Agenda Item PH 071007
THE.CITY.OF
DEPT: PLANNING
DATE: July 10,2007
ITEM #: 1 6
AGENDA REQUEST FORM
COPPELL
o WORK SESSION
o CONSENT
I t/' REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-221 R3-HC, Duke Lesley Addition. zoning change from PD-221-HC (Planned
Development-221-Highway Commercial) to PD-221 R3-HC (Planned Development-221 Revision 3-Highway
Commercial) to attach a Concept Plan for retail and restaurant uses on 17.4 acres of property located at the
northwest corner of Belt Line Road and IH 635.
GOAL(S):
o
EXECUTIVE SUMMARY:
The following P&Z condition remains outstanding:
1) Work with the engineering staff to address concerns related to traffic
circulation and ingress/egress (similar to a TIA).
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
ACTION TAKEN BY COUNCIL:
On June 21,2007, the Planning Commission unanimously
recommended approval of this zoning change (6-0), subject
to the above-stated conditions. Commissioners Frnka, Kittrell,
McCaffrey, Haas, Fox, and Reese voted in favor, none opposed.
Motion to close Public Hearing & Approve subject to
condition 1 above and need to clarify the northern
mutual access to be adjacent to the hotel
Staff recommends approval.
M - Tunnell
S - Franklin
Vote - 5-0
Hinojosa-Flores & York absent
.
itA
Libby Ball
2007.07.18
12:11:53
-05'00'
IcOl 7P[")-??1 k'':\-Hr [")1 Arlrln l_Ak'
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-221 R3-HC, Duke Lesley Addition
P&Z HEARING DATE:
c.c. HEARING DATE:
June 21, 2007
July 10, 2007
STAFF REP:
Marcie Diamond, Assistant Director of Planning
LOCATION:
NWC of Belt Line Road and IH 635
SIZE OF AREA:
1 7.4 acres of property
CURRENT ZONING:
PD-221-HC (Planned Development-221-Highway Commercial)
REQUEST:
Zoning change request to PD-221 R3-HC (Planned Development-
221 Revision 3-Highway Commercial) to attach a Concept Plan
for retail and restaurant uses.
APPLICANT:
Prospective Purchaser:
Guillermo Perales
3318 Forest Lane, Suite 200
Dallas, Texas 75240
469.682.9843
FAX: 972.719.9389
Architect:
Bryan Moore
DBA Architects
702 N. College
McKinney, Texas 75069
469.667.5095
FAX: 972.547.4102
HISTORY:
This property has recently been rezoned from a Highway
Commercial District to a Planned Development for Highway
Commercial uses to allow tilt-wall construction and additional
attached signage on office buildings that are 50,000-square-feet
or larger and to allow the development of mixed uses, including
retail, office and hotel on a total of 78.5 acres of property. Also on
this agenda is a request for a hotel on approximately 5 acres of
property.
TRANSPORTATION:
LBJ Freeway is a portion of the interstate highway system and is
built to standard within a variable width right-of-way. Point West
Boulevard is a local street in the process of being constructed.
When completed, it will be a concrete street with a 50-foot right-
of-way.
ITEM #10
PAGE 1 of 5
SURROUNDING LAND USE & ZONING:
North - vacant office land; "PD-221 R-HC", Planned Development
South - LBJ Freeway, Coppell City Limit Line
East - vacant retail land; "PD-221-HC", Planned Development
West - LBJ Freeway and vacant commercial land; "A",
Agriculture
COMPREHENSIVE PLAN:
The Coppell Comprehensive Plan shows the property as suitable
for retail and commercial uses.
DISCUSSION:
The stated purpose of this Concept Plan is basically four-fold:
· To establish circulation patterns for this tract and provide
access to the hotel tract;
· To allow variances to the Sign Ordinance, including 35' tall
multi-tenant and single tenant signs, more than one sign per
lot, and variances to the placement of those signs;
· To assure general compliance with the provisions of the
Landscape Ordinance except for allowing alternative
compliance; and
· To provide that all buildings and signage will be architecturally
compatible, as will be established during the detail site plan
(rezoning) process.
CIRCULATION PATTERNS
This concept plan provides various fire lanes and mutual access
easements that provide access to all tracts and abutting land
uses. First, Private Drive "A" will provide a direct connection from
Belt Line Road to Point West Blvd; parallel to LBJ Freeway,
providing access to the proposed hotel, 7 pad sites, and the
proposed retail center. This drive will also act as an alternative to
the "service road" for eastbound traffic. Given the density of the
proposed developments and the amount of trips envisioned, staff
is very concerned with the functionality of this 24-feet mutual
access drive/fire lane, and recommends the following revisions:
. Widen the paving to allow for a minimum of two-way traffic as
well as turning movements.
. Delete all head-in parking onto this drive.
. Realign the first intersection to be a minimum of 150 feet from
Belt Line Road.
