CCPH Agenda Request 052207
COPPELL
,. "."
DATE:
PLANNING
May 22, 2007
THE.CITY.OF
DEPT:
AGENDA REQUEST FORM
ITEM #: 1 1
o WORK SESSION
o CONSENT
I./~ REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-223-C and S-1114-C, Kimbel Addition, zoning change request from C (Commercial),
S-1085-C and S-1114-C to PD-223-C and S-1114-C (Planned Development 223-Commercial and Special Use Permit
1114-Commercial) to allow the construction of two retail/medical buildings, a bank, the retention of an existing
take-out restaurant (S-1114-C, Papa John's) and a portion of an existing retail structure, totaling 25,245-square-feet,
and to allow a reduction in landscaped areas, required setbacks, alternative signage colors, sizes and locations and
other deviations from the requirements of the Zoning Ordinance, on 2.9 acres of property located at the northeast
corner of Sandy Lake Road and MacArthur Boulevard.
GOAL(S):
EXECUTIVE SUMMARY:
See attached correspondence dated May 2,2007, requesting to be rescheduled for the May 22,2007 City Council
meeting.
See attached letter from Alen Hinkley dated April 25, 2007, appealing the Planning Commission's decision to Council.
A 3/4 VOTE OF COUNCIL (6 OUT OF 7) IS NECESSARY TO OVERTURN THE PLANNING COMMISSION'S DENIAL OF THIS
ZONING CHANGE.
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
ACTION TAKEN BY COUNCIL:
On April 19, 2007, the Planning Commission voted for denial
of this zoning change request (7-0) based on building setbacks,
landscaping, monument signs, attached signage and overall
aesthetics of this development.
G.' .~.
Motion to close Public'Hearing
M - York S - Hinojosa-Flores Vote - 7-0
. * ***** * * **** * * *********** *****.**. *
Staff recommends denial.
Motion to Approve with the site plan, elevation, sign
and landscaping plan as presented by Applicant (with
amended signage) and amended elevation allowing
for EFIS on existing retail center ~. ~!s~~~5'OO'
M - Brancheau S - York Vote - 6-1 Tunnell against
1(Q)1nPfI_??':\_r!l<1 1 l.d-r I(A l-AJ;l
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-223-C and S-1114-C'l Kimbel Addition
P&Z HEARING DATE:
April 19, 2007, (Postponed on March 15,2007, prior to
consideration, per the applicant's request)
c.c. HEARING DATE:
May 8, 2007
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
Northeast corner of Sandy Lake Road & MacArthur Blvd.
SIZE OF AREA:
2.9 acres of property
CURRENT ZONING:
C (Commercial)
REQUEST:
Zoning change to allow the construction of two retaiVmedical
buildings, a bank, the retention of an existing take-out
restaurant (S-1114-C, Papa John's) and a portion of an existing
retail structure, totaling 25,245-square-feet, and to allow a
reduction in landscaped areas, required setbacks, alternative
signage colors, sizes and locations and other deviations from
the requirements ofthe Zoning Ordinance.
APPLICANT:
Applicant:
Alen Hinckley
Yorkshire West Realty Advisors, LP, Inc.
12201 Merit Drive, Suite 170
Dallas, TX 75251
(972) 720-9300
FAX: (972) 991-7500
Engineer:
Michael Doggett
Winkelmann & Associates, Inc
6750 Hillcrest Plaza Drive, Ste. 100
Dallas, TX 75230
(972) 490-7090
FAX: (972) 490-7099
ITEM # 12
Page 1 of7
HISTORY:
In November 1994, Council approved S-1085 to allow for the expansion of
Gloria's Pizza, whose initial restaurant pre-dated the requirement for an
SUP. This restaurant has since relocated to another retail center in Coppell,
thus allowing for the partial demolition of this retail building. S-1114 for
Papa John's was approved in December 1996. This existing take-out only
pizza establishment (with no drive-thru) was constructed soon after the
adoption of the CIVIC Report, but prior to the codification of the
recommendations for colors and materials of attached signs; however, the
design, materials and colors of the building and the monument sign were
compliant with those recommendations.
TRANSPORTATION:
MacArthur Boulevard and Sandy Lake Road are six-lane divided
thoroughfares, which are built to standard.
