC uses to Item # 10 Page 3 of 8 allow tilt-wall construction, which is no longer permitted in the HC District. However, this PD Concept Plan is also requesting variances to the uses permitted by right in the HC district, landscape and sign ordinances. This submission has also not addressed staff's concerns about location of loading areas, screening, lighting, building materials and tree preservation. Proposed Uses: This PD is requesting approval for approximately 210,000-square feet of office/assembly/warehouse use and five retail pad sites. The existing Highway Commercial zoning is defined in the Zoning Ordinance as follows: "Sec. 12-22-0. General purpose and description. The "HC" highway commercial district is intended primarily as a high intensity area permitting a mixed-use for office, commercial-retail, and highway oriented uses, such as hotels, restaurants, and low and mid-rise offices, and should be located generally along high-volume thoroughfares. The site characteristics for each area should be designed in a manner to create an attractive appearance from LH. 635 and S.H. 121, and an impressive gateway into the community. Because these areas are designated as major thoroughfare entry points, emphasis has been placed on building arrangement, setbacks, parking, and landscape treatment, which are intended to be elements influencing the character of entrance into the city. It is the intention of the "highway commercial" zoning district to create an attractive and unique entrance into the city". Given the stated intent and purpose of this district, warehousing use is only permitted by Special Use Permit (or could be established as part of this PD). Staff cannot support the proposed office/assembly/warehouse use along S.H. 121, as well as being in close proximity to the existing residential neighborhoods to the south. The Site Plan does not define the proposed ratio of office to assembly to warehouse for these buildings. Even though the proposed parking ratio could support 100% office, these buildings could be occupied by a high percentage of uses that are only appropriate in our industrial area, specifically, warehouse and assembly. Retail uses are generally more in keeping with the intent of the HC district; however, discussion on the specific uses proposed by SUP for the corner of S.H. 121 and MacArthur is a separate agenda item and will be discussed as a separate zoning case. Approximately two years ago, a Detail Site Plan for a 70,000 square- foot office building was approved for a portion of this tract of land. A Item # 10 Concept Plan for the remaining parcel also indicated office as the proposed use. The proposed uses ere enthusiastically supported by staff, the community, Commission and Council, even though there was some concern over the materials used. At that time, masonry was not required in the HC district as it is now. In September of this year City Council approved a 6-month extension to the Detail Site Plan; therefore, this office plan is still viable. Staff feels that pure office is more appropriate and is in compliance with the existing HC district and addresses the goals of the Comprehensive Plan. Loading Areas/Screening: Due to the characteristics of the office/assembly/warehouse use, overhead doors are planned to be along 100% of the rear wall of each building served by massive paved loading areas. These areas are in close proximity and visible from the residential neighborhoods. The Site Plan indicates a 6-foot screening wall along a portion of the southern property line which directly abuts the Vistas of Coppell, Phase IIB residential subdivision. However, east of that area, along Forest Hill Drive, and abutting the levee and the City's hike and bike trail, abutting The Peninsulas residential subdivision, no perimeter screening wall is shown. The applicant is stating that due to the intervening HC zoned property (the levee), the screening wall is not required. However, staff strongly feels that given the topography and the lack of any other visual barrier between the proposed office/assembly/warehouse and retail and the homes in The Peninsulas, this screening wall needs to be extended along Forest Hill Drive to MacArthur Blvd. The elevation of this wall also needs to be addressed. As currently proposed, it is a 6-foot "thin- wall masonry" screening. The elevations do not specify color or include any sort of articulation, colunms, etc. This wall, as currently proposed, will be approximately 1,150qinear feet, and per staff recommendation, this wall needs to be extended another 850-linear feet. A solid, blank wall is not acceptable. Staff is further recommending that in the event this PD is approved, then this entire screening wall and landscaping