Council Memo Sept 10, 20191
MEMORANDUM
To: Mayor and City Council
From: Mindi Hurley, Director of Community Development
Date: September 10, 2019
Reference: CONTINUED PUBLIC HEARING - Consider approval of PD-260R2-R, Trinity River
Kayak Company, a rezoning request from PD-260R-R to amend the site plan to allow for
a canopy and storage building, an enclosed metal storage container and to use the existing
building as a live/work residence; by allowing variances to the Zoning Ordinance
including: allowable use and encroachment into the required setback on 1.49 acres of
property located 1601 E. Sandy Lake Road.
2030: Business Prosperity
Executive Summary:
Approximately six years ago, this property was granted PD zoning to allow a convenience store and the
kayak operation subject to nine variances to the Zoning and Subdivision Ordinances. The uses allowed
within the Planned Development were changed in 2016 to a slightly modified retail district use list
(ordinance attached). These uses did not include residential or live/work.
This request is to allow the legalization of: the existing front yard canopy and storage building, the
storage/shipping container in the rear and a live/work use in the main structure.
Introduction:
Staff cannot support various components of the requested Planned Development, but may be able to
support others with the required modifications. The canopy and storage building in the front yard does
not meet the setback requirements of the platted lot (50' Front Yard) and was illegally installed without
a building permit. Staff is opposed to granting this component. The shipping container in the rear of the
site is not a permanent structure and is required to be removed after 45 days. Staff cannot support this
component. However, staff could support the construction of a storage building in this location setback
approximately 3’ from the property line as long as it is less than 150 square feet in area. This would be
compatible with the provisions in a residential district and it is screened with an eight-foot wood-fence
on the rear, it will have little impact. Because this is such a unique site with a unique use, staff could
support the live/work unit provided it meets the building and fire code requirements.
Analysis:
On July 18, 2019, the Planning and Zoning Commission (5-2) recommended approval of PD-260R2-R,
Trinity River Kayak subject to the following conditions:
1. Approval of the live/work use in the main structure provided that:
a. Fire sprinklers and alarms are installed.
2
b. The building code requirements for both the commercial and residential components and space
allocation (50% residential & 50% commercial) are adhered to.
2. Remove the front yard canopy and storage building. Relocate the personal assets stored in the front yard
parking lot.
3. Remove the shipping container and allow for the replacement with an accessory structure less than 150
square feet setback from rear property line by a minimum of three feet. It shall be built in the same
location as the metal shipping container.
4. The property must be brought into compliance with all applicable building codes, including obtaining
building permits from the city for any work that has or will be done, within 60 days of zoning approval.
At the August 13, 2019, City Council Meeting, the hearing was left opened and continued to
September 10, 2019, allowing the applicant and neighbors to meet and see if an optimal solution
could be achieved.
On August 27, 2019, Staff met with representatives from Trinity Shores HOA and Trinity River
Kayak (TRK). Below is a summary of the meeting:
Homeowners within the Trinity Shores neighborhood have differing desires. Those on the south
end aren’t opposed to the existing canopy in the front yard. They would like trees to be planted
along southern the fence line. The neighbors on the north end, closer to Sandy Lake Road, want the
front yard canopy removed. At the end of the meeting, the HOA agreed they support P&Z’s
recommendation.
TRK agreed to plant trees along the south fence line. TRK said they will replace the shipping
container with a permitted shed. TRK asked more clarification questions about the canopy: Was it
the location? Was it a canopy in general the HOA was opposed to? Was it the fact that it was built
without a permit? The HOA president said the HOA just wanted him to follow the city’s rules and
codes so they would not oppose it if he relocated it to a place that was approved by the City.
On September 3, 2019, new exhibits were submitted to reflect the removal of the canopy in the front
yard and a modified canopy structure being placed on the west side of the main structure. The
accessory structure that was previously located in the front yard under the canopy is now shown to
be located south of the relocated canopy. A permanent accessory building is proposed to replace
the metal shipping container. A new landscape plan was submitted with six proposed 3” cal. Live
Oaks on the southern boundary. These will be irrigated and maintained by the property owner.