SURROUNDING LAND USE & ZONING:
North - vacant land and Lakeside Elementary School; MF-2 (Multifamily-2)
South- Universal Academy and vacant retail; PD-97-R (Planned Development-97-
Retail)
East - Landscape Nursery and City water facility; R (Retail) and MF-2
(Multifamily-2)
West - Kroger; C (Commercial)
COMPREHENSIVE PLAN:
The Coppell Comprehensive Master Plan shows the property
as suitable for Neighborhood Retail uses.
DISCUSSION:
The applicant has submitted a revised sign package. The other exhibits have
not been revised. The revisions to this staff report are noted as follows:
additions are double underlined and deletions ere in strikcthrough.
While the community would benefit economically from the redevelopment
of this corner, the fact that this property is in a Primary Image Zone and an
important retail intersection, it is not in the best interest of the community to
support a development which tetally disregards Zoning Ordinance
requirements as they relate to minimum building setbacks, landscaping
requirements, ~and colors of attached signage, location, size and types of
monument signs, and a number of other development guidelines. If this
plan is approved, as submitted, it would essentially render the enforcement
of the regulations of the Zoning Ordinance on future development or
redevelopment projects difficult, at best.
In short, this plan complies with few requirements of the Zoning Ordinance.
The applicant is requesting that these deficits be cured through PD
conditions. The amount and severity of variances required per lot and per
building are too numerous to detail in this staff report, but they are specified
in various tables on the Site and Landscape Plans submitted by the
ITEM # 12
Page 2 of 7
applicant, although there are inconsistencies with the data within the tables
and what is shown on the Landscape Plan. The following is a detailed
analysis of variances (PD Conditions) requested for the CVS lot, which are
typical of those requested on the other lots. Following that analysis are
summaries of the issues with the other lots.
CVS (Lot lOR) - proposed 12,900-square-foot retail store.
PD Conditions - variances requested:
. Reduction in the side yard setback from 30 to 10 feet.
. Providing only 14% of the required landscaping. Specifically,
19,419-square-feet of landscaped area is required, only 2,685-
square-feet is being provided, which includes deficits in:
o Number, size and location of landscape islands within the
parking lot.
o Provision of three- and six-foot wide perimeter landscaped
buffers adjacent to Sandy Lake and MacArthur (both Primary
Image Zones), where 15-foot-wide buffers are required, and
no perimeter landscaping is being provided adjacent to
internal property lines, where 10-foot-wide buffers are
required.
o No landscape screening hedge being provided adjacent to the
parking spaces along Sandy Lake Road.
o Only 60-square-feet of the required 4,851-square-feet of non-
vehicular landscaping being provided.
. Proposed Attached Signage exceeds maximum permitted:
e Front elevation - 90-square-feet of signage allowed 159
110.34 square-feet being requested - 76%1 larger than
permitted.
e Side Elevation - 135-square-feet permitted - ~112
square-feet being requested 35% larger than permitted.
o There will be 222.34 sauare-feet of attached signs (225
sauare feet of signal!e is oermitted based on the buildinl!
frontal!e). and an
e Additional 41.38-square-feet of sign age shown on the canopy
over the drive-through. Not including the visible sign behind
the glass over the front door, there is a total 384 square feet
of signage proposed fm this retail building. Under the Sign
Or-dil'lcll'i.cc, that amount of signage '.yould only be permitted
on a building in the Light Industrial district, \vhoso height
exceeds 200 feet.
o Proposed signage is not compliant with colors regulated in
the Sign Ordinance (red versus white/ivorylblack or other
neutral color), but could be aooroved as a PD Condition if
deemed aoorooriate.
. Proposed Monument Sign), not permitted by Sign Ordinance due to:
o 8' setback provided while 15' is required.
I These conditions apply to all four monument signs being requested. Further, the bank lot is requesting two signs,
where only one sign would be pennitted.
ITEM # 12
Page 3 of 7
o 63-square-foot sign requested and a maximum 40-square-foot
sign permitted.
o Individual tenant name plates for multi-tenant signs must be
of uniform size, color and font. The sign elevation indicates a
variety of sizes, colors and fonts.
(') In.hH''fially ilhimin.at@8 m61Ulm@n.t sigHS, aB f@tJ.M@St@8, are
stfl@t1y prehihit@8 hy th@ &glf Crtfimwe8. (monument signs
have been revised to be externallv lit)
o The off-premise nature of this sign is also prohibited.