adjacent to this wall be built with the initial construction. Other Site Plan Issues: Although the retail pad sites are conceptual in nature, it must be pointed out that Tract 6 is deficient in terms of number of parking spaces and amount of land devoted to landscaping. Therefore, the size of the building on this tract needs to be significantly reduced. Additional landscape comments are included below. Additional information will also be required to assure that the fire lane criteria are being met in all the tracts. Given the residential adjacency, staff had requested additional information about site, parking lot and building lighting, which has not Page 4 of 8 Item # 10 Page 5 of 8 been provided. Finally, the driveway locations need to be approved by TxDot, and a deceleration lane must be added if required by TxDot. Signage: The Site Plan is indicating a "phase line" between tracts one and two of the office/assembly/warehouse area. The applicant has not specified an intent to plat these phases into two or more lots or retain this property as one lot. The platting of this property will impact the amount and location of required landscaping, as well as the number of monument signs permitted. If this entire office/assembly/warehouse area remains as one lot, then only two 60 square-foot monument signs would be permitted. Assuming that the line between phase 1 and 2 will ultimately be a lot line, then two 40 square-foot monument signs would be permitted on Lot ! and two 60 square-foot signs on Lot 2. The applicant is requesting five 30 square-foot signs for the office/assembly/warehouse area. The location of several of the monument signs is also not compliant with the Sign Ordinance. These variances to the Sign Ordinance will need to be stated as a specific request as part of this PD. The applicant also submitted attached sign criteria. Most of the language and regulations are not applicable to this review and reiterates the sign requirements in the Zoning Ordinance, except for subsection E, which states, in part, that "colors are limited to white, ivory, or black, unless this requirement conflict(s) with corporate identity (emphasis added). The City of Coppell Sign Ordinance allows corporate identity up to 20% of the area of the sign to be logos of any color. The applicant's sign criteria needs to be amended to reflect this section of the Sign Ordinance, or requested as an additional variance. Landscape Plan: To conduct a proper analysis of the Landscape Plan, an understanding of the ultimate lot layout is necessary to determine the compliance with, or variance to, the Landscape Ordinance. In virtue of this being a PD, trade-offs may be considered, however, deficiencies in amount of total landscape areas will not be supported. Assuming a minimum of two lots in the office/assembly/warehouse area, it appears that a relief from the 10' required perimeter landscaping for both sides of internal lot lines is being requested between these two lots and along some lot lines in the retail pad sites. Staff can not support this requested relief. In the office/assembly/warehouse area, Tract 2 (Buildings 4, 5 and 6), there is a deficiency of approximately 12,000-square feet of non- vehicular and interior landscaping, in addition to not providing for perimeter landscaping along the common property lines. Tract ! (Buildings 1,2, and 3), has a surplus of approx. 650-square feet; however, this does not begin to address the shortage in Tract 2. It is Item # 10 recommended that the 6-foot screening wall adjacent to Forest Hill Drive will be required. In the event that it is not, significantly more tall evergreen trees, which are full to the base, will be required to provide a visual screen between this property and the residential property to the south. The retail tracts are providing sufficient non-vehicular, interior landscaping and perimeter landscaping adjacent to streets and the office/assembly/warehouse area but are deficient in internal lot line landscaping. As detailed on the Tree Survey, a significant number of trees will be removed to allow for the development of this property. It appears that increasing the landscape setback along MacArthur Blvd. by approximately 20 feet could preserve approximately sixteen 10-12-inch caliper Cedar Elms and Live Oak trees that were planted as street trees years ago. The preservation of these trees will enhance the streetscape of MacArthur Blvd and addresses our Primary Image Zone landscape criteria. Elevations: The final issue relates to the elevations of the buildings. While the elevations are conceptual in nature and will be further defined for all buildings (except for Tract 4 - See S-1211 in this agenda) when detail plans are submitted, this