CC 010808
THE.CiTY.OF
DEPT:
PLANNING
AGENDA REQUEST FORM
corrELL
DATE:
January 8, 2008
ITEM #: 1 0
D WORK SESSION
D CONSENT
o REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-228R-HC, Bank of America zoning change request from PD-228-HC (Planned
Development-228-Highway Commercial) to PD-228R-HC (Planned Development-228 Revised-Highway Commercial) to
attach a Detail Site Plan to allow the development of a 4,634-square-foot bank with five drive-thru lanes on 1.028 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. Dimension total length of landscape area in front of drive-thru lanes.
2. That the applicant look to reduce the landscaping shortage to within 500 feet of code by using the following range
of options:
a. A lane reduction from five to four lanes.
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
ACTION TAKEN BY COUNCIL:
On December 20, 2007, the Planning Commission recommended
approval of this zoning change (5-0) subject to the above-stated
conditions. Commissioners Shute, Frnka, Sangerhausen, Shipley and
Kittrell voted in favor, none opposed.
Motion to close Public Hearing & Approve subject to
conditions 1 & 2 above
Staff recommends APPROVAL.
M - York
S - Peters
. Libby Ball
U 2008.01.09
_ 09:48:28
-06'00'
Vote - 7-0
@Ol PD-228R-HC, VR Ret, BOA, l-AR
CITY OF COPPEll
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-228R-HC# Vista Ridge RetaiL
Lot 1 # Block A (Bank of America}
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
December 20, 2007
January 8, 2008
Gary L. Sieb, Director of Planning
NE corner of S.H. 121 & Denton Tap Road
1 .028 acres
PD-228-HC (Planned Development-228-Highway Commercial)
Zoning change request to PD-228R-HC (Planned Development-
228 Revised-Highway Commercial) to attach a Detail Site Plan to
allow the development of a 4,634-square-foot bank with five
drive-thru lanes located at the northeast corner of S.H. 121 and
Denton Tap Road.
Owner/Seller:
Texas Health Resources
611 Ryan Plaza Drive
Arlington, TX. 76011
Developer:
United Commercial Dev.
David Dunning
7001 Preston Road
Suite 500
Dallas, TX. 75205
(214) 224-4604
Fax: (214) 219-2080
ITEM #4
PAGE 1 of 6
- T
Engineer:
Winkelmann and Assoc., Inc.
Michael D. Clark, P.E.
6750 Hillcrest Plaza Drive
Suite 100
Dallas, Texas 75230
(972) 490-7090
Fax: (972) 490-7099
HISTORY:
In February of 1998, Presbyterian Hospital was granted Site Plan
approval on a 14.8 acre parcel, of which this request is a part.
That 1998 request proposed two buildings-a 75,000 square foot
ambulatory care facility and a 45,000 square foot medical office.
In late 2004, staff learned the hospital was no longer interested in
building on this site. This past August, a Conceptual Planned
Development zoning change was granted on the 14 acre parcel
allowing seven individual lots. A Detail Plan was approved on
three lots in Phase One development, permitting a 2,300 square
foot gas station/restaurant on 1.2 acres, a 20,000 square foot retail
building on 2.9 acres, and a 69,800 square foot Market Street
grocery on 6.9 acres. The remaining 3.8 acres was shown to
include a bank site (the 1.0 acre application before you here) and
three pad sites on the rest, each requiring Detail Site Plan
approval before development can occur.
TRANSPORTATION:
Denton Tap Road is a P6D, six-lane divided concrete thoroughfare
(120 feet of 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:
North-vacant property; PD-228-HC, (planned Development 228,
Highway Commercial)
South-State Highway 121; city of Lewisville
East -vacant land and developed office; PD-205R-HC, (Planned
Development 205R-Highway Commercial)
West-vacant land; HC, (Highway Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996, as amended, shows the
property as suitable for regional retail uses.
ITEM #4
PAGE 2 of 6
- T
DISCUSSION:
. - T
Bank of America is proposing a 4,600 square foot bank building
with five drive-thru lanes on this acre parcel. This use was shown in
conceptual form when the initial Planned Development zoning
was granted on this property in August of 2007. In general, we
support the use being requested. The applicant has been
cooperative in modifying this plan in a number of areas as he
proceeded through the review process. For example,
landscaping and material selection were modified to more
closely meet Coppell standards-more on each of these
elements a bit later in this recommendation. Signage has been
altered, and an explanation of circulation patterns has been
included in our review sessions. The remainder of this discussion
will focus on these areas.
LANDSCAPING
This plan does not meet our landscape requirements. It is almost
3,300 square feet short, with the vast majority in non-vehicular
open space, which should be 15% of the lot not covered by
building (45,026 lot size minus 4,635 feet of building footprint times
15% equaling 6,011 square feet). In addition, they are short of
perimeter landscaping which requires a 10 foot landscape strip
on each side of a common property line. In the case of the east
property line, 10 feet of landscaping can not be achieved
because of the driveway. To compensate for this (and as
allowed by ordinance), the applicant has increased the width of
one of his planter islands and added additional landscaping in
the pedestrian entrance. He has also shown a 5 foot "grid"
pattern to provide more interest in the paving material. A little
more thought on this paving surface-- exposed aggregate,
stamped patterned concrete, etc. could increase the definition
of "landscaping" and reduce the non-vehicular shortage to 2,900
square feet.
