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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-293-LI, Sherrill Acres
P&Z HEARING DATE: February 15, 2018
C.C. HEARING DATE: March 27, 2018
STAFF REP.: Marcie Diamond, Assistant Director of Community Development/Planning
LOCATION: 1703 and 1707 East Belt Line Road
SIZE OF AREA: 1.44 acres of property
CURRENT ZONING: LI (Light Industrial)
REQUEST: A zoning change request to PD-293-LI (Planned Development 293-Light
Industrial) to allow the subdivision of the property into two lots, allowing the
retention of the existing office on Lot 2B1 and the approval of Concept Plan for
Lot 2B2 for the future office building
APPLICANT: Owner: Engineer:
Stephen Walker/John Paul West Pete Hennessey
Riverchase Realty, LLC Hennessey Engineering
1703 East Belt Line Road 1417 W. Main, Suite 100
Coppell, Texas, 75019 Carrollton, Texas 75006
heneng2@aol.com
HISTORY: On April 11, 2000, City Council approved a preliminary plat for three (3) lots
known as Sherrill Acres, totaling 4.5121 acres. Also at that time, site plan approval
was granted for the existing Veterinary Clinic situated east of the subject property.
In 2002 City Council approved a replat and site plans for a medical building on Lot
2A (existing dental office) and a future office building on Lot 2B (current request
area). In 2013, a site plan for a 11,378-square foot office building (Justice Benefits)
was approved abutting the subject tract to the east. This lot and has a similar “flag
lot” pattern to allow the development of the rear portion of the lot to have frontage
on a dedicated street.
TRANSPORTATION: East Beltline Road is a P6D six-lane divided major thoroughfare built within a 120’
wide right-of-way.
SURROUNDING LAND USE & ZONING:
North- Railroad, Stoneleigh at Riverchase Apartments; MF-2 (Multi-family)
South - St. Marin Apartments; PD-162-MF-2 (Planned Development Multi-family)
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East - Vacant (currently proposed for medical office); LI (Light Industrial)
West – Former Landscape Nursery ; LI (Light Industrial)
COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, indicates this property as
Urban Residential Neighborhood which permits higher density residential
as well as small scale commercial uses that serve the residents of the
neighborhood.
DISCUSSION: As detailed above, this property is a part of a three-lot subdivision which
contains three medical offices (veterinary, pediatrician, and dental) and one
general office. When the lotting pattern was approved in the early 2000’s
it was envisioned that the subject property lot (Lot 2A) would be developed
with two office buildings on one lot sharing access, parking, dumpters, etc.
Since that time, the medical office was constructed on the northern portion
of the lot, and the southern portion remains vacant. As part of the approval
process approximately 15 years ago, a 15’ wide hike and bike trail easement
was dedicated along the west property line of this tract.
This lot has recently been purchased and the current owners desire to sell
the southern portion of the lot for a separate office development. When an
existing lot is divided into two it alters the development regulations,
including increasing the landscaping requirements, adjusting the building
lines and presents other development challenges. To allow this to occur
and still be compliant with the various provisions of the Zoning and
Subdivision Ordinances, a Planned Development District was required.
Specifically, this PD will recognize the existing office development on Lot
2B1 (1703 East Belt Line) and allow a second office on the southern lot
(1707 East Belt Line). To comply with Subdivision Ordinance regulation
that all lots have frontage on a dedicated street, Lot 2B2 has been configured
as a “flag lot”, with 50’ of frontage on Belt Line Road, then a 12’ wide
mutual access easement, and then widening to full width to accommodate
the building pad and required parking. The following PD Conditions will
be required to accommodate the proposed lot configuration:
Shared multi-tenant sign - currently located on Lot 2B1 which will
allow Lot 2B2 to advertise.
Shared dumpser – currently located on Lot 2B2 and Lot 2B1 will
retain the right to use
Shared Access – there is an existing mutual access along the east
property line which will access to Lots 2A, 2B1, 2B2 and Lot 3 of
this subdivision.
As mentioned above, the adding of a lot line also increases the amount of
landscaping required, partially due to the requirement that there be a
minimum of 10’ of landscaped buffer strip along all property lines. This
requirement cannot be met while providing the required parking.
Additionally, achieving the perimeter landscape requirement on the east and
west lot lines is hindered by the existence of the mutual access easement to
the east and the hike a bike trail easement to the west. The landscape
calculations are still in error, but it appears that the southern lot (future
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office) is also short of overall landscape areas. To address this deficit, the
applicant/property owner has offered to construct the approximate 400’
long, 10-foot-wide hike and bike trail within the 15’ wide easement that was
established in 2003. The construction of this trail will occur with the
development of Lot 2B2. The connection of this trail system is in the Trails
Master Plan. Parks Department has recommended that this segment be
constructed within the next five years.
While this is not an ideal lotting pattern, the existence of two lots will be
invisible to occupants and visitors to the site, and allowing the development
of an office building on this long-standing vacant property is desirable.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-293-LI, Sherrill Acres, subject to the following conditions:
1. Correct the landscape calculations to allow the determination of the specific variances being requested.
2. The following will be incorporated as PD Conditions:
o Approval of a Detail Site Plan shall be required prior to the development Lot 2B2.
o The hike and bike trail shall be constructed by the property owner/developer from the southern
property line to Belt Line Road prior to the certificate of occupancy for the development on Lot
2B2 or within five years, whichever occurs first.
o The occupants of the building on Lot 2B2 shall be permitted to advertise on the existing monument
sign located on Lot 2B1.
o The occupants of Lot 2B1 shall retain the right to use the existing dumpster located on Lot 2B2.
o Variances to the Landscape Ordinance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
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. Site Plan
2. Tree Survey
3. Landscape Plan