. The construction of Private Drive "A" shall be completed from
Belt Line Road to Point West Boulevard prior to the issuance of
any building permits for vertical construction on the Hotel site
or other sites adjacent to this drive.
Second, similar issues exist with Private Street "B" at the
intersection of Belt Line Road. This intersection will be served by a
full median, which could potentially support a high volume of
traffic. Staff recommends that head-in parking be deleted and
ITEM #10
PAGE2of5
the first intersecting driveway be a minimum of 150 feet from Belt
Line Road.
Finally, the Concept Plan provides for three mutual access
easements to the north of the office development. Staff fully
supports these connections that would allow the employees of
the office park direct access to the retail and restaurant uses
without accessing Belt Line Road.
SIGN ORDINANCE
The second purpose of this request is to provide a Conceptual
Design and locations for all detached signs within this retail
development currently not permitted in the Sign Ordinance.
Specifically requested are:
· Three - 35-foot tall, Multi-tenant pylon signs: two signs along LBJ
Freeway and one on Belt Line Road at Private Street" A".
· Six - 35-foot tall, single tenant pylon signs along LBJ and;
· Four 6-foot tall, 60-square-foot, single tenant monument signs
along Denton Tap.
As indicated on the Concept Plan, the locations of these signs are
not in compliance with the regulation of the Sign Ordinance.
Specifically:
· Not providing the minimum setbacks - 15-feet from street right-
of-way, 75-feet from property lines other than those property
lines fronting the street right-of-way.
. More than one sign per lot.
Additionally, the conceptual design of the Multi-tenant signs does
not comply with the requirement that "All individual tenant name
plates must be of uniform size, color and font". Finally, is unclear if
these signs are intended to be illuminated internally or externally.
An argument can be made to support the additional height of
signs along the very important freeway; however, the proposed
35-foot tall pylon sign proposed at the intersection of Belt Line
Road and "Private Street A" can not be supported. During the
detail design phase, it is assumed that the placement of these
signs will meet the setbacks of the Sign Ordinance, and variations
are only being granted to allow for two signs on the lots at the
corner of LBJ & Belt Line; LBJ & Point West and Belt Line & Private
Street "A". The second signs on these lots are proposed to be
multi-tenant signs.
The single tenant monument signs along Belt Line should be
limited to 40 square-feet, unless the lot exceeds the 2 acre
minimum required for a 60-square-foot sign. Again, external
illumination is essential.
ITEM #10
PAGE3of5
LANDSCAPE ORDINANCE
The next stated purpose of this request is to establish that all
landscaping comply with Article 34 of the Coppell Zoning
Ordinance, with the exception that the required 10-foot
landscape buffer along internal property lines may be waived
adjacent to mutual access easements to reduce the amount of
concrete drive aisles, improve circulation, and an equivalent
amount of landscaped area and trees will be provided interior to
the site or along the perimeter of each parcel.
staff supports this concept as long as the required amount of
landscaping and trees are provided.
ARCHITECTU RAL COMP A TI 81 L1TY /DET AI L SITE PLAN APPROVAL
The final discussion point relates to architectural compatibility of
the buildings, the signage and the requirements for detail site plan
approval. Staff understands that there are no specific users for
any of these pad sites, and that the size and layout of the tracts
will most likely be adjusted once users are defined and detail site
planning occurs. It must be noted that NONE of the tracts, as
shown on the Illustrative Plan are compliant with the Landscape
or Sign Ordinances. It is therefore understood that prior to any
development on this property this PD will need to be amended to
attach detail plans which will include site plans, landscape plans
and elevations. It is assumed that at that time, architectural
compatibility (Purpose statement #3) and development in
accordance with the Highway Commercial District regulations will
be provided. Finally, it is also assumed that the location of the
signs will be compliant with the setback regulations of the Sign
Ordinance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-221 R3-HC, Duke Lesley Addition subject to:
1. Private Street "A" being revised as follows:
a. Widen the paving to allow for a minimum of two-way traffic
as well as turning movements.
b. Delete all head-in parking onto this drive.
c. Realign the first intersection to be a minimum of 150 feet
from Belt Line Road.
d. Construction of Private Drive "A" being completed from
Belt Line Road to Point West Boulevard prior to the issuance
of any building permits for vertical construction on the
Hotel site or other sites adjacent to this drive.
2. Private Street "B" being revised as follows:
a. Head-in parking being deleted.
b. The first intersecting driveway being a minimum of 150 feet
from Belt Line Road.
3. Mutual Access points being provided to the employment
centers (office/industrial areas) to the north.
ITEM #10
PAGE4of5
4. The location of all detached signs being in accordance with
the Sign Ordinance.
5. All detached signs being externally illuminated.
6. Monument signs along Belt Line being limited to 40 square-
feet, unless the lot exceeds the 2 acre minimum required for a
60-square-foot sign.