Subsequent to the meeting, Jeff Varnell followed up with the three northern property owners of
Trinity Shores that abut the property. According to Mr. Duncan, Leah Cady said: “She agrees
with whatever the HOA members presented at the mediation meeting”, Mr. Cameron said he had
nothing to say, and Mr. Howard said he didn’t care where the metal canopy went.
In summary, the HOA agrees with the P&Zs recommendation and an additional condition of
planting 6 additional trees on the southern property line. These are listed below.
1. Approval of the live/work use in the main structure provided that:
a. Fire sprinklers and alarms are installed.
b. The building code requirements for both the commercial and residential components and space
allocation (50% residential & 50% commercial) are adhered to.
2. Remove the front yard canopy and storage building. Relocate the personal assets stored in the front
yard parking lot.
SEE ALTERNATIVE LOCATION OF CANOPY AND STORAGE BUILDING ON REVISED SITE
PLAN.
3
3. Remove the shipping container and allow for the replacement with an accessory structure less than
150 square feet setback from rear property line by a minimum of three feet. It shall be built in the
same location as the metal shipping container.
SEE REVISED SITE PLAN.
4. The property must be brought into compliance with all applicable building codes, including
obtaining building permits from the city for any work that has or will be done, within 60 days of
zoning approval.
5. Plant six 3” cal. Live Oaks on the southern boundary. These will be irrigated and maintained by the
property owner.
SEE REVISED LANDSCAPE PLAN.
Staff supports this revised proposal showing the alternative canopy, alternative storage building
location and six additional Live Oaks on the south property line. The revised plans are included in
the attachments.
Legal Review:
Because the modifications to the Site Plan and Landscape Plan Exhibits involve the same proposed land
use (live/work), the case does not have to be sent back to the Planning and Zoning Commission. The
City Attorney drafted a letter relating to the procedural requirements for making separate
motions for the public hearing and case. This is attached for reference.
Fiscal Impact:
None
Recommendation:
The Planning Division recommends approval.
Attachments:
1. PROCEDURE LETTER CITY ATTORNEY
2. Staff Report
3. Previous PD Ordinance 6-14-2016
4. Applicant’s Narrative (3 pages)
5. REVISED Site Plan
6. REVISED Building Elevation Supplement (Floor Plan, Storage Building Elevations, Pictures)
7. Site Photo Exhibit
8. Interior Live-Work Photos
9. Letter from Skaggs Engineering on the Front Canopy
10. Front Yard Canopy Plans
11. Sign Plan (No Change)
12. REVISED Landscape Plan
13. Existing Storage Building
500 N. Akard Street 1800 Ross Tower Dallas, Texas 75201
Robert E. Hager
Direct: 214-665-3367
Mobile: 214-762-3239 Email: rhager@njdhs.com Web: www.njdhs.com
CONFIDENTIAL AND PRIVILEGED
ATTORNEY-CLIENT COMMUNICATION
TO: Matthew Steer, Development Services Coordinator for the City of Coppell
CC:
FROM: Robert E. Hager, City Attorney
DATE: September 3, 2019
SUBJECT: Trinity River Kayak
Procedure for Consideration
We are providing this memorandum to the Planning Department to establish guidance for City
Council consideration of the above caption zoning case. Traditionally the City Council has conducted
the public hearing after presentation by staff on zoning cases. After citizen comments, the Mayor then
seeks Council discussion or questions. Finally, Councilmembers make a compound motion to “close
the public hearing” and “approve or deny” the zoning matter with conditions. Then the Council votes.
In the above captioned matter, the compound motion failed, and the public hearing remained
open. Thereupon the Council moved to continue the public hearing until September 10th. Also, the
Council encouraged the residents adjacent to the subject tract to meet and work out a compromise
with assistance from Planning staff.
We offer the following guidance for the agenda item on September 10th:
A. Introduction of Agenda item;
B. Re-open public hearing:
C. Update presentation by staff and applicant;
D. Receive public comment;
E. Entertain Motion to Close Public Hearing/vote to close Public Hearing; and
F. Entertain Motion to Approve with or without conditions or Deny/vote on Motion.
Please let our office know if you have any questions.
