MISC Correspondence
Sent By: INVESTMENTS;
972 991 7500;
Apr-25-07 9:10AM;
Page 2/2
YORKSHIRE WEST REALTY ADVfSORS. LP
1 2201 MERIT DRIVE. SUITE 1 70
OAUAS. TEXAS 75251
972.720-9300 OFFICE
972.991.7500 FAX
RECEIVED
April 25, 2007
IUDI
PLANNING DEPARTMENT
Marcie Diamond
Planning Department
City of Coppell
255 Parkway Blvd
Coppell, Texas 75() 19
VIA FAX and E-Mail
RE: Notilication of Appeal to City Council
Zoning Case - PD.223-C Kimbel Addition
Re-Development, Rcplat and PD - N/E ComeT of Sandy Lake/MacArthur
Marci.e,
Please be advised the applicant in the above case requests a hearing to appeal the Plaruling and
Zoning Commission reconunendation before the City Council un May 8,2007.
Sincer5!:::
(jK)
Alen Hinckley
Yorkshire W cst Realty
972-HS2.921O
cc: Michael Doggett, P.E. - Winkelmann & Associates, Inc.
Page 1 0 f 1
Marcie Diamond - CVS Coppell - Zoning Case - PD-223-C Kimbel Addition
From:
To:
Date:
Subject:
cc:
Alen Hinckley - Ext. 107 <Alen@yorkshire-realty.com>
Jim Witt <jwitt@ci.coppell.tx.us>, Gary Sieb <gsieb@ci.coppell.tx.us>
5/2/2007 11 :20 AM
CVS Coppell - Zoning Case - PD-223-C Kimbel Addition
Marcie Diamond <mdiamond@ci.coppell.tx.us>
RE: Reschedule Request - PD-223-C Re-Development Zoning Case - CVS/Coppell
N/E Corner of Sandy Lake MacAthur Blvd - Kimbel Addition
We respectfully request to be removed from the May 8, 2007 City Council Agenda and have the above case
rescheduled for the May 22, 2007 Hearing.
Thank you for your assistance, I apologize if this causes any inconvenience.
Sincerely,
Alen Hinckley
Alen Hinckley, CCIM
Yorkshire West Realty Advisors, LP
Real Estate & Investments
972-852-9210 DIRECf
MAIN - 972-720-9300
FAX - 972-991-7500
alE:n@yorkshire-reglty,com
file:/iC:'J)ocumel1ts and Settings\mdiamond\Local Settings\Temp\GW}OOOOl.HTM
5/2i200 7
THE.CITY.OF
COPPELL
Ii
MEMORANDUM
DATE:
April 12, 2007
SUBJECT:
Gary Sieb, Director Of~... .~nlg
Jim Witt, City Manager~\)
Northeast Comer of MaCArtt and Sandy Lake
TO:
FROM:
During the past month, there has been an interest in the redevelopment of the northeast comer of
MacArthur and Sandy Lake at the Council level. Redevelopment of this blighted commercial area
is a new challenge for the city of Coppell, its staff, its Planning Commission, and its elected
officials.
In the meetings we have had with you and your staff, I have appreciated the openness and
frankness that you have shown regarding this situation. I believe I speak for the Mayor and
Council when I say that we all realize that planning and development regulations are aimed at
achieving quality development for all of Coppell. In the case of the northeast comer of
MacArthur and Sandy Lake, redevelopment appears to have one last stumbling block, and that is
greenscape vs. parking.
As you and I have discussed we have attempted, both through the developer and CVS Pharmacy
representatives to try to reach some type of compromise. Unfortunately, we have not been able to
avert the showdown of greenscape vs. parking with regard to this development. The present
parking provided on the site, as verified by your staff, meets the requirements of the city of
Coppell Zoning Ordinance. Conversations with CVS indicate they in no way want to reduce the
number of parking spaces that are presently shown on the site plan. Therefore, no compromise
appears to be on the horizon regarding the additional greenscape needed or the sacrifice of the
parking slots that serve the CVS location.
I would say that the super majority of Council feels that in this particular instance, due to the
multiple property owner situation, the blighted conditions on the comer, and the longevity that
these conditions have persisted, that patience is not a virtue. They, as well as the Deputy City
Manager and I, feel that we should make every attempt to secure this proposed development,
which in the end would be in the best interest of the community.
