CC Memo & Staff Report1
MEMORANDUM
To: Mayor and City Council
From: Mindi Hurley, Director of Community Development
Date: November 13, 2018
Reference: Consider approval of PD-273R2-C to establish a Detail Site Plan for a convenience store
and gas pumps on 0.97 acres located at 890 S. Denton Tap Road.
2030: Business Prosperity
Executive Summary:
This request is to redevelop the site for a 2,991 square foot convenience store with a 3,096 square foot
canopy over 6 gas pump islands. A deceleration lane is being provided along northbound Denton Tap
and one driveway is being eliminated which will provide safer movements into this site.
Introduction:
The redevelopment of this corner property for a convenience store with gas pumps faces several
challenges to adhere to the Commercial District and Landscaping requirements, however the
redevelopment of this site will positively impact the aesthetics of this intersection and therefore is
supported.
To address the shortage in landscaped areas, the applicant is entering into a License Agreement with the
city to allow landscaping (ground cover and seasonal color) and maintenance of the 1,237 square foot of
city owned land at the corner of E. Belt Line and S. Denton Tap. Part of that approval would allow the
monument sign to be placed at the property line, instead of 10 feet behind the property line which would
be approximately 50 feet from the intersection. If this property is enhanced with ground cover and
seasonal color, it could be used to fulfill the landscaping requirement which would achieve the 30%
landscaping threshold.
Rather than window signage, the applicant is requesting signage on the gas canopy. Specifically, three -
9 square foot, 7-ELEVEN full color logo medallions are proposed on the canopy. Notes have been added
to the Site Plan to assure that the canopy lighting will be fully recessed, and compliance with the with
the regulations on Outside Storage and Display in the Zoning Ordinance.
Analysis:
On October 12, 2018, the Planning and Zoning Commission unanimously recommended APPROVAL
of PD-273R2-C, 7-Eleven, the following conditions remain outstanding:
1. Additional engineering comments will be generated upon detail engineering plan review.
2. A tree removal permit is required prior to construction.
2
3. This property shall be replatted prior to the issuance of any engineering or building permits.
4. Entering into a license agreement with the City of Coppell to allow for the landscaping and
maintenance of the 1,237 square feet of land to achieve the 30% landscape requirement.
Legal Review:
This item did not require City Attorney review.
Fiscal Impact:
None
Recommendation:
The Planning Department recommended APPROVAL.
Attachments:
1. Staff Report
2. Detailed Site Plan
3. Landscape Plan
4. Building Elevations
5. Sign Package (5 pages)
ITEM # 5
Page 1 of 4
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-273R2-C, 7-Eleven
P&Z HEARING DATE: October 18, 2018
C.C. HEARING DATE: November 13, 2018
STAFF REP.: Marcie Diamond, Assistant Director of Community Development/Planning
LOCATION: 890 S. Denton Tap Road
SIZE OF AREA: 0.97 acres of property
CURRENT ZONING: PD-273R (Planned Development-273 Revised-Commercial)
REQUEST: A zoning change request to PD-273R2-C (Planned Development-273 Revision 2-
Commercial), to establish a Detail Site Plan for a convenience store and gas pumps.
APPLICANT: Owner: Engineer:
VP Fuel Mart, Inc Matt Moore, PE
890 S. Denton Tap Rd. Claymoore Engineering
Coppell, Texas 75019 1903 Central Drive, Suite 406
972-983-2630 Bedford, Texas 76021
Email: psidhu.dallas@gmail.com (817) 281-0572
matt@claymooreeng.com
HISTORY: This property was originally platted in 1984 for the development of the Mobil Gas
Station. The brand changed from Mobil to Texaco in 2008 and the ownership
changed in 2013 to First Global Group, Inc.
In February 2015, Council approved a PD for this tract to allow the partial
redevelopment of the existing gas station/car wash and convenience store site. The
proposal included a 4,400-square-foot structure (3,200-square-foot convenience
store/1,200-square-foot drive-thru restaurant) and the existing gas canopy to
remain. Prior to approval the applicant purchased 8,161 square feet of recently
abandoned right-of-way from the City to meet the minimum landscape requirement
for this development.
HISTORIC COMMENT: This property does not have any historic significance.
ITEM # 5
Page 2 of 4
TRANSPORTATION: Denton Tap Road is a six-lane divided thoroughfare built to standard within a 120-
foot right-of-way. East Belt Line is a four-lane divided thoroughfare that widens to
six lanes at the intersection (allowing for a dual left turn) within a 120-foot right-of-
way. 8,161 square-feet of the right-of-way on the northeast corner of the intersection
was recently abandoned by the City and purchased by First Global Group.
SURROUNDING LAND USE & ZONING:
North: exit drive for Chicken Express; PD-232-C (Planned Development-232-
Commercial)
South: gas station; C (Commercial)
East: Chicken Express Restaurant; PD-232-C (Planned Development-232-
Commercial)
West: Dairy Queen Restaurant; C (Commercial)
COMPREHENSIVE PLAN: The Coppell 2030 Comprehensive Master Plan shows this property as
suitable for Mixed Use Community Center (or single family residential),
which includes neighborhood serving retail.
