CC approval on 11/9/2004AGENDA REQUESTFORM
COPPELL
DEPTi Planning
DATE: November 9, 2004
ITEM #: 13
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-207-C, Ballet Academy of Texas, zoning change request from C (Commercial)
to PD-207-C (Planned Development-207-Commercial) to allow the construction of an 11,214-square-foot ballet
studio on 1.17 acres of property located along the south side of Fitness Court, approximately 350 feet west of
Denton Tap Road.
Motion to close Public
Hearing and Approve
subject tO conditions 1 & 3
below
GOAL(S): M - York
S- Raines ? ~=-
EXECUTIVE SUMMARY: Vote - 6-1
Tunnell voted against
Date of P&Z Meeting: October 21, 2004
Decision of P&Z Commission: Approved (7-0) with Commissioners Borchgardt, Hall, McCaffrey,
Foreman, Milosevich, Kittrell and Reese voting in favor. None opposed.
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Approval is recommended, subject to the following conditions:
1) Obtain permission from property owner to the south to extend driveways/fire lanes into their property.
If permission cannot be procured, approval of the Fire Marshal of alternate fire protection is required.
2) Metal awnings are not allowed. Replace with fabric in same color scheme.
3) Provide street width dimensions for Fitness Court.
....... c.~. (CONDITION MET)
5).,.~,,.,,,~,,.~ ......... o,~,,;"- shall not exceed ~,O on
(CONDITION MET)
Staff recommends approval.
Agenda Request Form - Revised 09/04 Document Name: ~ 4PD-207-C, BAofTX ! -AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-207-C, Ballet Academy of Texas
P & Z HEARING DATE:
C.C. HEARING DATE:
October 21, 2004
November 9, 2004
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Along the south side of Fitness Court, approximately 350' west
of Denton Tap Road.
SIZE OF AREA:
1.17 acres of property
CURRENT ZONING:
C (Commercial)
REQUEST:
PD-207-C (Planned Development-207-Commemial) to allow the
construction of an 11,214-square-foot ballet studio on the property.
APPLICANT:
Mark Wainscott, Architect
4815 Keller Springs Road
Addison, Texas 75001
(972) 447-9119
FAX (972) 447-9110
HISTORY:
There has been no recent development history on the subject tract.
TRANSPORTATION:
Page 1 of 4
Denton Tap Road is a P6D, six-lane divided thoroughfare
contained within a 110- to 120-foot right-of-way. Fitness Court is
a local commercial street with variable right-of-way.
Item #7
SURROUNDING LAND USE & ZONING:
North - parking lot; C (Commercial)
South - access drive, fire lane; C (Commercial)
East - parking lot, restaurant; C (Commercial)
West - parking lot, Everybody Fits gymnastics facility; C (Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for neighborhood retail uses of which this use
is acceptable.
DISCUSSION:
This proposal calls for an l l,000-sqUare-foot ballet studio being
constructed on a one acre parcel west of tlle Taco Bell restaurant, east of
the Everybody Fits gymnastics facility along Fitness Court. This is a
good use for the parcel in that it is compatible with Everybody Fits and
offers specialized training in ballet. The use is appropriate, but there are
staff concerns. The proposal meets some of our development code
regulations, but was submitted as a P~ because of a number of
development alterations the applicant feels are justified. As submitted,
relief is requested for the required 60-foot front-yard setback,
landscaping requirements, parking requirements and awning construction
material. We can support some of these requests, but must recommend
against others.
The reduction from 60 to 50 feet for the front yard can be supported
because where parking is shown in the front of the building, a setback in
excess of 60 feet is being provided. The only area where the 60-foot
guideline is violated is for the main entrance to the building where no
parking is being proposed. Continuing with the parking issue, the
number of parking spaces is shown as 46. We don't have a definitive
parking standard for a ballet academy, but based upon the applicant's
knowledge of these uses, a ratio of 1:250 appears reasonable. Our
research has indicated a parking ratio of 1:200 is required in some cities,
but we are comfortable with the 1:250 proposed here.
Regarding landscaping requirements, the applicant complies with our
standards with the exception of the non-vehicular requirement. Almost
6,000-square feet of non-vehicular landscaping is required, the applicant
is providing 3,800. However, when landscaping on the overall site is
calculated, landscaping shown is in excess of 13,000-square feet, which
is over 25% of the site. As a general rule, buildings of this size on sites
of this dimension require 22-27% landscaping, so we can support the
Page 2 of 4
Item#7
overall landscaping shown. We do recommend, however, that the
spacing of trees be increased from 25 to 30 feet.
The size of the monument sign appears slightly greater than 40-square
feet and minor redesign of the monument sign will bring it into
conformance with code. The applicant has indicated that the sign will
not exceed 40-square feet. We will make that a condition of approval.
Another staff concern relates to awning design. As submitted, the
applicant requests metal awnings. In all commercial, office and retail
districts, the Zoning Ordinance specifically states that "Awnings are
limited to canvas, or a lusterless, non-metal material that closely
resembles canvas..." This building has no less than 25 awnings, and staff
strongly feels provisions of the Ordinance should be followed here. We
cannot support the applicant's request for metal awnings.
Finally, fire safety is of crucial importance in any construction project.
As called out on the Site Plan, fire lane access is proposed to extend
from Fitness Court south to the Albertson :property. Written permission
needs to be obtained from the Albertson property owner allowing this
project to tie into the existing fire lane. We have been told that obtaining
permission may be difficult due to ownership changes. If that is the
case, fire safety will have to be approved by the Fire Marshal and that
will be an additional condition of approval regarding this request.
RECOMMENDATION TO THE PLANNING AND ZONiNG COMMISSION:
Staff recommends APPROVAL of this request subject to the following
conditions:
1. Obtain permission from property owner to the south to
extend driveways/firelalhes into their property. If
permission cannot be piocured, approval of the Fire
Marshal of alternate fire protection is required.
2. Metal awnings are not allowed. Replace with fabric in
same color scheme.
3. Provide street width dimensions for Fitness Court.
4. All over-story trees nee~l to be planted a minimum of
30 feet apart.
5. Monument sign shall not exceed 40-square feet.
6. Provide parking at a ratio of 1:250.
Page 3 of 4
Item #7
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:
I) Site Plan
2) Floor Plan
3) Elevations
4) Landscape Plan
5) Attached sign design
Page 4 of 4
Item #7
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