Staff ReportITEM # 6
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-205R3-HC, Questcare
P&Z HEARING DATE: September 20, 2018
C.C. HEARING DATE: October 9, 2018
STAFF REP.: Mary Paron-Boswell, Sr. Planner
LOCATION: Northwest Quadrant of Plaza Blvd and SH 121
SIZE OF AREA: 1.39 acres of property
CURRENT ZONING: PD-205R-HC (Planned Development 205-Revised- Highway Commercial)
REQUEST: PD-205R3-HC (Planned Development-205 Revision 3-Highway Commercial), to
amend the Planned Development to attach a Detail Site Plan to allow a 6,520-
square-foot medical building on 1.39 acres of property located north of the
northwest corner of S.H. 121 and Plaza Blvd, at the request of Hijo, Ltd, represented
by Elaine Pickering, Baird Hampton & Brown, Inc.
APPLICANT:
Owner: Engineer:
Hijo, Ltd Elaine Pickering
8000 Warren Parkway, Baird, Hampton & Brown
Suite 100 3801 William D. Tate Ave, Ste 500
Frisco, TX 75034 Grapevine, Texas 76051
Gmitchell@dallscowboys.net 817-251-8550
epickering@bhbinc.com
HISTORY: The property to the west has developed into retail, supermarket, restaurant and
medical uses. The tracts along Plaza Boulevard have developed into similar uses
such as office and medical uses. The original PD-205-HC was approved in 2004
and covered approximately 7.7 acres, which included the development of six one-
and two-story general and medical office buildings totaling 62,600 square feet and
two open space lots. These buildings that were to be architecturally compatible in
brick material, colors, roof pitches, shingles and other detail features. The plan was
modified in 2005 to allow for slightly larger buildings on Lot 1 and Lot 2; and to
allow the combination of lots 3 and 4 (the current requested lots). The combination
of Lots 3 & 4 did not occur. In 2008, a PD amendment was approved that would
have permitted the construction of a 13,450-square foot retail/office building on
Lot 6, fronting the SH 121 frontage road. The PD for Lot 6 was amended once
more in 2016 to allow for a 6,484 square foot ambulatory surgery center with a
ITEM # 6
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6,966 square foot medical office expansion instead of the retail office building. The
architectural style of that building compliments the Market Street development to
the west with its color scheme and flat roof style.
HISTORIC COMMENT: There is no historic significance related to the subject property.
TRANSPORTATION: Denton Tap is a P6D, six lane divided thoroughfare (120-foot right-of-way). State
Highway 121 (Sam Rayburn Tollway) has been developed to freeway standards,
contains one-way service roads, within 450 feet of right-of-way.
SURROUNDING LAND USE & ZONING:
North – Office Buildings; PD-205R-HC
South – Office Building; PD-205R-HC
East - Residential Townhomes (City of Lewisville)
West – Retail Center; PD-228-HC
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, indicates this property as a Freeway
Special District.
DISCUSSION: The requested Planned Development amendment is to allow a 6,520-square-foot medical
building on 1.39 acres of property. This would require the replatting of Lots 3 and 4 into
one lot as previously anticipated in the 2005 PD revision. The architectural character of
this building is similar to the buildings to the south and west of it. Access to this site is
provided via a proposed driveway approach on Plaza Blvd as well as an existing access
and fire lane easement that runs north-south from Lot 1 through Lot 6. Parking provided
exceeds the minimum requirement and the building will be fully sprinklered. Photometrics
provided indicate that they will meet ordinance requirements for lighting and glare.
The building is proposed to be constructed primarily of brick, with some elevations also
incorporating cast stone, stone and EIFS. The roof will be flat with a parapet screening any
roof mounted equipment. There are a variety of architectural elements that balances the
use of brick and stone, including banding, the use of awnings, and the articulation of each
elevation which makes it compatible with the existing buildings in this area. An accent
wall shown on the northwest elevation, will incorporate their sign which is proposed to be
their registered logo “questcare Medical Clinic”. They will have individually mounted
channel letters and logo both on the cast stone wall and the stone wall on the southwest
elevation. The sign size meets ordinance requirements.
ITEM # 6
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Landscaping for this site exceeds ordinance requirements, with approximately 40% of the
site being landscaped. Due to the medical exam room uses proposed for the east side of
the building, no windows will front onto Plaza Blvd. Currently there exists a row of
established trees along this side, of which three are proposed to be removed with the new
driveway placement. These caliper inches will be replaced elsewhere on-site. In addition
to the existing trees along Plaza Blvd, additional shrubs will be planted along the eastern
portion of the site to provide visual relief. They are also saving two 10” caliper Live Oak
trees on site and adding another 16 trees throughout the site: along the perimeter, parking
areas and close to the building. These trees are a mixture of Oaks, Elm and Chinese
Pistache trees.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-217R3-C, subject to the following conditions:
1. There may be additional comments at the time of Building Permit and Detail Engineering Review.
2. Replat of Lots 3 and 4 must be approved and filed with Dallas County prior to construction
3. All signage must meet ordinance requirements
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. Detail Site Plan
2. Landscape Plan/Tree Survey
3. Photometrics
4. Elevations
5. Signage
6. Renderings