TM 110557
ITEM # 3
Page 1 of 4
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-260R2-R, Trinity River Kayak Company
P&Z HEARING DATE: July 18, 2019
C.C. HEARING DATE: August 13, 2019
STAFF REP.: Matthew Steer, Development Services Coordinator
LOCATION: 1601 E. Sandy Lake Road
SIZE OF AREA: 1.5 acres of property
CURRENT ZONING: PD-260R-R (Planned Development-260-Retail)
REQUEST: A zoning change request to PD-260R2-R (Planned Development-260 Revision
Two-Retail), to amend the site plan to allow for a canopy and storage building, an
enclosed metal storage container and to use the existing building as a live/work
residence; by allowing variances to the Zoning Ordinance.
APPLICANT: Owner:
Jeff Varnell
549 E. Sandy Lake Rd.
Coppell, Texas 75019
972-393-5050
jeff@shutterupquick.com
HISTORY: This property has been zoned for retail uses for over 25 years and was formerly
occupied by a bait shop and a residence. In 2013, the property owner was granted
a rezoning to allow a convenience store and canoe, kayak, paddleboard storage,
rentals and sales (no residence). Given the challenges imposed by reusing existing
buildings and incorporating new construction, this property was rezoned to a
Planned Development District to allow for variances to regulations of the Zoning
and Subdivision Ordinances to accommodate this use, including:
• Variance to the building setback requirements.
• Variance to the masonry requirements for the existing and proposed
buildings.
• Allowance for outside storage.
• Variance to the paving requirement – the fire lane was required to be
concrete, the parking areas were permitted to be asphalt/crushed lime stone.
• Monument sign was permitted to be located 7.5 feet vs. 15 feet from the
R.O.W.
ITEM # 3
Page 2 of 4
• Perimeter landscaping requirement was waived along the east and north
property lines.
• No parking lot landscaping was required.
• Alternative fencing was permitted along the west property line abutting the
residential subdivision.
• The property owner was permitted to retain the Septic System, subject to it
being inspected, certified and brought up to code.
On January 8, 2013 City Council approved this rezoning. A ¾ vote of Council was
required due to over 20% opposition from the abutting homeowners.
After the establishment of this ordinance, the Director of Planning approved a
revised sign plan which allowed for a sign on the fence/wall instead of the approved
monument sign and approved the design and location of the attached sign.
In 2016, a request to amend the allowed uses and signage was approved. The latest
ordinance is attached for reference.
HISTORIC COMMENT: There is no historic significance associated with the subject property.
TRANSPORTATION: Sandy Lake Road is a C4D, four-lane divided collector concrete roadway contained
within a 110-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North - R L Turner FFA Project Center (CFBISD); A (Agriculture)
South - Single Family; Trinity Shores PD-190-SF-9
East - Trinity River; Cities of Dallas and Carrollton
West - Single Family; Trinity Shores PD-190-SF-9
COMPREHENSIVE PLAN: The Coppell 2030 Comprehensive Master Plan, adopted March 22, 2011,
shows the property as suitable for Residential Neighborhood.
DISCUSSION: Approximately six years ago, this property was granted PD zoning to allow a convenience
store and the kayak operation subject to nine variances to the Zoning and Subdivision
Ordinances. The uses allowed within the Planned Development were changed in 2016 to
a slightly modified retail district use list (ordinance attached). These uses did not include
residential or live/work.
This request is to allow the legalization of: the existing front yard canopy and storage
building, the storage/shipping container in the rear and a live/work use in the main
structure.
Front Yard Canopy:
Approximately a year ago, the property owner inquired about installing a “Tough Shed” in
the front yard. Staff determined that it was not allowed per the ordinance and conveyed
that to the applicant/owner. Subsequently, a metal canopy and wooden storage shed was
installed within the same front yard without permits. The owner is currently storing his
ITEM # 3
Page 3 of 4
personal assets (sail boat, motor boat and truck) at this location under the canopy. In order
to rectify this situation, he is proposing to obtain approval via this PD zoning amendment
allowing for a structure in this platted front yard. The current plat of the property shows
the front yard building line at 50 feet from the right-of-way. He is requesting to legalize
the front yard canopy at an 8-inch setback from the property line. Because staff does not
want to set a precedence of approving permits retroactively of buildings that do not meet
the setback requirements, staff cannot recommend approval of this component of the
request. If this portion of the request is somehow approved, a building permit will be
required with a letter from a registered professional engineer attesting to the installation of
the structure meeting the intent of the engineered plan (attached).
