CCPH Agenda Request/Staff Rpt 081407
AGENDA REQUEST FORM
THE.CJTY.OF
COPPELL
DEPT:
PLANNING
DATE:
August 14, 2007
ITEM #: 1 3
o WORK SESSION
o CONSENT
l.f I REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-228-HC, Vista Ridge Retail, zoning change from HC (Highway Commercial) to
PD-228-HC (Planned Development-228-Highway Commercial) to establish a Concept Plan for retail and restaurant
uses on 14.8 acres of property, and to attach a Detail Site Plan to allow the development of a grocery store with
restaurant, convenience store with fuel sales & drive-through and retail uses on approximately 11 acres of property,
located at the northeast corner of S.H. 121 and Denton Tap Road.
GOAL(S): _
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Approve grocery store lot 6 parking as shown (15 space reduction).
2) Detail landscaping for lots 1-4 will closely follow Concept Plan.
3) Approve grocery landscaping with 26 additional trees in lieu of 7,400 square feet of landscape area.
4) Approve landscape shortage on lots 5, 6, 7 of 4,000 square feet by providing additional 37 trees over code requirement.
5) Approve landscape plans for lots 5, 6. 7 as shown with modifications listed above.
6) Approve sign locations on lots 5, 6, 7 at this time; reserve decisions on other lots until detail plans are submitted.
7) Provide lot 5 canopy plans to include dimensions. materials, lighting and that the color of the canopy match the color of the
main building.
8) Submit for staff review the TIA prepared by the applicant prior to the August 14, 2007 City Council meeting.
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
On July 19.2007, the Planning Commission unanimously
recommended approval of this zoning change (6-0). subject to the
above-stated conditions. Commissioners Haas, Kittrell, Borchgardt,
Fox. Reese and Frnka voted in favor, none opposed.
Staff recommends APPROVAL.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Motion to close Public Hearing & Approve subject to
conditions 1, 2, 3, 4, 5, 6 & 8 above and condition 7
to be work with staff to revise the gas pump canopy
elevation to replace the red, shiny metal with another
material while maintaining the red color
M - Tunnell
S - Peters
Vote - 7-0
. Libby Ball
~ .. 2007.08.21
10:38:47
-05'00'
l(a)n4pn-??R-Hr VR Rptnil l-AR
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-228-HC. Vista Ridae Retail
July 19,2007
August 14, 2007
Gary L. Sieb, Director of Planning
Northeast corner of S.H. 121 and Denton Tap Road
1 4.8 acres of property
HC (Highway Commercial)
Zoning change request from HC, Highway Commercial to PD-228-
HC (Planned Development-228-Highway Commercial) to establish
a Concept Plan for retail and restaurant uses on 14.8 acres of
property and to attach a Detail Site Plan to allow the
development of a grocery store with restaurant, convenience
store with fuel sales & drive-through and retail uses.
Developer:
United Commercial Development
David Dunning
7001 Preston Road
Suite 500
Dallas, Texas 75205
(214) 224-4604
Fax: (214) 219-2080
Engineer: Winkelmann and Assoc.
Michael D. Clark, PE
6750 Hillcrest Plaza Drive
Suite 1 00
Dallas, Texas, 75230
(972) 490-7090
Fax: (972) 490-7099
ITEM #7
PAGE 1 of 7
HISTORY:
TRANSPORTATION:
In February of 1998, Presbyterian Hospital was granted Site Plan
approval on this 14.8 acre parcel (which has since expired) that
allowed two buildings-a 75,000 square foot ambulatory care
facility and a 45,000 square foot medical office. In September of
2004, in conversations regarding an adjacent development, staff
was advised that the hospital use was still envisioned for this
property, but in subsequent conversations we have learned that
the hospital is no longer contemplated here, thus the zoning/use
change before you now.
In October of 2004, Council approved the development of
severa' one and two story general and medical office buildings
on 7.7 acres of property just east of this request. That property has
been partially developed with those proposed uses, and leases
for occupancy is underway with some buildings now leased up.
Denton Tap Road is a P6D, six-lane divided thoroughfare (120 feet
of right-of-way). Highland Drive is in the city of Lewisville and has
been developed to Lewisville standards in a 75 foot right-of-way.
State Highway 121 has been developed to freeway standards,
contains one-way service roads, each 33 feet wide, within 450 feet
of right-of-way.
SURROUNDING LAND USE & ZONING:
COMPREHENSIVE PLAN:
DISCUSSION:
North -single-family residences/church; city of Lewisville
South -State Highway 121 ; city of Lewisville
East-developed office/medical buildings; HC, Highway Commercial
West -vacant land; HC, Highway Commercial
The Comprehensive Plan of May 1996 as amended shows the
property as suitable for regional retail uses.