Gary Sieb
April 12, 2007
Page Two
This does not include any compromise on issues of public safety, access, or other matters the
Planning and Zoning Commission feels are essential to maintaining consistency. We would hope
that through negotiation and communication, that some type of compromise could be reached on
the greenscape vs. parking issue. We realize that this is on the April 19 Planning Commission
agenda, and that this memo constitutes a unique addition to the Planning Commission packet.
Please advise the Commission that if they have any questions regarding this memo to direct them
to my office and talk to me directly or Deputy City Manager Clay Phillips.
JW:kb
YORKSHIRE WEST REALTY ADVISORS
May 15,2007
Members of the City Council
Mayor Doug Stover
City of Coppell
255 Parkway Blvd
Coppell, Texas 75019
RECEIVED
PLANNING DEPARrfvlENr
RE: CVS Phannacy & N/E Comer Re-Development
Sandy Lake Road & MacArthur Blvd
Zoning Case PD-223-C
As you prepare for this zoning case, I respectfully ask that you consider a number of key issues as
background and clarification in the zoning submittal for your consideration.
The site plan and renderings presented are the culmination of years of work to enable the pieces of a
complex puzzle to fit together. There are numerous physical lots, ownerships, buildings and businesses
all with different goals, objectives and personalities each with corresponding limitations to the project.
This case represents an opportunity for dramatic upgrades and positive improvements at an intersection
that has struggled with abandoned buildings for years and poorly serves the community both visually
and economically.
Please consider these facts that are unique and site specific hardships to this Zoning Case:
· Physical Limitation of the Papa Johns & Cleaners Existing Building Locations
· Existing Buildings and Old platted Lots did not include today's required setbacks
· Complexity of the Re-Plat across 7 Lots and 6 different Ownerships
. Partial Demolition of an Existing Retail Building & Site work around Papa Johns
. Combination of Abandoned and Ongoing Businesses
· Significant Grade, Design & Engineering Issues between properties that are unique to the site
· Widening of MacArthur and Sandy Lake reduced available Landscape areas & setbacks
Following the Planning and Zoning Commission hearing a number of modifications were made:
· Significant reduction in the size of monument signs and removal of two multi-tenant signs -- as
presented today the signs are appropriately sized and follows the Single Tenant & Muti-Tenant
Guidance of the Ordinance
· Addition of Car Park Screening in front of the CVS on both the MacArthur and Sandy Lake
Side. In a collaborative effort working with the City Engineering Department, we have moved
the Sidewalk to the back of curb along Sandy Lake Road (to match Kroger's sidewalk
alignment) and combined green space areas to allow for larger plant material and landscaping
impact at the intersection. In addition we upgraded size of plant material on both the MacArthur
and Sandy Lake side to accelerate the growth of the screening hedge.
· Clarification of the upgrades of the Existing Retail, include color elevations of all four sides to
match the color scheme of the balance of the project.
We believe that we are presenting a comprehensive, cohesive development that addresses the needs of
the City of Coppell and balances the physical limitations of the site with the economic development that
is proposed. We have endeavored to respond to Staff comments and Planning & Zoning Commission
concerns within the boundaries of issues that we can influence; however, some issues cannot be
modified further due to the limitations and fragile alliances described above.
We trust that you will find our fmal modifications acceptable and we respectfully request your approval
of this revised project as presented.
Sincerely,
~
Alen Hinckley
"1 Winkelmann
\" &Associates, Inc.
CONSULTING CIVil ENGINEERS . SURVEYORS
March 9, 2007
Marcie Diamond
City of Coppell
255 Parkway Blvd.
Coppell, TX 75019
(972) 304-3676
(972) 304-7092 fax
RE: Re-Development of In-Fill Tract
PD-223-C Kimbel Addition and Replat
NEC Sandy Lake Rd. & MacArthur Blvd.
Ms. Diamond,
We offer the following response to your March 1, 2007 DRC comments.
ENGINEERING:
Landscape Plan L1
1. No trees should be placed within the sewer easement. It appears that two trees on Lot
9R and one tree on Lot 14R are being proposed within the sewer easement.
Response: The tree in the easement conflict has been resolved.