Metal Shipping Container:
There is an eight-foot tall metal shipping container located on the rear property line that is
being used a storage container. It exceeds the 45-day allowance for portable storage and
shipping containers in Section 15-14-2 #17. Staff cannot support the container remaining
on site for more than 45 days. Even if it was treated as a permanent structure, the shipping
container does not meet material, placement, or construction standards in the non-
residential accessory building regulations in Section 12-35-1 or Chapter 15. Staff cannot
recommend approval of this temporary use to become permanent. However, staff could
support a PD amendment that allows for the addition of a permanent shed that is less than
150 square feet and that is setback a minimum distance of three feet to the property line
(currently allowed within the accessory structure regulations for a residential use).
Live/Work Unit Classification:
The detailed floor plan showing allocation of space between residential and commercial
uses is attached. According to Section 15-1-2 amending International Building Code
section 419.1.1 states: The first floor must be at least 50% non-residential. Overall, the
non-residential use can't be more than 50% of the building; therefore, a one-story live/work
unit, by definition, must be exactly 50% residential and 50% non-residential. Live/work
units are required to have an automatic fire sprinkler and alarm systems. The residential
portions are required to meet all building code requirements for dwellings and non-
residential portions must meet all building codes for the commercial use.
Staff toured the facility with the applicant. The east side of the structure has office space,
and a public restroom area, ice maker and refrigerator. The middle portion consists of a
living area with a large kitchen and marble island. The windows in this area have shutters
and shades from the applicant’s shutter business. The western portion has a guest room
and master bedroom with a master bath and utility room. This residential section can be
closed off from the main area by two barn-doors. Please refer to the attached pictures and
floor plan. The building will need to be inspected to ensure it is up to code. If it meets all
building code requirements and fire sprinklers are installed, staff can support this
conversion.
Conclusion:
Staff cannot support various components of the PD request, but may be able to support
others with the required modifications. The canopy and storage building in the front yard
does not meet the setback requirements of the platted lot (50' Front Yard) and was illegally
installed without a building permit. Staff is opposed to granting this component. The
shipping container in the rear of the site is not a permanent structure and is required to be
ITEM # 3
Page 4 of 4
removed after 45 days. Staff cannot support this component. However, staff could support
the construction of a storage building in this location setback approximately 3’ from the
property line as long as it is less than 150 square feet in area. This would be compatible
with the provisions in a residential district and it is screened with an eight-foot wood-fence
on the rear, it will have little impact. Because this is such a unique site with a unique use,
staff could support the live/work unit provided it meets the building and fire code
requirements outlined above.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of certain components of the PD subject to the following conditions:
1. The live/work use in the main structure provided that:
a. Fire sprinklers are installed.
b. The building code requirements for both the commercial and residential components and
space allocation (50% residential & 50% commercial) are adhered to.
2. Remove the front yard canopy and storage building. Relocate the personal assets stored in the
front yard parking lot.
3. Remove the shipping container and replace with an accessory structure less than 150 square
feet setback from rear property line by a minimum of three feet.
4. If the front yard canopy and storage building is approved, then:
a. A building permit is required.
b. A letter is required from a registered professional engineer attesting to the installation of
the structure meeting the intent of the engineered plan.