This proposal outlines seven lots on a 14 acre site, and includes a
variety of uses ranging from a Market Street grocery store, a gas
station, a retail strip center and severa' bank and restaurant pad
sites. In addition, two detention ponds are proposed to address
run-off concerns. Initial development will include Lots 5, 6 and 7
and use of each is described below.
USES
The development will occur in phases, with Phase One to include
a 69,800 square foot grocery store on a 6.9 acre site, a 20,000
square foot retail strip building on a 2.9 acre parcel, and a 2,300
ITEM # 7
PAGE2of7
square foot gas station/restaurant on 1.2 acres. As envisioned,
the gas station will double as a convenience store noted as "A
Taste of Market Street". The station is proposed to have five pump
islands protected by a canopy. The exhibits provided by the
developer did not show the design, material, height, size, lighting,
etc. of the canopy and that needs to be provided no later than
the Commission hearing date. Staff will evaluate the canopy
information at that time. The grocery store is shown to have a
6,700 square foot outdoor dining area in addition to the store
itself. It also has a drive-thru facility on the east side of the
building. In addition, the store is shown to have enhanced entry
paving to assist in off-setting the landscape deficiency which will
be discussed under the "landscape" heading.
The gas station is a 2,300 square foot building and includes the
"Taste of Market Street" food service. On the east side of the
building, a drive-up lane has been provided to accommodate
drive-thru users picking up food orders. There are at least 5
stacking spaces shown, as required by code.
The retail building in Phase One is proposed to be an "l" shaped,
20,000 square foot structure. At the present time no known leases
have been announced for this addition, although a drive-thru
lane has been provided on the north side of the building. This
would suggest some sort of restaurant, cleaners, etc. use is being
contemplated here. The Zoning Ordinance calls for any retail
building over 5,000 square feet to provide one loading space of
12 by 30 feet. This building does not provide one.
There are two detention ponds on this site to address drainage
concerns and each has a stone retaining wall that matches the
building materials of the structures proposed. Each also has a 42
inch decorative metal fence on top.
All buildings in Phase One have minimum 60 foot setbacks along
Denton Tap and Highland Drive and each building is at least 60
feet away from an adjacent one.
PARKING
Parking for the gas station is shown to be 12. Minimum station
parking is 6 and the additional spaces are provided for walk-in
traffic. The retail building site contains 135 spaces (101 would be
code requirement) but no loading space is shown, as is required
for any retail building exceeding 5,000 square feet. The final
building shown for Phase One is the grocery store. Parking
required of the store itself is 349. Site parking for the store shows
401. However, because the grocery also shows an outdoor dining
area of 6,700 feet, 68 spaces in addition to the 349 would be
required by code. Therefore, the 401 spaces are technically 16
ITEM #7
PAGE 3 of 7
short of requirement. Staff believes 401 spaces for the grocery is
sufficient and would recommend their approval through the PD
zoning process. Taking all proposed uses into consideration the
Plan shows 530 spaces as required and notes that 548 spaces are
being provided in Phase One. The addition of a loading space
for the retail outlet seems relevant, and will be a condition of staff
approval.
LANDSCAPING
Here's where thing get a bit complicated. Our perimeter
landscaping ordinance requires a minimum of 15 feet of
landscaping along streets (this plan complies) and 10 feet of
landscaping on interior lot lines. That means landscaping of 20
feet (10 feet on each property line) is required between lot lines.
This application has generally taken that into consideration and
although the landscaping is not immediately adjacent to the
interior lines, the detention ponds, tree islands, and landscape
areas serve that purpose, and are allowed to count as perimeter
by code. Therefore, perimeter landscaping complies (primarily on
lot 6) IF the concept shown for lots 1 through 4 is followed in Detail
submittal. We assume that will occur when detailed plans are
submitted for these lots, and is a condition for staff approval.
Phase One lots 5, 6, and 7 are in for Detail PD approval. Lots 1-4
have also provided preliminary landscape data and staff analysis
reflects that compliance with our landscaping ordinance is shown
on these conceptual plans.
Lot 5 is short of non-vehicular open space by 195 feet. In
calculating landscape requirements, the applicant erroneously
figured overall site square footage to be 49, 428 square feet when
it should have been 51,401. However, there is an overage of 974
feet of interior landscaping, so from a staff perspective, Lot 5
complies with our ordinance.
Lot 6 is short of required non-vehicular open space by almost
7,400 square feet (7,361). That figure is arrived at by giving credit
for and counting the concrete paver outdoor dining area of 6700
square feet as "enhanced landscaping", a policy we have
utilized in the past. This site is proposing 26 trees over ordinance
requirements, and being a PD an exception to the required non-
vehicular landscaping can be granted. The question to be
addressed is if the 26 additional trees compensates for the 7,400
square foot shortage of non-vehicular open space.
