Staff ReportITEM # 5
Page 1 of 4
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-214R8-C, Denton Tap Commercial
P&Z HEARING DATE: September 20, 2018
C.C. HEARING DATE: October 9, 2018
STAFF REP.: Mary Paron-Boswell, Sr. Planner
LOCATION: 131 S Denton Tap
SIZE OF AREA: 0.701 acres of property
CURRENT ZONING: PD-214R2-C (Planned Development 214-Revision 2-Commercial)
REQUEST: PD-214R8-C (Planned Development-214 Revision 8-Commercial) to attach a
Detail Site Plan for a 3,035-square foot building on 0.701 acres of land (Lot 3),
located on Denton Tap Road, approximately 400 feet south of W. Sandy Lake
Road.
APPLICANT:
Owner: Engineer:
3 Denton Tap, LLC Daniel Stewart
8214 Westchester Dr. Cates-Clark & Associates, LLP
Suite 550 14800 Quorum Dr., Suite 200
Dallas, TX 75225 Dallas, Texas 75254
214-520-9000 972-385-2272
cl@morancap.com dstewart@cates-clark.com
HISTORY: This property was part of a larger 29-acre development located at the southwest
quadrant of Sandy Lake Road and Denton Tap Road. The original Planned
Development contained both a residential and commercial component. On the
interior portion of the property, Arbor Manors, a single-family subdivision was
approved in 2007. This allowed for the construction of 73 single-family homes and
all tree mitigation for this area was accounted for with this PD. The properties
located along Sandy Lake Road and Denton Tap Road were reserved for
commercial development. Two of the lots along Denton Tap Road have since
developed – a medical office building (Vision Source/Elliot Eye) in 2010 and retail
strip center in 2012 (Coppell Manors). The property along Sandy Lake Road and
this lot are the last vacant parcels of this PD.
HISTORIC COMMENT: There is no historic significance related to the subject property.
ITEM # 5
Page 2 of 4
TRANSPORTATION: Denton Tap is a P6D, six lane divided thoroughfare (120-foot right-of-way).
SURROUNDING LAND USE & ZONING:
North – Restaurant (McDonalds) & Retail; R (Retail)
South – Restaurant (Schlotzskys/Cinnabon); C (Commercial)
East - Retail Center (Coppell Town Oak Center); PD-209-C
West – Residential (Arbor Manors); PD-214R2-SF-9
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, indicates this property as Mixed Use
Community Center – Without Residential.
DISCUSSION: This property sits between the McDonalds and the Schlotzskys/Cinnabon parcels on
Denton Tap Road. A portion of the lot is developed, with existing parking along the Denton
Tap Road Frontage. This infill lot has some challenges, as it is rather narrow, irregularly
shaped, partially developed and approximately 45% of it is covered with existing access
easements. The request is to allow a 3,035-square foot building on this site. Six variances
are being requested.
Site Plan
This proposal is to construct a 3,035-square foot building. There are 18 parking spaces
proposed for the site, which would allow the building to be used for medical, retail or
office. Access to this site is provided from two existing driveways, one on Denton Tap
Road, and the other Sandy Lake Road. The site would need to be replatted to extend the
fire lane easement to Denton Tap Road. The developable portion of this site is limited, and
one of the requested variances is to allow a reduced setback along the southern property
line, otherwise the building could not be constructed. There is approximately 30-foot
access easement to the north in addition to another nine feet combination of landscape strip
and decorative sidewalk. On the southern portion the applicant is requesting a 10-foot
setback in lieu of the required 30-foot setback to allow for the building, a flume and
required landscaping.
Landscaping & Screening
Due to the irregular shape of the lot, the location of the landscaping had to be adjusted on-
site to accommodate parking and access easements. There are four variances requested to
the landscape ordinance and one to the screening requirement.
a) To allow the landscape calculation to be based on the developable area of the lot.
When taking into account the developable area of this lot (since approximately 45% of it
is covered with existing access easements) approximately 33% of the lot is landscaped,
meeting the spirit of the ordinance which is 30% for lots of less than 2 acres.
b) To allow the existing parking tree islands along Denton Tap Road to remain as is.
ITEM # 5
Page 3 of 4
The tree islands in this area have been in existence for approximately 20 years. Creating a
larger island would eliminate required parking, reducing the number of uses that could
occupy the building.
c) To allow the existing perimeter landscape strip along Denton Tap Road to remain as is.
Associated with the previous tree island variance, this too has been in existence for
approximately 20 years. Both properties to the north and south of this lot have the same
landscape strip width. Requiring an increase would eliminate seven of the 18 required
parking spaces as well as create a jog in the existing access easement.
d) To allow a variable landscape width from 6 to 10 feet along a portion at the rear of the
property.
Again, due to the irregular shape of the lot, there is one section of the rear perimeter
landscape strip that is reduced to six and a half feet due to the location of required parking.
However, if you calculate the required square footage of landscaping in this area (1,032 sq
ft), the proposed layout actually provides approximately 2,478 square feet of landscaping
in the rear yard as well as preserving eight existing trees totaling 148 caliper inches.
e) To allow the existing screening wall to satisfy the screening requirement
There is an existing six-foot masonry screening wall on the residential property as well as
a masonry wall on top of a retaining wall in one section making the height difference
greater than six feet. The applicant is requesting to leave this screening wall in place and
has agreed to do maintenance on the screening wall when required.
Building Elevations
The architectural character of this building is similar to the buildings to the north and south.
The building is proposed to be constructed primarily of brick, with a cast stone wainscot
around the entire building. The roof will be flat with a cast stone coping. Canvas awnings
and a metal canopy over the doorways are being proposed. The front entry will also have
three transom windows to allow additional light into the building as well as providing
architectural detail. There is no sign currently proposed for this building. All signage will
be required to meet city ordinance requirements.
ITEM # 5
Page 4 of 4
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-214R8-C, subject to the following variances and PD conditions:
1. There may be additional comments at the time of Building Permit and Detail Engineering Review.
2. Replat of Lot 3 to add easements must be approved and filed with Dallas County prior to construction.
3. All signage must meet ordinance requirements.
4. All mechanical equipment to be screened.
5. The screening wall shall be maintained by this property owner.
6. Removal of the existing access easement that currently runs through a portion of the building.
7. Photometrics shall comply with City requirements for residential adjacency.
8. To allow the landscape calculation to be based on the developable area of the lot.
9. To allow the existing parking tree islands along Denton Tap Road to remain as is.
10. To allow the existing perimeter landscape strip along Denton Tap Road to remain as is.
11. To allow a variable landscape width from 6 to 10 feet along a portion at the rear of the property.
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. Letter
2. Detail Site Plan
3. Landscape Plan
4. Developable Area Exhibit
5. Elevations