FIRE ADMIN.:
1. Show existing and proposed fire hydrants.
Respollse: Allfire hydrants are labeled on the site plan.
2. Fire lane, as shown, does not adequately serve the property. Extend fire lane along
west side (parallel to MacArthur) to the front of the CVS (south side) to Kimbel Court.
Response: Fire lane has been added in specified location.
3. Fire lane shall be a minimum of 1 1/2 times the height of the building, away from the
building (showing 35ft b~dg., fire lane must be 52ft from bldg).
Response: CVS is 28' in height which would require the fire lane to be located 42'
away from the building. This requirement cannot physically be achieved.
4. CVS will be required to be equipped with an approved automatic fire sprinkler system.
Response: The building will have a sprinkler system.
5. Show fire department connection (pDC) location for CYSt Must be within 50 ft of a
fire hydrant and on the same side of the fire lane.
Response: The FDC will be located at least 42' from the building and adjacent to a fire
hydrant and the fire lane.
G:\ot':f\ffi~~~Hrfa:}i8~~~1qrt?,\yai conomiP.-1r~~&.doC(972) 490-7090 Fax (972) 490-7099
PARKS
1. Tree Removal Permit required prior to start of construction.
Response: The comment is understood.
2. Based on Tree Survey L-3 (2/14/07), project is 85.5 inches short for tree mitigation.
$8550.00 will due at time Tree Removal PeImit is pulled.
Response: The calculations have been corrected and the comment is understood.
PLANNlNG
Site Plan - Sheet CSP
1. Revise the Lot #'s so that they are sequential. In other words, change Lot l4R to
11R.
Response: Our request is to leave the lot numbers as shown.
2. Include dimensions of the boundaries of each 10t.
Response: Dimensions are now provided.
3. Include dimensions of all proposed buildings.
Response: Dimensions are now provided.
4. Add the following rows to the Site Data Table, as part of the requested PD
Conditions (requested variances for each lot):
Setbacks:
Front -required. 60'
provided
Side yard-required 30'
Provided
Provided
Rear yard - required 20'
Provided
Response: Information has been added to the Site Data Table
5. Standard parking spaces are 19' in depth, but can be reduced to 17' if2' additional
width in landscaping is provided adjacent to the perimeter buffer area - neither condition
is being met.
Response: Due to site constraints, the parking stall size provided is the maximum size
that can physically be achieved.
6. Parking 10t landscaped islands are required, at a minimum, every 15 parking
spaces, and need to be a minimum of 150 square feet per island, several are missing and
many are substandard in size.
Response: This site plan incorporates the maximum possible amount oflandscaping
while providing minimum required parking for consumers.
7. There appears to be a potential contlict with the new drive-thru for Papa J obn's,
the loading dock, the dumpsters, and the drive-thru for CVS.
Response: CVS loading is very infrequent (once per month) and can occur during off-
peak hours so as not to impede traffic flow.
8. Monument signs are required to be setback 15' from property lines adjacent to
streets and 75 feet from other property lines. - It appears that NONE of the signs are
complaint with these setback regulations.
Response: Monument signs are in the .safest location for this development.
G:\office data\work\395\63\OA\pd comment response.doc
9 . Need to include elevations of proposed monument signs, including dimensions,
total square footage, materials, colors, font, and extemallight source, if any.
Response: The sign package has been provided with our Resubmittal.
10. The drive-tbru for the bank adjacent and parallel to MacArthur Road is not
acceptable. Drive tbru-facilities need to be sited so that the visibility is obscured from the
MacArthur, being a Primary Image Zone. The configuration of the bank site plan is
inconsistent with banks approved in Coppell.
Response: Given site constraints, this is the only possible layout for a bank on this site.
11. There are concerns with the functionality of the various 10' wide drive tbru lanes.
Response: The bank and CVS drive-thru lanes are larger than 10' wide.
Landscape Plan - Sheet L-l
1. Delete information on the "not a part" lots
Response: Comment has been completed.
2. Revise the symbols for the various plant types; it is very difficult to differentiate
them on the plan.
Response: Comment has been completed.
3. Dimension landscape buffers, where provided.
Response: Comment has been completed.
4. Parking lot landscaped islands are required, at a minimum, every 15 parking
spaces, and need to be a minimum of 150 square feet per island, several are missing and
many are substandard in size.