Lot 7 is the retail lot and it complies with all elements of the
ordinance except front yard requirements. The ordnance states
50% of landscaping must be in the front yard, and on this site the
applicant is 2,700 square feet short. However, overall this lot is
ITEM #7
PAGE 4 of 7
2,500 square feet over the amount of landscaping required by the
Zoning Ordinance-it's just in the wrong place! That being the
case, staff can support this retail proposal assuming the loading
issue is resolved.
That said, overall the three sites in for detail approval are almost
4,000 square feet short of required landscaping. However, the
applicant has addressed that issue by providing 37 trees more
than code would require. The decision to be made here is to
determine how comfortable we are trading off required
landscape area for more trees.
One minor comment regarding landscaping: the common and
scientific name of Texas Ash needs to be reversed in the Plant
Table on Sheet L-1.
SIGNAGE
The signage package is in general conformance with our
ordinance requirements. Two sign types are proposed; two multi-
tenant signs of 60 square feet each are shown on Lots 6 and 7.
Each lot is at least two acres in size, so these signs conform to
code relative to size, setback, and material. They do not conform
to the 75 foot minimum property line spacing. The plan also shows
monument signs of 40 square feet each for lot 5 and all
conceptual development sites. Five signs are identified on the
plan. These signs meet size, setback, and material code
requirements, but lots 3 and 4 do not meet the 75 foot
requirement.
Because lots 1-4 are conceptual, and lot dimensions have not
been finalized, it is possible that these signs can be made to
conform to code when detailed plans are submitted. For lots 5, 6,
and 7 a modification to the ordinance is requested and is
reflected in staff conditions.
Attached signage on the gas station is proposed for all four sides.
We can support only the 33 square foot sign shown on the front
(west) side of the station. The other signs are somewhat
superfluous, and will not be seen with build-out of adjacent
buildings. The attached signage for the grocery store and retail
building is appropriate. We support the signage package with
the understanding that all attached signs will conform to code.
BUILDINGS
The three buildings shown for Phase One development are
generally well designed, have somewhat of a uniformity that
conveys a sense of unified development and include building
materials that compliment what has already been built in
ITEM # 7
PAGE 5 of 7
Coppell. Floor plans have been requested so we can evaluate
overall code requirements regarding parking, fire code
stipulations, use, and other concerns. A condition of approval will
address that request. The gas station needs work. It is less that
80% masonry as the upper elevations are shown to be EFIS. This
building is somewhat out of sync with the rest of the proposal and
should reflect the same building material as the grocery and retail
building. We propose elimination of the EFIS and addition of the
same materials used on the other structures. We assume that the
vacant parcels will eventually be developed in a like manner and
utilize the same building materials, scale, signage, landscaping
and sense of identity.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request based upon the following
conditions:
1. Provide one loading space on retail lot 7.
2. Approve grocery store lot 6 parking as shown.
3. Detail landscaping for lots 1-4 will closely follow Concept Plan.
4. Approve grocery landscaping with 26 additional trees in lieu of
7,400 square feet of landscape area.
5. Approve landscape shortage on lots 5, 6, 7 of 4,000 square
feet by providing additional 37 trees over code requirement.
6. Approve landscape plans for lots 5, 6, 7 as shown with
modifications listed above.
7. Approve sign locations on lots 5,6,7 at this time; reserve
decisions on other lots until detail plans are submitted.
8. Lot 5 gas station attached sign on front of building only.
9. Need floor plans of all building on lots 5, 6, 7.
10. Provide lot 5 canopy plans to include dimensions, materials,
lighting, color, etc.
11 . Gas station needs to reflect same building material as other
structures, eliminate vast amounts of EFIS.
12. Provide water to lots 2 and 3.
13. The 8 inch water line along S.H. 121 and Highland was built by
the developer to the east. Engineering is in the process of
creating a pro rata agreement.
14. Reverse the common and scientific name of Texas Ash on
Sheet L-1
ALTERNATIVES:
1 )
2)
3)
4)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
Recommend taking the request under advisement to a future date.
ITEM # 7
PAGE60f7
ATTACHMENTS:
1 )
2)
3)
4)
5)
6)
7)
8)
9)
Zoning Exhibit/Concept Plan (CON)
Concept Landscape Plan (L-1)
Concept Landscape Plan (L-2)
Concept Landscape Plan (L-3)
Site Plan (CSP)
Landscape Plan Lots 5, 6, 7 (L-1 A)
Landscape Plan Lots 5, 6, 7 (L-2A)
Concept Elevations (EL-02, Sheet 1)
Concept Elevations (EL-02, sheet 2)
ITEM # 7
PAGE7of7
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