. Elevations
While the elevations of the building, specifically, the color of brick
field (main) brick versus the accent brick have improved since the
initial submission, it still appears not to be compliant with the
following regulation in the Zoning Ordinance:
Exterior wall surfaces should consist of no more than three
colors -- a base color, and/or a trim color, and/or an accent
color... Another color, other than a base color, shall be
permitted on up to only 5 percent of the surface area of anyone
facade, and an accent color on up to only 1 percent of the
surface area of anyone fayade. ..
It appears that the accent color accounts for more than the 5% of the
fayade. To be more architecturally compatible with similar
developments in Coppell, if the lighter brick is replaced with a
darker brick then white/ivory attached signs, which are compliant
with the Sign Ordinance, would be more visible.
Papa John Pizza (Lot 9R)
This existing restaurant is proposed to be retained. However, as part of this
PD, a drive-thru is requested to be added along the south side of the building
and the southern driveway onto MacArthur relocated, eliminating most, if
not all, of the landscaping that currently exists in front of the building. The
existing Papa John's monument sign, which currently complies with the
Sign Ordinance, will be replaced by a 64-square-foot, in.t@mally lit, multi-
tenant, off-premise sign (on the bank lot), as described above.
Existing Retail Building (Lot 12R)
The applicant intends to demolish approximately 1,600-square-feet of the
existing concrete block and metal building and add a drive-thru lane
adjacent to the east side of the building. There is matured landscaping along
Sandy Lake Road and adjacent to the east property line. Per this plan,
approximately half of the landscaping along Sandy Lake Road will be lost
due to the relocation of the existing driveway and ALL of the landscaping
along the east side of the building will be destroyed to add this 10-foot-wide
drive-thru lane between the existing building and the retaining wall. The
functionality of this new drive-thru lane is also questionable.
New Retail/Medical Building (Lot 14R)
This is proposed to be a 3,033-square-foot retail/medical building with 19
parking spaces. To support this size of building, side and rear yards have
ITEM # 12
Page 4 of 7
been reduced to 10 feet (from 30' and 20', respectively), parking space
depth to 17 feet and only 38% of the required landscaping is being provided.
Proposed Bank (Lot 8R)
The Site Plan for the 4,200-square-foot bank with five drive-thru lanes
includes: a reduction in both front and rear yard setbacks; parking spaces
depth reduced to 16.5 feet, where 17' is the minimum, severe deficiencies in
landscaping, and two illegal monument signs. The drive-thru facilities are
planned to be adjacent and parallel to MacArthur Boulevard, which is also
not acceptable. Drive-thru facilities need to be sited so that visibility is
obscured from Primary Image Zones (MacArthur Boulevard). The
configuration of the bank Site Plan is inconsistent with banks approved in
Coppell. No elevations have been submitted for this bank; therefore, it
could not be approved as a Detail Plan.
OVERALL PLAN COMMENTS
. Staff is concerned with the potential conflicts, safety and
functionality of the area where the proposed drive-thru for Papa
John's, the double dumpster, CVS's double drive-thru for the
pharmacy, and the loading dock all converge.
. Standard parking spaces are required to be 19' in depth, but can be
reduced to 17' if 2' additional width in landscaping is provided
adjacent to the perimeter buffer area. None of the parking spaces
comply with these minimum requirements.
. Sanitary Sevier easement between Lots lOR and 12R is indicated on
the Plat to be 20 f{)ot wide and on the Site Plan to be 15 foot ,>vide.
. None of the fire lanes meet the radii requirements. making fire
apparatus access very difficult. There are concessions being made by
the developer that help offset fire and life safety issues, however, the
fire lanes are not compliant with the code which will allow for
adeauate fire orotection.
. It must be noted that if this orooertv were one lot. some of the site
olanninvlandscaoinl! issues could addressed. however:
o the amount of landscaoed areas beinl:!: orovided is still
aooroximatelv 1/3 of what would be reauired (40.046 sauare
feet reauired. 27.396 sauare feet orovided. calculated with
oerimeter landscaoinl:!: only beinl:!: reauired adiacent to
streets). however the tree count exceeds the minimum
reauired bv 17: and
o Only one monument silffi would be oermitted.
While staff would like the opportunity to be fully supportive of a
redevelopment plan for this very important intersection in our community,
this PD request disregards most of the development standards as codified in
the Zoning Ordinance for landscaping, setbacks, signage. There has been
ITEM # 12
Page 5 of 7
no apparent attempt to balance the deficits in the request with additional
amenities (i.e., additional landscape materials, controlled signage, etc.). The
applicant is simply over-building the site. Understanding that as our
community matures, redevelopment, both residential and non-residential,
some concessions may need to be made to support the economic health.
