AGNREQ PH 041409 AGENDA REQUEST FORM T N E.`' T".°` DEPT: PLANNING
COPPELL DATE: April 14, 2009
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ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-240-HC, North Gateway Center, zoning change request from HC (Highway
Commercial) to PD-240-HC (Planned Development-240-Highway Commercial), to establish a Concept Plan for a
nine-lot commercial development on 12.362 acres of property located at the northwest corner of S.H. 121 and Denton
Tap Road.
GOAL(S): ~
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EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
Site Plan:
1. Development is responsible for the 4th leg of the traffic signal at the intersection of Highland Drive and Denton Tap.
The driveway may need to be shifted depending on the location of the existing traffic signal.
2. Revise last note within the PD conditions table to state that the only exception to the landscape section of the
Zoning Ordinance relates to slight modifications to the perimeter landscaping along the interior property lines and all
other categories of landscaping shall be adhered to.
3. Staff will determine if a decel lane is warranted for the driveway at Highland Drive.
Tree Survey:
1. Revise note at bottom of tree survey to state that, "Phase one development will not require any existing trees to be
removed. Tree mitigation will be addressed during future phases that require tree removal."
RECOMMENDED ACTION: ACTION TAKEN BY COUNCIL:
APFROVED BY
On March 19, 2009, the Planning Commission unanimously CITY COUNCIL
recommended approval of this zoning change (5-0) subject to the ON ABOVE DATE
above stated conditions. Commissioners Shute, Frnka, Haas, Kittrell Motion to close Public Hearing & Approve subject to
and Shipley voted in favor, none opposed. Commissioner conditions listed above
Sangerhausen abstained due to conflict of interest. M- Tunnell
S - Franklin
• Libby Ball
~/Ot8 - ~-0 2009.04.15
Staff recommends APPROVAL. ,,:4,z,
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@02 PD-240-HC, NGC, 1-AR
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-240-HC, North Gotewav Center
P8~Z HEARING DATE: March 19, 2009
C.C. HEARING DATE: April 14, 2009
STAFF REP.: Matt S. Steer, City Planner
LOCATION: NWC of S.H. 121 and Denton Tap Road
SIZE OF AREA: 12.36 acres of property
CURRENT ZONING: HC (Highway Commercial)
REQUEST: A zoning change to PD-240-HC (Planned Development-240-
Highway Commercial), to establish a Concept Plan for a
nine-lot commercial development.
APPLICANT: Owner: Engineer: Architect:
Tom Wouters Don Harrelson Lisa Swift
Realty Capital Baird Hampton Brown GSO Architects
99 Main St. #200 4550 SH 360 # 180 5310 Harvest Hill Rd. # 146
Colleyville, TX 76034 Grapevine, TX 76051 Dallas, TX 75230
(817) 488-4200 (817) 251-8550 , (972) 385-3462
FAX: (817) 424-2448 FAX: (817) 251-8810 FAX: (972) 385-3462
HISTORY: A site plan for a three-story, 68,350-square-foot medical
office was approved in January 2007, on a portion (6.67
acres) of this property and has since expired. The land
remains vacant.
TRANSPORTATION: Denton Tap Road is a P6D divided major arterial built to
standard in a 150-foot right-of-way. State Highway 121 has
recently been completed as a 140-foot, six-lane divided
tollway facility within a 450-foot right-of-way.
ITEM # 4
Page 1 of 4
SURROUNDING LAND USE & ZONING:
Norfh - residential; PD-134R-SF7 (Planned Development-134 Revised-
Single Family-7)
South - vacant; PD-133-HC (Planned Development 133- Highway
CommercialJ
East - vacant; HC (Highway Commercial)
West - vacant; HC (Highway Commercial)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
freeway commercial uses.
DISCUSSION: This is a request for a zoning change from HC to PD-240-HC
(Planned Development-240-Highway Commercial), to
establish a Concept Plan for a nine-lot commercial
development on 12.36 acres of property located on the
northwest corner of Denton Tap and S.H. 121. The purpose
of this request is to allow an overall conceptual plan defining
circulation patterns, fire .lanes, architectural compatibility,
parking, green space, screening and monument signage.
Two requested exceptions to the standard HC requirements
are more than 50% of the required parking be allowed in the
front yard and less than the required ten-foot perimeter
landscaping be provided on interior property lines. It is
noted on the plans that the approval of this Conceptual
Planned Development does not constitute approval of the
specific uses shown nor does it constitute approval of each
individual site plan. A Final Plat and a Detail Planned
Development will be required for each site prior to obtaining
a permit.