is intended to provide for the overall character of the development. The applicants have agreed to carry the materials, signage criteria and design elements from the office/assembly/warehouse area to the retail pad site areas. As mentioned in the beginning of this report, the initial purpose of placing this property under a PD is to allow for a variance to Section 12- 33-5. Type of Exterior Construction of the Zoning Ordinance, which requires that buildings in this district be a minimum of 80% masonry, exclusive of doors and windows. Masonry is defined as "brick and stone of earth tones colors", and does not permit tilt wall. The elevations for the office/assembly/warehouse buildings appear to be 100% tilt-wall construction with 2.5 feet of brick veneer along the base of the building with stone accents to enhance the entries, which is a typical industrial building design. The rear elevations (100% tilt wall with metal doors) face the residential area and Forest Hill Drive. The calculations on the elevation sheets are in error, in that they do not exclude windows and doors from the percentage calculations, and they even included the metal roof to increase "percentage of masonry." Metal is not considered a masonry product. Page 6 of 8 Item # 10 The Planning Commission discussed the aesthetics and the detail of building design at great length when the 70,000 square foot office building was considered for this property in September 2001. The Commission spent considerable time assisting the developer in creating an office building that the community would embrace. These buildings ignore that input. The buildings proposed for the retail pad sites will utilize the same materials; however, they will have a significantly higher percentage of brick veneer, with stone, tilt wall and stucco being utilized as architectural accents. The percentage of masonry on the buildings also needs to be recalculated per Section 12-33-5 of the Zoning Ordinance. Summary: The City has been proactive over the past year in rezoning properties along S.H. 121 from Light Industrial to Highway Commercial to encourage retail/office and commercial uses and prohibit tilt-wall industrial/warehousing along S.H. 121 and adjacent to developed residential areas. As specifically stated in the Zoning Ordinance: "It is the intention of the "highway commercial" zoning district to create an attractive and unique entrance into the city". This application is in direct conflict with that effort. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending DENIAL based on: · This project does not adhere to the stated purpose and intent, or the regulations, of the Highway Commercial District. · The industrial nature of this project, in terms of uses and choice of building materials and design, including the lack of specificity to the ratio of assembly/warehouse/office, is in direct conflict to the efforts of the City to encourage commercial/office/hotel and similar freeway oriented uses along S.H. 121. · The negative impact that this development (proximity of loading areas and lack of screening) will have on Forest Hill Drive and the residential areas beyond. · The deficits in the proposed landscaping and screening, lack of commitment about site, parking lot and building lighting. 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. Item # 10 Page 7 of 8 ATTACHMENTS: 1) Proposed Signage Criteria (2 pages) 2) Color Site Plan and Landscape Plan 3) Elevation for Front and Sides of the office/assembly/warehouse 4) Elevations for the Rear and Side of the office/assembly/warehouse 5) Typical Retail Elevations 6) Color Elevations 7) Tree Survey Page 8 of 8 Item # 10 Vista Point II / MacArthur Ridge Preliminary Sign Criteria The purpose of this sign criteria is to create a graphic environment that is individual and distinctive in identity for the Tenant and also compatible with other signs in the center. The total concept should give an impression of quality, professionalism and instill a good business image. Lettering shall be well proportioned and its design, spacing and legibility shall be a maior criterion for approval. The following specifications are to be used for the design of your sign; however, in all cases final written aoproval must be obtained from the Lessor prior to the manufacturing or installation of any signage. Lessor shall make all final and controlling determinations concerning any questions of interpretation of this sign policy. NOTICE: Written approval and conformance with these specifications does not imply conformance with local City and County sign ordinances. Please have your sign company check with local authorities to avoid non-compliance with local codes. REOUIRED SIGNS 1. Tenant shall