However, any benefit from the granting of this request would be obscured
by the disregard for the community standards and the ordinances in the City
of Coppell. This would be the new standard that future proposals would
refer to when referencing development guidelines.
Attached to this staff reoort is a memo from Jim Witt. City Manager. to
Garv Sieb. Director of Planning. dated Aoril 12. 2007 concerning this
orooosed develooment. In that memo (which the manager states is uniaue).
he exolains the dilemma we face when dealing with vacant structures.
ootential redevelooment which will eliminate the evesore. vet at a once
which reflects a disregard for our develooment guidelines.
As he ooints out. the Citv has made a concerted effort to resolve our
concerns with this case. conducting several meetings with the aoolicant. to
no avail. He goes on to say that the Council has discussed the issue in
general terms and feels this oroiect warrants serious consideration as
submitted. The bottom line: should we ignore regulations that have been
long term develooment standards for a oroiect that eliminates an evesore
within the community? On one hand. develooment here over the last 20
years or so has adhered to the Zoning reauirements and we have the citv we
have today. Existing develooments have followed those guidelines. On the
other hand. the Question remains: is this oroiect imoortant enough to ignore
those standards in the Quest for redevelooment? In a oerfect world. the
develooer should abide bv the rules as we have stated in our staff
recommendation. As we all know. this is not a oerfect world. and the
Q.uestion to be addressed is to what extent to we ignore our guidelines for the
sake of develooment. That is a Question the Commission must answer.
RECOMMENDA TION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of PD-223-C and S-1114-C, Kimbel
Addition, due to the plan's disregard for even the minimum requirements for:
· Building Setbacks;
. Landscaping;
· Monument Signs;
. Attached Signs;
· Fir€lllm€l radii, and
. Overall aesthetics ofthis development.
ALTERNATIVES:
I) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ITEM # 12
Page 60f7
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Memo from Jim Witt to Garv Sieb. dated Aori112. 2007
2) Site Plan
3) Landscape Plan
4) Landscape Data Tables
5) Tree Survey and Mitigation Plan
6) Elevation of Existing Retail Building a portion of which to be retained ( 2 pages)
7) Elevation and Floor Plan of new retail building
&j Signage Package (3 pag@s) Revised Sirn Packae:e (2 oae:es)
9) Color Elevation of CVS
ITEM # 12
Page 7 of 7
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CITY OF COPPELL
PLANNING DEPARTMENT
Addendum to
Case No.: PD-223-C and S-1114-C~
Kimbel Addition May 22~ 2007
On April 19, 2007, the Planning and Zoning Commission followed staffs recommendation and
denied this request based on the plan not adhering to the minimum requirements for:
· Building Setbacks;
· Landscaping;
· Monument Signs;
· Attached Signs; and the
· overall aesthetics of this development.
On May 1, 2007 the applicant submitted revised Site and Landscape Plans, Monument and
Attached Sign exhibits, and Color Elevations for Council's consideration.
The Site and Landscape Plans were revised to include the relocation of the sidewalk along Sandy
Lake to accommodate a landscape hedge of Burford Hollies (7 gal) within the 3' landscape buffer
area. All other landscape variances are still being requested as PD conditions. A PD condition
was added to the Site Plan by the applicant indicating that the bank site plan "shall be fully
approved, except for elevation and signage".
The revised Attached Sign exhibit includes a reduction from the original request of 384 square
feet of attached signage to 222.26-square-feet, which is complaint with the size regulations of the
Sign Ordinance. These signs are still not compliant with colors in the Sign Ordinance (red versus
white/ivorylblack or other neutral color), but could be considered as a PD condition.
The proposed Multi-Tenant Monument Signs have been revised to be compliant in terms of size
(reduced from 63 to 40 feet) external vs. internal illumination, and the individual tenant name
plates are now uniform in size, color and font. However, variances are still needed to allow for: a
reduction in the setbacks of the signs from the streets and abutting property lines; to allow two
signs on one tract (the bank lot); and to permit two off-premise signs.
Finally, the additional Color Elevations that were submitted clarified that the fa<(ade of the
existing building (the portion to be retained and currently occupied by the cleaners) will be painted
to match the color brick proposed for the CVS and the new retail building.
ITEM # 12
Page 1 of 1
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CVS/pharmacy
April 3, 2007
Carter::Burgess