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. Previous PD Ordinance 6-14-2016
2. Applicant’s Narrative (3 pages)
3. Site Plan
4. Building Elevation Supplement (Floor Plan, Storage Building Elevations, Pictures)
5. Site Photo Exhibit
6. Interior Live-Work Photos
7. Letter from Skaggs Engineering on the Front Canopy
8. Front Yard Canopy Plans
9. Sign Plan (No Change)
10. Landscape Plan (Existing)
11. Existing Storage Building
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS
ORDINANCE NO. 91500-A-697
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS,
AMENDING THE COMPREHENSIVE ZONING ORDINANCE AND
MAP OF THE CITY OF COPPELL, TEXAS, AS HERETOFORE
AMENDED, BY GRANTING A CHANGE IN ZONING FROM PD -260-
R (PLANNED DEVELOPMENT -260 -RETAIL) TO PD -260R -R
PLANNED DEVELOPMENT -260 REVISED -RETAIL), TO ATTACH
A REVISED DETAIL SITE PLAN TO ALLOW RETAIL USES IN
ADDITION TO THE CANOE, KAYAK, PADDLEBOARD STORAGE,
RENTALS AND SALES AND TO PERMIT REVISED SIGNAGE ON
1.5 ACRES OF PROPERTY LOCATED AT 1601 E. SANDY LAKE
ROAD AND BEING MORE PARTICULARLY DESCRIBED IN
EXHIBIT "A" ATTACHED HERETO AND INCORPORATED
HEREIN; PROVIDING FOR THE APPROVAL OF THE SIGNAGE
PLAN AND REVISED REAR ELEVATIONS, ATTACHED HERETO
AS EXHIBITS "B" AND "C" , RESPECTIVELY; PROVIDING
DEVELOPMENT REGULATIONS; PROVIDING A REPEALING
CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A
SAVINGS CLAUSE; PROVIDING A PENALTY OF FINE NOT TO
EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR
EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City Planning and Zoning Commission and the governing body of
the City of Coppell, Texas, in compliance with the laws of the State of Texas and pursuant to
the Comprehensive Zoning Ordinance of the City of Coppell, have given requisite notices by
publication and otherwise, and after holding due hearings and affording a full and fair hearing
to all property owners generally, and to all persons interested and situated in the affected area
and in the vicinity thereof, the said governing body is of the opinion that Zoning Application
No PD -260R -R should be approved, acid in the exercise of legislative discretion have
concluded that the Comprehensive Zoning Ordinance and Map should be amended.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF COPPELL, TEXAS:
SECTION 1. That the Comprehensive Zoning Ordinance and Map of the City of
Coppell, Texas, duly passed by the governing body of the City of Coppell, Texas, as heretofore
amended, be and the same is hereby amended to grant a change in zoning request from PD-
260-R (Planned Development -260 -Retail) to PD -260R -R (Planned Development Revised -
I TM 77229
260 -Retail), to attach a revised Detail Site Plan to allow retail uses in addition to the canoe;
kayak, paddleboard storage, rentals and sales and to permit revised signage on 1.5 acres of
property located at 1601 E. Sandy Lake Road being more particularly described in Exhibit
A" attached hereto and made a part hereof for all purposes, subject to the development
regulations.
SECTION 2. That PD -260R -R is hereby approved subject to the following
development regulations:
A. Except as amended herein, the property shall be developed in accordance
with the Planned Development Ordinance, No. 91500-A-612 which is
incorporated herein as set forth in full and hereby republished.
B. Uses permitted to occupy the existing 2,500 -sq. ft. square foot structure shall
be limited to:
1. Professional and administrative offices where services are provided only
and no chattels or goods are offered for sale on the premises, including
but not limited to doctors, dentists, attorneys, architects, engineers,
urban planners, insurance, real estate, banks and similar offices.
2. Business or trade school
3. Business support services
4. Convenience Store
5. Communication services
6. Financial services
7. Personal improvement services
8. Day nursery or day care center
9. Florist (no outside storage)
10. Barber and beauty shop
11. Drug store or pharmacy
12. Fraternal club or lodge
13. Consumer repair services.
14. Personal services.
2 TM 77229
15. Pet services.
16. Dry cleaning and laundry.
17. Other general retail sales of similar nature and character provided that
the business establishment is subject to the following conditions:
a. That it be conducted wholly within an enclosed building.
b. that required yards not be used for display, sale or storage or
merchandise, or for the storage of vehicles, equipment,
containers or waste material.
c. That all merchandise be first-hand and be sold at retail on the
premises.
d. That such use not be objectionable because of odor, excessive
light, smoke, dust, noise, vibration or similar nuisance.
18. Film developing and printing.
19. Fix -it shops for such items as bicycles and lawn mowers but without
outside storage.
20. Furniture stores.
21. Hardware store.
22. Printing shop or company (retail only).
23. Meat market (retail only).
24. Moving picture theater (indoor).
25. Veterinarian or animal hospital (no outside kennels).
26. Auto parts sales (new).
27. Community centers (public or private).
28. Uses permitted by special use permit according to section 12-30-8.
C. Signage on this property shall be limited and be in compliance with Exhibit
B as follows:
1. One 30 -square -foot monument sign, setback a minimum often feet from
the ROW, shall be permitted on the west side of the driveway.