There are several shared drives proposed. Two of the drives
have ingress/egress points on Denton Tap and one on S.H.
121. The property to the west has been provided future
access to Denton Tap and S.H. 121 through a mutual
access/fire lane easement. Mutual access/fire lane
easements have been provided in various places
throughout the site, but all shared drives should have a
mutual access easement even if a fire lane easement is not
required. This is included as a condition of approval.
The building materials and colors within the entire 12-acre
site will be consistent. The conceptual elevations are
attached. These show a reddish-brown brick with beige
stone as a secondary material. The roof material is
proposed to be standing seam. Dark blue fabric awnings
ITEM # 4
Page 2 of 4
are proposed to be utilized above storefronts and metal
canopies are proposed above the major entries.
The parking calculations are included in the site data table.
These indicate there will be adequate parking on each site
with a surplus on several sites.
A large amount of green space is provided on Lot 3 and a
portion of Lot 2 where an ~xisting drainage channel exists. A
large swath of trees is proposed to be preserved in this area.
A Property Owner's Association will be required to maintain
this landscape area, landscaping for the entire tract, and a
six-foot screening wall adjacent to the residential subdivision.
This is noted as a condition of approval.
Shared monument signs are proposed; therefore, an
exception to the maximum size allowed is requested.
Typically, a site under two acres has a monument sign of 40
square-feet. There are four signs proposed: two 60-square-
foot multitenant signs on Denton Tap (one at each drive),
one 60-square-foot multitenant sign on S.H. 121 (at the sole
ingress/egress point from S.H. 121) and one 90-square-foot
curved development sign at the corner. This will read "North
Gateway Center" and will have an aluminum panel for the
Rosa's Cafe. The location of these signs is required to be at
least 75 feet from the interior property lines. Because these
are shared signs located very close to the property line, an
exception to this requirement is recommended. This will
need to be included as a PD Condition.
The applicant is requesting an exception to the perimeter
landscaping requirement along internal lot lines. Staff feels
comfortable in granting this exception due to: it being
typical in a development of this size; the applicant is
providing a large area of green spa~e to preserve the
existing trees; and the amount being requested is minuscule
on the majority of the lots and is interior to the overall site
rather than abutting S.H. 121 and Denton Tap.
Greater than 50% of the required parking is proposed within
the front yard on the majority of the lots. This necessitates an
exception to the HC District requirements. Staff is again
agreeable to this request, as the proposal is not exorbitant
and meets the general intent of the ordinance to keep an
excessive amount of paving from being located in the front
yard and visible from Denton Tap or S.H. 121. Extensive
perimeter landscaping on Denton Tap and S.H. 121 reduces
the appearance of the front yard parking.
ITEM # 4
Page 3 of 4
Staff is recommending approval, and has only technical
revisions needed to the Site Plan, Tree Survey and Elevation
Sheets as outlined below.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions:
Site Plan:
1. Ensure all comments related to the Preliminary Plat are reflected within this
Conceptual PD.
2. Development is responsible for the 4th leg of the traffic signal at the
intersection of Highland Drive and Denton Tap. The driveway may need to
be shifted depending on the location of the existing traffic signal.
3. Where a shared drive exists, indicate as a mutual access easement.
4. Reword PD Conditions table where uses are indicated for Lot 1. State that
, office use is permissible for the rear building and all uses allowed by the HC
District are permissible for the front building. Indicate that the uses allowed
on Lot 9 are professional/medical office and personal services. Include the
monument sign location exception (less than 75 feet from interior property
line) within the table.
5. Move note referring to architectural compatibility from general note list to PD
Conditions table, and spell check all notes.
6. Better delineate paved areas on Lot 3.
7. Include the required and provided areas (square footages) for each
category of landscaping. Ensure none of the three landscaping categories
are counted more than once.
8. Remove Perimeter Area calculations table from right side of plan.
Tree Survey:
1. A tree removal permit is required prior to the start of construction.
2. Note within the chart provided on the tree survey, each tree to remain and
each to be removed.
3. Tree # 1429 is not depicted on plan. Please show or remove from chart.
Elevations/Signage: '
1. Revise verbiage on subdivision sign to reflect "North Gateway Center".
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. Conceptual Plan
2. Tree Survey
3. Conceptual Elevations/Sign Elevations
ITEM # 4
Page 4 of 4