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Staff Report ITEM # 4 Page 1 of 4 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-286-R, Pecan Creek Shopping Center (Pecan Creek Addition), Lot 2, Block A P&Z HEARING DATE: May 18, 2017 C.C. HEARING DATE: June 13, 2017 STAFF REP.: Marcie Diamond, Assistant Director of Planning LOCATION: NEC of S. Denton Tap Road & the DART R.O.W. SIZE OF AREA: 2.5 acres of property CURRENT ZONING: R (Retail) REQUEST: A zoning change request to PD-286-R (Planned Development-286-Retail), to allow the development of office, retail and restaurant uses and to amend the Future Land Use Plan of the Comprehensive Plan from “Urban Residential Neighborhood” to “Neighborhood Center Retail” on approximately 8 acres. APPLICANT: Owner: Engineer: Saad Biaruty Mori Ahkavan Biladi Investments, LLC Mori’s Engineering 1015 N. 35E #315 2616 Pickwick Ln. Carrollton, Texas 75006 Plano, Texas 75093 469-583-1115 972-816-2626 sbairuty@yahoo.com moriakhavan@yahoo.com HISTORY: In 2007, the subject property and the property to the north was platted into two lots to allow separate ownership. At that time, Grow-it Land Designs and Garden Center purchased the northern lot from Pecan Creek Nursery. HISTORIC COMMENT: There is no historical significance attached to this property. TRANSPORTATION: Denton Tap Road is a P6D six-lane divided thoroughfare, built to standard in a 100- foot right-of-way. SURROUNDING LAND USE & ZONING: North – Grow-it Land Designs and Garden Center; R South – DART R.O.W. and Self-Storage; LI East – Grow-it and Creekview Single Family Subdivision; R and PD-104-SF-9 West – The Chateaus Single Family Subdivision; PD-108R11- SF-9 ITEM # 4 Page 2 of 4 COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, designated this area as Urban Residential Neighborhood which is defined as “To provide areas for a wide variety of higher density residential uses (typically greater than 4 dwelling units per acre) that serve the needs of residents seeking alternatives to low and medium density single family detached housing”. Given these properties front on a major thoroughfare and are physically and visually separated from the residences by a creek and heavy vegetation, amending the Future Land Use Plan to Neighborhood Center Retail is appropriate along the east side of S. Denton Tap Road, between Bethel Road and DART R.O.W., west of the centerline of the creek. DISCUSSION: This property has been zoned for retail uses for over 35 years. This request is to develop this property in accordance with the provisions of the existing retail zoning district regulations, except for two deviations; one relates to screening and the other the colors on the exterior façade. The southern 40% of the property abuts a residential zoning district, therefore a 6-foot masonry screening wall would normally be required. However, the portion of the property with residential adjacency is physically and visually separated from the residences by a heavily treed, creek area. Moreover, the closest existing home is over 200 feet from the retail property line and the Site Plan indicates the buildings to be setback 160 +/- feet from the mutual property line. Therefore, given the over 360-foot separation between these uses, the waiving of the screening wall along this portion of the property is appropriate. Specifically, the Site Plan indicates two retail/restaurant/office buildings. The occupancy ratios will be dependent on the parking availability. There is sufficient parking for 2,700 square feet of restaurant and 13,200 square feet of retail uses. Additional parking has been provided for the proposed restaurant patio areas. This property currently shares a driveway and access (albeit unimproved) with the landscape nursery to the north. Part of the improvements to this property will provide a paved, concrete mutual access driveway for the Grow-it to allow access to the existing median on Denton Tap Road. The Landscape Plan appears to meet the requirements of the Landscape Ordinance. Along Denton Tap Road is a 30-foot wide landscape buffer which shall contain a mixture of overstory street trees and accent trees. In the limited area where the parking area is visible from the street, Holly shrubs are proposed. As discussed above, along the southern portion of the eastern property line where residential adjacency exists, there are a significant number of existing overstory trees on both sides of the property line, and four additional 4” caliper Live Oak trees and Crape Myrtles to are proposed to be planted to assure the visual buffering. The northern property line contains the shared driveway with Grow-it, and to the south is the DART R.O.W. While area compliance is assumed, the landscape calculations are incomplete, and need to be corrected. ITEM # 4 Page 3 of 4 The building elevations comply with the provision of the “R” district in terms of masonry requirement and the maximum percentage of windows on any façade. However, the inclusion of three colors exceeds the threshold of 5% permitted to be accent colors, as included in the Zoning Ordinance. This variance is appropriate given the overall aesthetics of the building and the compliance with all other provisions of the masonry requirement. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending approval of the Amendment to the Future Land Use Plan of the Comprehensive Plan from “Urban Residential Neighborhood” to “Neighborhood Center Retail” on approximately 8 acres and approval of PD-286-R on 2.5 acres subject to the following conditions: 1. Additional comments may be generated upon detail engineering review and building permit. 2. This property shall be re-platted to provide fire lanes and easements for this development. 3. A Tree Removal Permit will be required prior to the removal of any trees. 4. Correction of the building size on the Impervious Surface calculations. 5. Correction of the landscape calculations. 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. Land Use Map Amendment 2. Site Plan 3. Tree Survey 4. Landscape Plan 5. Elevations ITEM # 4 Page 4 of 4 Coppell 2030, A Comprehensive Master Plan “Urban Residential Neighborhood” to “Neighborhood Center Retail”