2. The existing 9.6 -square -foot wall sign located in the eastern side of the
driveway may be retained as depicted in Exhibit B.
3. The existing 26.4 -square -foot attached sign may be relocated to the
building structure (hut) located adjacent to the parking lot.
3 TM 77229
4. Attached signage shall be permitted on the retail building in compliance
with the Sign Ordinance, except that one 3' x 12' sign shall be permitted
on the eave, as indicated on the Exhibit B.
D. Public building access shall be provided in the south fagade of the retail
building to allow accessibility to the restroom facilities for the patrons of the
kayak operation.
SECTION 3. That Signage Plan and Revised Rear Elevations attached hereto as
Exhibits `B" and "C" and made a part hereof for all purposes, are hereby approved.
SECTION 4. That the above property shall be used only in the manner and for the
purpose provided for by the Comprehensive Zoning Ordinance of the City of Coppell, as
heretofore amended, and as amended herein.
SECTION 5. That the development of the property herein shall be in accordance with
building regulations, zoning ordinances, and any applicable ordinances except as may be
specifically altered or amended herein.
SECTION 6. That all provisions of the Ordinances of the City of Coppell, Texas, in
conflict with the provisions of this ordinance be, and the same are hereby, repealed, and all
other provisions not in conflict with the provisions of this ordinance shall remain in full force
and effect.
SECTION 7. That should any sentence, paragraph, subdivision, clause, phrase or
section of this ordinance be adjudged or held to be unconstitutional, illegal or invalid, the same
shall not affect the validity of this ordinance as a whole, or any part or provision thereof other
than the part so decided to be unconstitutional, illegal or invalid, and shall not affect the validity
of the Comprehensive Zoning Ordinance as a whole.
SECTION 8. An offense committed before the effective date of this ordinance is
governed by prior law and the provisions of the Comprehensive Zoning Ordinance, as
amended, in effect when the offense was committed and the former law is continued in effect
for this purpose.
SECTION 9. That any person, firm or corporation violating any of the provisions or
terms of this ordinance shall be subject to the same penalty as provided for in the
Comprehensive Zoning Ordinance of the City of Coppell, as heretofore amended, and upon
conviction shall be punished by a fine not to exceed the sum of Two Thousand Dollars
2,000.00) for each offense; and each and every day such violation shall continue shall be
deemed to constitute a separate offense.
SECTION 10. That this ordinance shall take effect immediately from and after its
passage and the publication of its caption, as the law and charter in such cases provide.
DULY PASSED by the City Council of the City of Coppell, Texas, this the —
IL41
day of .i.y.Q , 2016.
AP VE
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5 TM 77229
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more orI so. EXHIBIT "A"
PROPOSED MONUMENT SIGN
DUAL SIDED FOR FRONT
BUILDING TENANT
30 S.F.
SEE DETAIL A2
EXISTING SIGN
9.6 S.F.
TO BE RETAINED
ESAN D .. YtAKFRpAD
PROPOSED BUILDING SIGN
15.6 S.F.
FOR TENANT A
PROPOSED BUILDING SIGN
36 S.F.
SEE DETAILS B2
FOR TENANT A
64.
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a
NEW BUILDING SIGN
26.4 S.F.
EXISTING SIGN RELOCATED FROM
FRONT BUILDING, FOR TENANT B
SEE DETAIL C
OVA WEImaW_1011
T ---T
BRICK VENEER
PLASTER BACKDROP
GROUND LIT SIGN
m
DETAIL A2: ALTERNATE MONUMENT SIGN
DUAL SIDED) 1/2" = 1'
MONUMENT SIGN SUMMARY
EXISTING MONUMENT 9.6 S.F.
ADDITIONAL MONUMENT 30.0 S.F.
TOTAL MONUMENT 39.6 S.F.
SIGN ORDINANCE TYPICAL: 40 S.F. MAX
BUILDING SIGNAGE
FRONT BUILDING AT CORNER 15.6 S.F.
FRONT BUILDING AT AWNING 36.0 S.F.
