Loading...
Staff ReportITEM # 9 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-260R4-R, Trinity River Kayak Company P&Z HEARING DATE: February 17, 2022 C.C. HEARING DATE: March 8, 2022 STAFF REP.: Matthew Steer, AICP, Development Services Administrator LOCATION: 1601 E. Sandy Lake Road SIZE OF AREA: 1.5 acres of property CURRENT ZONING: PD-260R3-R (Planned Development-260-Revision 3-Retail) REQUEST: A zoning change request to PD-260R4-R (Planned Development-260-Revision 4- Retail) to revise the Planned Development to allow for an increase in the height/size and to allow for changeable letters on a proposed monument sign previously approved. APPLICANT: Owner: Representative: Jeff Varnell Aaron Duncan 1601 E. Sandy Lake Rd. Mesa Design Group Coppell, Texas 75019 2001 N Lamar Street 214-714-5051 Dallas, Texas 75202 jeff@trinityriverkayak.com 214-871-4417 Aduncan@mesadesigngroup.com HISTORY: This property has been zoned Retail 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 in addition to 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 # 9 Page 2 of 3 • 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. In 2019, a request 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 was approved by allowing variances to the Zoning Ordinance. In 2020, a request to demolish a garage structure and build a 2,500 square foot new structure which included a garage, additional enclosed storage space and a covered pavilion area was approved. 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: In 2019, this site was approved to have a live/work use. The site is home to Trinity River Kayak (TRK). As noted in the history section, the site has undergone several amendments to the Planned Development over the past few years. Most recently in 2020, an amendment was approved to allow for the demolition of an old garage, replacing it with a newer ITEM # 9 Page 3 of 3 structure. This 2,500 square foot structure includes a garage, additional enclosed storage space and a covered pavilion area. This request is to replace a previously approved monument sign with one that has changeable letters. TRK is very unique in comparison to the other businesses in Coppell. TRK is considered a live/work use, consisting of the kayak business and a residence. It is not open year-round. The applicant would like to advertise when they are open and closed during certain periods of the year and when they have events for boy & girl scout troops and other organizations. The changeable letter sign will help communicate to passers-by when they are open and closed for the season and prevent cars from stopping at the front gate to see if they are open. The size of the proposed sign has slightly increased in height and width from the one that was previously approved. Because it is proposed to be located in a depressed area, staff can support the increase in height to allow for better visibility. The location of the sign was reexamined and would not block the visibility from Trinity Shores and would not block the visibility of anyone entering or exiting the site. The proposed design can be seen on the attached Sign Elevations Exhibit. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the PD amendment with no outstanding conditions. 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. Site Plan 2. Sign Elevations.