identify its premises by erecting one (1) sign which shall be attached directly to the building fascia as described hereinafter. For buildings and leaseholds with one (1) front facade, (front fa~;ade being defined as the building surface directly facing a dedicated street, or where street frontage does not exist, it shall be defined as the width of the lease space which contains the main entry), attached signs located at a height of 36 feet or less are permitted a maximum aggregate effective area equal to one-square foot per lineal foot of building or leasehold frontage as applicable, or 300 square feet, whichever is less. Where the Leased Premises is at maximum aggregate area on any one facade equal to one S.F. per linear feet of fa(;ade width and a maximum total aggregate area of those of building or tenant frontage on a dedicated street or 300 S.F., whichever is less. 2. Tenant shall install approved signage no later than thirty (30) days after receipt of a Certificate of Occupancy. TYPE OF FASCIA SIGN Non-illuminated or reverse lighted individually pin mounted channel letters. SIZE OF SIGN 1. Depth - 5 1/2"; height - not-to.exceed 36". Multiple Rows - not-to-exceed 36" in total height including spaces between rows. Minimum Letter Size- 10". In any case the overall length or spread of the sign cannot exceed 70% of the total linear measurement of the main entry storefront of leased space or 40'-0', whichever is less. In the case of an irregularly shaped sign or logo sign with letters and/or symbols directly affixed to the wall of a building, the area of the sign shall be the entire area within a single continuous rectilinear perimeter of not more than the proportional maximum height and width limitations noted above. TYPE OF SIGN 1. Lessor will have final review over letter font, style and height. 2. Logos in addition to signage must be approved. They must be proportionate to height of fascia and sign. 3. Box type signs will not be allowed. COLOR Colors are subject to approval by Landlord or his representative. Matte finish required. Colors are limited to white, ivory, or black, unless this r .' . ,- ' -- ~'~:,I~1~'~ ,~ cccmber 9, 2age 2 of 2 C~ON_STRUCTION O_F LFTT__ERS_ 1. Returns and Fronts - .063 aluminum gauge (minimum) 2. Back of letters shall have a minimum of 1/8" clear Plexiglass face. 3. No exposed trim caps permitted. 4. Letters to be pin mounted 1" off building fascia. 5. U.L. label is required. G. ILLUMINAT ON AND WIRING 1. Individual letters to be ~)acklit with neon tubing concealed in the letter and projecting the light source back on the building fascia. 2. Secondary Wiring - All transformers and secondary wiring are to be concealed behind parapets or within soffits. 3. Electrical power shall be brought to required location at Lessee's expense. Routing of conduit shall be below roof deck and not visible. H. PLACEMENT AND INSTALLATION 1. General Notes a. Tenant signage shall be as close to a center-of-frontage location as possible, subject to allowance for positioning corner. b. Attachment of signage to be U.L. approved. No exposed wiring is permitted. c. All fasteners used are to be non-corrosive stainless steel. d. Tenant will be responsible for all damage to the building incurred during sign installation and removal and must patch and paint holes in fascia caused by signage attachment and wiring upon Lease termination. SUB__MITT_AL FO_R APPROVAL 1. Prior to awarding a contract for fabrication and installation, Tenant shall submit thr_ee_ (3) scaled drawings for final review and approval to Lessor. 2. Elevation of building fascia and sign shall be drawn using a minimum zA" = 1'-0" scale. 3. Drawing shall indicate the following specifications: Type, color, and thickness of Plexiglass, type of materials, color and finish used on front and return, type of illumination and mounting method. Tenant's sign contractor shall first visit the site to verify existing conditions prior to preparation of shop drawings; information needed to prepare submittals shall also be obtained during the visit. 4. Drawings must include fascia cross section showing electrical connections. PER__MITS_ All city permits and approvals from the City of Coppell are required prior to sign fabrication. TRAILER SIGNS OR TEM~PORARY SIGNS WILL NOT BE_ PERMITTEE~. THeE FOLLOW!N~_G ARE NOT PERMITTE~D 1. Roof signs or box signs 2. Exposed seam tubing 3. Animated or moving components 4. Intermittent or flashing illumination 5. Iridescent painted signs 6. Letter mounted or painted on illuminated panels 7. Signs or letters painted directly on any surface except as herein provided 8. Signs installed or placed along perimeter of shopping center ,, ,1.~t Jl itl III ilHli!ltJi II ' ii','; '" ~ ~i~'' '