TRKC SIGN AT HUT 26.4 S.F.
TOTAL BUILDING SIGNAGE 78.0 S.F.
SIGN ORDINANCE TYPICAL 78.0 S.F. MAX
TENANT A
T 1 G11 T-- I T--\Tl
i
SIDE ELEVATION FRONT ELEVATION
DETAIL 132: ALTERNATE BUILDING SIGN
1/4" = 1'
1
DETAIL C: RELOCATED BUILDING SIGN
N— ,A 1._- 1/4"= 1'
TRINITY RIVER KAYAK COMPANY
SIGNAGE PLAN: PROPOSED ALTERNATIVE
EXHIBIT "B" APRIL 27, 2016
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Supplement to Zoning Application
July 9, 2019
HISTORY
In 2012/2013, P & Z and The City Council of Coppell approved an ordinance amending the
Comprehensive Zoning Ordinance and Map of the City of Coppell allowing the beginning of the
business now known as the Trinity River Kayak Co., LLC. In 2016, the City Council of Coppell
approved an amendment to the PD to allow supplemental signage, amend the allowable land uses
and a bathroom access plan to allow the primary building to be rented out to potential tenants.
The land consists of mainly 2 components: a leasable building in the front and a kayak rental and
shuttle business in the rear building and land.
The kayak rental business is still seasonally closed, but there is hope that by Summer 2019, our
weather conditions will support re-opening. Since 2015, all area lakes have been at or above
their conservation pools. This has required a higher volume of water being released into the Elm
Fork River which is adjacent to the property. The higher water level has adversely affected the
kayak rental business and required the business to evolve and adapt by expanding to other boat
type rentals beyond kayaks. The additional boats, trailers and equipment are being stored on the
property.
Currently (as part of the site plan/PD) an outdoor storage area exists on the property along the
southern portion of the property to store kayaks. The kayak rental business requires a lot of
additional equipment, including boats for rental, trucks and trailers to haul the
customers/equipment from the pick up points, tools, various ancillary equipment and boat
trailers. No storage buildings existed for these items and the equipment was exposed to the
elements and was not secured. Over many different instances, the owner has had trespassing
onto his property (Police files on record and video recording of recent incidents) which has
resulted in their equipment and tools being stolen (Police files on record) on multiple occasions.
Additionally, the recent hail storms have decimated the equipment on the property. The theft
and damage has resulted in owner suffering economic loss due to repairing/replacing the
equipment.
To help with protection from the elements, the owner had a structural engineer design a steel
frame open air overhead canopy to cover the parking area on the northern portion of the
property. This location is shielded from view via the existing 9’ retaining wall along Sandy Lake
Road so the owner thought this location would be the least noticeable location with views from
Sandy Lake Road. The steel frame open air canopy, which includes a solid metal roof, was
installed in early 2019 as the owner was not aware of the restrictions of the Site Plan and
ordinances and was trying to add protection from the trespassing, theft and damage. A small
portion (approximately 8’x16’) underneath the structure was enclosed to securely store smaller
equipment and tools. Refer to the images in the Site Plan Supplemental Exhibits.
To provide a secure, lockable storage area in the back of the property, the Owner located an
8’x8’x20’ storage container adjacent to the existing open air and unsecured kayak storage area.
The location of the accessory structure was in an area that was not visible from the property to
the south. The fence along the southern property line includes an 8’ wood fence and a 5’
ornamental metal fence. The owner situated the storage container in a location where it would
abut the 8’ wood fence so that the views of the river from the adjacent property owner were not
affected. The owner desires this storage container to be allowed to remain on the property
permanently.
Both of these items haven been installed on the property. The owner requests that the site plan
and zoning be amended to allow these structures so that the property is conforming as it currently
exists.
Signage
The signage as approved in 2013 and 2016 is to stay part of the PD as currently provided.
Existing land Uses
The following uses are allowed on site per the current PD:
1. Professional and administrative offices where services are provided only and no chattels or goods
are offered for sale on the premises, including but not limited to doctors, dentists, attorneys,
architects, engineers, urban planners, insurance, real estate, banks and similar offices.