7. Landscaping for each tract complying with Article 34 of the
Coppelf Zoning Ordinance, with the exception that the
required 10-foot landscape buffer along internal property
lines may be waived adjacent to mutual access easements if
an equivalent amount of landscaped area and trees are
provided interior to the site or along the perimeter of each
parcel.
8. Prior to development on any tract, Site Plans (PD
Amendments to attach a Detail Plan) shall be submitted to
assure architectural compatibility, compliance with the HC
District and Landscaping regulations, and proper circulation.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Concept Plan
2) Illustrative Plan
ITEM #10
PAGE5of5
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LO T 10:
69,264 SF
l. THERE WILt BE NO HEAD-IN PARK.ING ON PRIVA TE DRIVE "A"_
2 PRIVATE DRIVE "A. MUST BE CONSTRUCTED IN liS ENTIRETY BEfORE ANY BUILDING PERMITS FOR ANY
OF THE THE ADJACENT PARCELS. INCLUDING THE HOTEL SITE. WILL BE ISSUED.
J THERE WILt BE NO HEAD-IN PARKING ON PRIVA TE DRIVE "8",
4, ALL LOCA TION5 OF DETACHED SIGNS !Mil BE IN ACCORDANCE WITH THE SIGN ORID/NANCE
5. AU MONUMENT SIGNS WILL BE EXTERNALL Y ILLUMINATED
6, ALL MONUMENT SIGNS ALONG BEL TLlNE ROAD WILL BE LIMITED TO 40 SQUARE FEETUNl..ESS THE LOT /S
LARGER THAN 2 ACRES. IN THIS CASE THE SIGNS WILL BE LIMITED TO 60 SQUARE fEET.
7. lANDSCAPING FOR EACH TRACT SHALL COMPL Y ....,TN ARTICLE 34 OF THE COPPELL ZONING ORDINANCE.
WITH THE EXCEPTION THE REQURED 1O-FOOT LANDSCAPE BUFFER ALONG INTERNAL PROPERTY LINES MAY
BE WAIVED ADJACENT TO MUTUAL ACCESS EASEMENTS IF AN EQUIVALENT AMOUNT OF lANDSCAPED AREA
AND TREES ARE PROV!DED INTERIOR TO THE SITE OR ALONG THE PERIMETER OF EACH PARCEl..
8. PRIOR TO DEVELOPMENT ON ANY TRACT, SITE PLANS (POJWENDMENTS TOATTACHA DETAIL PLANJ
SHALL BE SUBMITTED TO ASSURE ARCHITECTUAL COMPA TlBILlTY, COIvlPLlANCE WITH THE He DISTRICT AND
LANDSCAPING REGutA TIONS, AND PROPER CIRCULA nON.
9 PRIVATE DR!VE "A' WILL BE A IvIINlMUM OF 32 FEET AND HAVE VEfflCULAR TURNING MOVEMENTS AT AU
PARCEL ACCESS POINTS
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PURPOSE STATEMENT
THE PURPOSE OF THIS CONCEPTUAL MASTERPLAN IS
TO ESTABLISH CIRCULATION AND REA PATTERNS WITHIN
THE 17.39AGRES IN BENEFIT TO THE OOIJf:lLE TREE
HOTEL SITE AND THIS RETAIL SITE.
#12. TO ESTABLISH PYLON SIGNAGE LOCATIONS ATEACH
PARCEL FRONTING 1.1"1. 835 (LBJ FREEWAY). PYLON
SIGNAGE NOT TO EXCEED 35 FEET IN HEIGHT AND 200
SF. THESE PYlONS SHALL BE ARCHITECTURALLY
CaMPA TIBLE WITH THE BUILDING IN TERMS OF STYLE
MATERIALS, AND COLORS
~ TO ESTABLISH THAT ALL BUILDINGS BUILTIN THIS
DEVELOPMENT SHALL BE ARCHITECTURALL Y COMPATIBLE
AND COIvIPL Y WITH ALL PROV!SIONS LISTED IN SEe
12.22.5 OF THE CITY OF COPPELL 'WC" REGUlATIONS
TO ESTABLISH THA T ALL LANDSCAPING SHAll COMPLY
WITH ARTICLE 34 OF THE COPPELL ZONING ORDINANCE
WITH THE EXCEPTION THAT THE REQUIRED 10'
LANDSC<'PE BUFFER ALONG INTERNAL PROPERTY LINES
MAY Bf WAIVED ADJACENT TO IvIUTUAL ACCESS
EASEMENTS TO REDUCE THE AMOUNT OF CONCRETE
ORlvE AISLES. AND IMPROVE CIRCULATION, AND
AN EQUIVALENT AMOUNT OF LANDSCAPED AREA AND
TREES SHALL BE PROVIDED INTERIOR OR ALONG THE
PERIMETER OF EACHPARCEL
#I~.., TO ESTABLISH THA T EACH PARCEL MUST SUBMIT A
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