Response: This site plan incorporates the maximum possible amount of landscaping
while providing minimum required parking for code and customers.
5. Need to include locations of monument signs to determine potential conflicts with
proposed landscaping.
Response: Signs are now shown on the landscape plan.
6. Need to include locations of existing and proposed utility easements to determine
potential conflicts with proposed landscaping.
Response: Utility easements are shown on the landscape plan.
Landscape Plan - Sheet L-2
1. Add a column to the Data Tabled labeled "PD Condition" which will specify the
actual variance being requested (i.e. 2,908 required, 2,000 provided, 908 deficit).
Response: This item has been completed.
2. Correct the non-vehicular landscape calculations to be net of the interior and
perimeter landscape areas, as required in the Landscape Ordinance.
Response: This item has been completed.
3. Delete last note which states "Parking Lot Screened from public view by min 30"
shrubs", this screetiing only exists in very limited areas, and therefore needs to be added
to the list of variances as included in #1 above.
Response: This item has been completed.
G:\office data\work\395\63\OA\pd comment response.doc
Elevations :
General Statement: The applicant stated that they intend to make all buildings (existing
and proposed) architecturally compatible... this is not evident from the various
documents submitted.
Response: Elevations were revised to be more architecturally compatible and to meet
the spirit of the ordinance.
CVS Elevations:
1. Proposed Signage exceeds maximum permitted by ordinance.
Front elevation 90 square feet allowed - 176 square feet being requested - 95% larger
than permitted.
Side Elevation 135 square feet permitted - 183 square feet being requested - 35% larger
than permitted.
Response: The signage shown is being requested as a PD Condition.
2. Proposed signage in not compliant with colors regulated in the sign ordinance.
Response: CVS red signage is their trademark. Given the existing red letters for Papa
John's and CVS's major competitor around town, we feel the signage shown should be
acceptable.
3. The building elevations are not Compliant with Section 12-23-5.3 of the Zoning
Ordinance which states:
Exterior wall surfaces should consist of no more than three colors-a base color,
and/or a trim color, and/or an accent color. The base color may be utilized on up to 100
percent of the surface area of anyone facade of a building. 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
fac;ade... Indicate percentage of masonry materials
Response: Elevations have been modified to meet the intent of the ordinance.
4. Submit a color board at the DRC Meeting - The color board shall indicate the
name of the proposed project and show a sampling of all proposed materials in the
appropriate color and labeled accordingly.
Response: A color board has been submitted.
Bank - No elevations have been submitted, but will be required if to be incorporated in
this Detail Site Plan.
Response: All conditions of the PD shall address setbacks, Landscaping and
orientation of the Bank Site. The Bank will be required to have its elevation and brick
color and signage approved by the Commission and City Council at a later time.
New Retail Building:
1. Need to indicate sign areas. - Response: Completed
2. Indicate percentage of masonry materials. Response: Complies with Code
3. Submit a color board at the DRC Meeting - The color board shall indicate the
name of the proposed project and show a sampling of all proposed materials in the
appropriate color and labeled accordingly. Response: Completed as Requested
G:\office data\work\395\63\OA\pd comment response. doc
Existing Retail Building:
1. Specify paint colors for exterior of building. - Response: Paint shall match
Papa Johns Red Brick
2. Indicate existing signage to remain. - Response: Completed as Requested
PLAT COMMENTS
ENGINEERING:
Replat
1. Right-of-way or a sidewalk easement should be provided at the northwest comer of
Lot 8R.
Response: The easement has been provided.
2. A common access easement should be provided off the fire lane from Lot 9R to the
proposed bank access on the east side of Lot 8R.
Response: The easement has been provided.
3. A common access should be provided from Sandy Lake Rd. right-of-way'to Lots lOR
and 12R.
Response: The easement has been provided.
4. The proposed sanitary sewer easement for the relocated sewer line should be a
minimum of20 foot, not 15 foot as shown.
Response: The easement has been corrected.
5. Has this entire tract been purchased by one person? Tax records show several different
owners for the proposed five lots. If so, all the owners will need signature blocks on the
plat?
Response: There are multiple owners for this site. Signature blocks have been added.