DISCUSSION: As discussed above, a somewhat similar PD was approved on this site five years
ago for a convenience store with drive through restaurant and the retention of the
existing gas canopy, which was never constructed. The current request is to
redevelop the entire site and build a new 2,991 square foot convenience store with
a 3,096 square foot canopy over 6 gas pump islands. A deceleration lane is being
provided for northbound Denton Tap as well as the elimination of one driveway
along to provide for safer movements into this site. This redevelopment does face
several challenges in meeting the Commercial District and Landscaping
requirements, however the redevelopment of this site will positively impact the
aesthetics of this intersection
Site Plan:
This site is just under an acre in size and abuts developed property. The convenience
store is to be located in the northeastern corner of the site. The northern side yard
setback is proposed to be 20 feet instead of the 30 feet required by ordinance. This
is acceptable to staff, as directly to the north is a 30-foot wide property with an exit
drive leading from Chicken Express to S. Denton Tap and no future buildings could
be located on that property. There will be approximately 80 feet between the
existing office building to the north and this proposed building (30’ setback north
of the driveway + 30’ Chicken Express drive + 20’ proposed setback). The eastern
rear yard setback is 20 feet, meeting the required 20 feet stated in the Zoning
Ordinance.
The gas canopy is allowed to encroach into the 60-foot building line and is proposed
to be located 45 feet from S. Denton Tap R.O.W, and 38’ from the proposed curb
line of the deceleration lane. There will be a 64-foot setback from E. Belt Line
Road. A dumpster enclosure is proposed to be located 135 feet from E. Belt Line
Road.
ITEM # 5
Page 3 of 4
Parking:
The parking required for a convenience store is one parking space per 200 square
feet. The applicant is proposing to exceed the minimum 15 parking spaces required
for 3,000-square-feet of convenience store by providing 20 spaces.
Tree Survey/Landscape Plan:
As mention above, this small corner site poses development challenges to adhere
to the regulations of the Landscape Ordinance. A recent amendment to the
ordinance provides for lots less than two acres, the landscape area is capped at 30%.
For this site, that would be 12,553 square feet of landscaped area. Although the
calculations are slightly in error on the Landscape Plan, it appears that they are
providing in 11,893 in landscaped areas. There have been discussions with the
applicant to consider entering into a License Agreement with the city to allow
landscaping (ground cover and seasonal color) and maintenance of the 1,237 square
foot of city owned land at the corner of E. Belt Line and S. Denton Tap. Part of
that approval would allow the monument sign to be placed at the property line,
instead of 10 feet behind the property line which would be approximately 50 feet
from the intersection. If this property is enhanced with ground cover and seasonal
color, it could be used to fulfill the landscaping requirement which would achieve
the 30% landscaping threshold. Alternatively, up to five (5) of the parking spaces
could be eliminated from this corner, to balance out this landscape requirement.
Elevations/Signage
The building will be a dark red brick building, with stone accents and a metal
canopy over the front door. The attached signage will be limited to an 87.5 square
foot, 7-ELEVEN sign of white, individually mounted channel letters. The canopy
will be a neutral (gray) metal, and its supports are clad with the same brick as the
main building. Instead of window signage, the applicant is requesting signage on
the gas canopy. Specifically, 9 square foot, 7-ELEVEN full color logo medallions
are proposed on three sides. The materials and color the canopy over the gas pumps
needs to be specified on the elevations. Also, a note needs to be added that “The
canopy lighting shall be fully recessed so that no light fixture extends or is
otherwise visible below the canopy as viewed from the adjacent public right-of-
way”. Finally, a note specifying compliance with the with the regulations on
Outside Storage and Display in Section 42 of the Zoning Ordinance is
recommended to be added to the Site Plan.
A 30-square-foot monument sign is proposed to be located on the southwest corner
of the site. It is proposed to be constructed of the same brick as the building. The
7-ELEVEN logo will be halo lit and the and the gas prices will be on a scroller.
Given the 1,237 square feet of city owned property separating this property to the
actual intersection, staff in support of placing this sign adjacent to the property line,
which will still be setback 40 feet from the curb line, assuming the license
agreement is entered into.
ITEM # 5
Page 4 of 4
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-273R2-C, subject to the following conditions being met:
1. Additional engineering comments will be generated upon detail engineering plan review.
2. A tree removal permit is required prior to construction.
3. This property shall be replatted prior to the issuance of any engineering or building permits
4. Correct the Landscape calculations, and include the license area, if applicable.
5. Depict 60’ front yard building setback line on site plan.
6. Fire lane shall be the full width of the driveway.
7. Specify the materials and color the canopy over the gas pumps needs on the elevations.
8. Either enter into a license agreement with the city of Coppell to allow for the landscaping and
maintenance of the 1,237 square feet of land or revise the site plan to eliminate up to five (5) parking
spaces to achieve the 30% landscape requirement.
9. Add the following PD Conditions:
a. Three - 9 square foot, 7-ELEVEN full color logo medallions are permitted on the gas canopy.
b. The canopy lighting shall be fully recessed so that no light fixture extends or is otherwise
visible below the canopy as viewed from the adjacent public right-of-way
c. This site shall comply with the regulations on Outside Storage and Display in Section 42 of
the Zoning Ordinance.
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. Aerial of Existing Buildings
2. Site Plan
3. Landscape Plan/Tree Survey
4. Building Elevations
5. Signage