We have always encouraged bank users to screen their drive up
lanes with the main building, other physical barriers, or place
them at the rear of the property, hidden from the public right of
way. This is an ordinance provision that has been relatively
successful as most banks hide the service lanes. In this case,
because of the corner lot and the lack of adequate acreage, this
bank has not done a very good job of addressing this
requirement. They made an attempt to angle the building a bit
to hide the lanes, but the lack of sufficient lot area made that
proposal impractical. In attempting to address this problem, they
have increased their landscaping west of the lanes to 23 feet,
added a three-foot berm, proposed a solid screening hedge at
the top of the berm and added four over-story Oaks. Although
we would prefer a solid, physical screen, the added landscaping
appears to be a good compromise.
ITEM #4
PAGE 3 of 6
- - T
MATERIALS
When the earlier, Conceptual Plan was approved in August, there
was considerable discussion regarding materials to be
incorporated in construction of all buildings on this 14 acre parcel.
What was presented at that time included stone, brick, roof and
mullion material color, muted paint colors, common architectural
design, and uniform signage throughout the development. The
notes shown on this applicant's exhibits as well as the color board
submitted reflect the same material selection and similar
architectural design originally presented. We support the design
of this project.
SIGNAGE
Signage square footage raises some concern. Our ordinance
specifies that buildings located on corner lots are allowed to
include the linear footage of those portions of the building facing
each street in determining overall square footage signage
dimensions. Thus, based on the fact that this building faces both
the 121 Service Road and Denton Tap, 142 square feet of signage
on all sides of the building is allowed. This application requests
that 154 feet-or 12 feet over our requirement-be allowed here.
By slightly reducing the size of the major entry sign on the 121
frontage, this applicant could easily meet our zoning standards
and not require any variance to our ordinances. Other than size,
signage meets our requirements. The monument sign falls within
our size guidelines, color is appropriate (black on the monument,
white on attached signs with white logos). We do need
dimensions of the monument signage to insure logo and sign
identity meet size requirements.
CIRCULATION/PARKING
This proposal shows property lines bisecting two circulation routes
around this bank, one on the north side, one on the east side. We
have been advised by this applicant that the half roads outside
these lot lines will be constructed by the developer of the overall
plan before or while this property is being developed. The Site
Plan notes: "Paving as part of overall development by others".
Provided that occurs, we can support the traffic pattern created
by this development, and make the paving note a condition of
approval.
We did have questions regarding traffic flow at the drive thru
facility and the fact that there are two drive-up units per lane.
As explained by the applicant:
"Double stack drive thru lanes create a means for
aiding in handling more customers simultaneously. On any
ITEM #4
PAGE4of6
given lane, one car enters the lane. If the car stops at the
first customer unit the teller will request them to pull
forward to the front unit. The second car will pull into the
customer unit. The teller coordinates both transactions
and will release the car A transaction first. Car A should
clear the lane while car B is being served..."
We were told this is common practice in the banking industry and
works quite efficiently. Although we have not experienced this
set-up in Coppell, we are willing to support it as this bank has
stacking space for at least five cars in five lanes.
Parking more than meets code and each space reflects our
minimum dimension requirement. In addition, landscaping is
provided at the ends of each bay of parking with the exception
of one area needing correction to the Site Plan as specified in a
condition below. Required parking is 23 spaces. This bank is
providing 35, which we have been told is an absolute minimum
based on this user's standards. If the number of parking spaces
was at ordinance requirements, additional landscaping could be
provided and the landscape shortage would be reduced. Even
a reduction in the number of drive-thru lanes from 5 to 4 would
help the landscape shortage, and would be worth pursuing at the
public hearing.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions:
1. Show distance between drive-thru lanes on Site Plan.
2. Note on Site Plan that pedestrian paved area will be in 5 foot
grids, change paving surface.
3. Dimension total width and length of landscape area in front of
drive-thru lanes.
4. Exterior Finish Schedule Attachment exhibit needs to change
elevation titles to indicate direction of elevation, not right,
front, left, back.
5. Dimension copy size on monument sign including logo.
6. Overall signage is 12 feet greater than allowed. Reduce
signage to comply with code.
7. Site Plan needs to reflect landscape island at west entry
parking lot, in front of building.
8. Landscaping is 2900 to 3300 square feet short. Additional
landscaping needs to be provided more in line with code
requirements.
9. Paving total width of north and east circulation lanes will be
accomplished with development of this property.
ITEM #4
PAGE 5 of 6
. T
ALTERNATIVES:
ATTACHMENTS:
- - T
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.
1) Site Plan
2) Landscape Plan
3) Exterior Finish Schedule (in color)
4) Exterior Elevations
5) Exterior Signage
6) Floor Plan
7) Color Board
ITEM #4
PAGE 6 of 6
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