2. Business or trade school
3. Business support services
4. Communication services
5. Financial services
6. Personal improvement services
7. Day nursery or day care center
8. Florist (no outside storage)
9. Barber and beauty shop
10. Drug store or pharmacy
11. Fraternal club or lodge
12. Consumer repair services.
13. Personal services.
14. Pet services.
15. Dry cleaning and laundry.
16. Other general retail sales of similar nature and character provided that the business establishment is
subject to the following conditions:
a. That it be conducted wholly within an enclosed building.
b. that required yards not be used for display, sale or storage or merchandise, or for the
storage of vehicles, equipment, containers or waste material with the following exception:
i. Boat (boats include kayaks, canoes, sail boats, jon boats, etc.) storage may occur
in the areas indicated on the site plan including
1. Under the front canopy
2. In the storage area along the southern property line.
3. The boats must be owned by the owner/business entity.
c. That all merchandise be first-hand and be sold at retail on the premises.
d. That such use not be objectionable because of odor, excessive light, smoke, dust, noise,
vibration or similar nuisance.
17. Film developing and printing.
18. Fix-it shops for such items as bicycles and lawn mowers but without outside storage.
19. Furniture stores.
20. Hardware store.
21. Printing shop or company (retail only).
22. Meat market (retail only).
23. Moving picture theater (indoor).
24. Veterinarian or animal hospital (no outside kennels).
25. Auto parts sales (new).
26. Community centers (public or private).
27. Uses permitted by special use permit according to section 12-30-8.
THE REQUEST
This amendment is to allow additional storage on the property including the addition of a
covered parking and small storage area on the north of the property and to allow an enclosed
accessory storage container be permanently located in the rear of the property. We have
provided a site plan supplemental exhibit outlining the location of the storage elements, pictures
of the storage elements and an engineered drawing of the northern steel frame overhead
structure.
1. Steel Frame Open Air Overhead Canopy & Storage Building
Owner requests to allow a steel frame open air overhead canopy, as designed on the Site Plan
Supplemental Exhibits, with an 8’x16’ enclosed storage area be located on the northern portion
of the property, as indicated on the Site Plan and Building Elevation Supplement Exhibit.
2. Enclosed Storage Container Accessory Structure
Owner requests that the 8’x8’x20’ enclosed storage accessory structure be allowed on the
property as indicated on the Site Plan and Building Elevation Supplement Exhibit.
3. Land Use amendment
The Owner requests the ability to utilize the primary building as a live/work residence. Owners
request the existing PD ordinance be amended to allow the following uses, in addition to the
current uses already allowed on site:
a. Live/Work component, restricted to 1 single family residence allowed in a portion of
the primary building only.
SITE PHOTOS (July 2019)
Front Yard Canopy & Storage Building (Facing N)
Temporary Shipping Container & Kayak Storage (Facing South)
Approved Kayak Rental Hut + Approved Storage Building (Facing North)
Parking Area (Facing SW)
Exterior Live/Work (Facing SE)
LIVE/WORK INTERIOR PHOTO EXHIBIT
WORK-MEETING TABLE
SHARED OPEN AREA – MEETING AND SHOWROOM
VIEW FROM SHARED OPEN AREA
SHARED KITCHEN
WORK-OFFICE
WORK-OFFICE
WORK-STORAGE
WORK-PUBIC RESTROOM (WOMENS)
WORK-PUBIC RESTROOM (MENS)
LIVE-BEDROOM
LIVE-BATHROOM
LIVE – BEDROOM
SHARED UTILITY ROOM
June 30, 2019
City of Coppell
265 Parkway Blvd.
Coppell, TX 75019
Re: Structural Inspection
Trinity River Kayak Company
1601 E Sandy Lake Road
Coppell, TX 75019
To Whom It May Concern:
I am the Engineer of Record for the foundation and framing of the covered storage at the above referenced project.
I have reviewed the installation of the structural steel. The structural steel appears to have been installed in
accordance with the construction documents and/or approved changes. The installation of the structural steel
meets the intent of the engineering plan.
If I can be of any further assistance or if there should be any questions, please do not hesitate to call.
Sincerely,
Matthew R. Skaggs, P.E.
Skaggs Engineering
SKAGGS ENGINEERING
1018 Meadow Green Court Princeton, TX 75407
skaggsengineering@yahoo.com
Cell: 972.369.2194