Preliminary Grading Plat
6. All of Lots lOR, 12R and most of 14R should drain south and east to the existing inlets
and pipes installed with the Sandy Lake Rd. improvements.
Response: Drainage plan has been modified.
7. All drainage should be picked up on site for those areas and discharged to the
appropriate 10cations.
Response: Drainage plan has been modified.
8. The proposed location of your driveway onto Sandy Lake Rd. conflicts with an
existing inlet. Either the inlet or the driveway needs to be relocated.
Response: The inlet will be relocated.
9. Information should be provided on how Lots 8R, 9R and the remainder of Lot 14R will
drain.
Response: Drainage plan has been modified.
Preliminary Utility Plan P-3
10. The notes on the plan should be enlarged so that they can be properly read. In
particular, the notes associated with the CVS Pharmacy cannot be read.
Response: The text size has been increased.
11. No water/sewer services are being shown for Lot 14R. If you are utilizing existing
water/sewer services for Lots 9R and l2R, they should still be shown.
Response: Water & Sanitary sewer services are now shown.
G:\office data\work\395\63\OA\pd comment response.doc
FIRE ADMIN:
1. Proposed fire lane does not adequately serve the property.
Response: The fire lane layout has been modified.
2. Show utility easements required for the double detector check valve vaults.
Response: The easement will be added.
PLANNING
1. Revise the Lot #'s so that they are sequential.. in other words, change Lot 14R to
l1R.
Response: Our request is to leave the lot numbers as shown.
2. Abandon the existing building lines, established by previous plats and establish
new building lines reflective of current ordinances.
Response: Old building lines will be abandoned by plat.
3. Provide signature blocks for all property owners, that will be owners at the time
that rep1at will be filed with the county.
Response: Signature blocks have been added.
4. Add a signature block for Time Wamer ( cable).
Response: Signature block has been added.
If you have any questions, please give me a call.
I .t(
Michael T. ert, P.E.
Winkelmann & Associates
(972) 490-7090
(972) 490-7099 fax
mdoggett@winkelmann.com
cc: David Williams - AGOe
Mike Clark - W Al
Alen Hinckley - Yorkshire West
.3~S-((.:i>. OAr-
G:\office data\work\395\63\OA \pd comment response. doc
~-~--"----_._._........
March 6, 2007
Marcie Diamond
Planning Department
City of Coppell
255 Parkway Blvd
Coppell, Texas 75019
RE: Lot 8R- Bank Site Elevations
N/E Comer of Sandy Lake / MacArthur - Redevelopment
PD-223-C Kimbel Addition - Zoning Case and Replat
Marcie,
At this time the Bank's Architect has not completed the elevations for review by the City Staff
and Commission.
It is our understanding that PD-223-C Kimbel Addition and zoning case shall continue to address
all necessary site plan approvals (such as setbacks, landscaping, fire lanes, and other items
included in the PD) except the Bank will be required to have future approval by the zoning
commission and council of the elevations, brick color/material and building signage.
sinCab
Alen Hinckley
Yorkshire West Realty
972-852-9210
SENT BY: INVESTMENTS #2;
,~.. '''-WI 10;4' ~I(U""
972.991 -7500;
FEB-15-07 4:20PM; PAGE 2/2
T-453 P.DOtIODZ F-2~3
February 14.2007
RECEIVED
, 1..J )'1n7
PLANNING
DEPARTMENT
City of Coppell
PllllUlins Department
255 Parkway Boulevard
Coppell. Tcxas 7S019
1m: Re Development ofNEC of MacArthur and Sandy LGJce - City of Coppell. TX
Planned Developmcnt Rc-Zoninl and Rc-P1M of a combined area of2.907 Acres
Eight (8) Lots of Kimbel Kourt Addition :R.e-developed into Five (5) Sites
Please be advi~d that the following owners acknowledge and support the re-zoning and
fe.platting of va do us lots and buildings at the above listed intenection.
Alcn I-Ib1ckley is authorized to proceed with the Zoning Application, Subdivision Re-Plat
Application and orher necessary procedures for the above listed Zoning Case.
,
I .1--. '_
J, I c,~~ 2ZC
Lot 7 &, 12
C"~
Lot 11
Annada CApital
Lm~
UEIEMPP
Lot 1 &. 14
Mercury ReSDw'ces Group