Loading...
CC approval on 8/12/97 AGENDA REQUEST FORM ITEM CAPTION: PUBLIC HEARING: Consider approval of Case No. S-l129R, Artisan LandscaDe Inc., zoning change from C (Commercial) to C-S.U.P. (Commercial, Special Use Permit), to allow the operation of a landscaping contractor's office within a residential structure on commercial property and for an associated open storage area located at 832 Howell Drive. SUBMITTED BY.. Gary L. Sieb TITLE: Director of Planning and Community Services STAFF RECOMMENDS: Approval X Denial STAFF COMMENTS: Date of P&Z Meetinq: July 17, 1997 Decision of P&Z Commission: Approved (5-0) with Commissioners Redford, Lowry, McCaffrey, DeFilippo and Stewart voting in favor. None opposed. Commissioner Cruse was absent and Commissioner Jones left after roll call. Approval subject to the following recommended conditions: 1. Incorporate the seven items on the Guidelines document provided by the applicant as conditions to this Special Use Permit. These Guidelines shall not be restricted to Artisan Landscape, Inc., but to anyone doing like business on this property. 2. City Council granting of variances for the 8 foot high wooden fence and the 12 foot wide alley width (see Engineering Comment s ) . 3. Limit signage to the proposed sign shown on the exhibit. 4. Limit exterior building paint to Gray with Dark Gray trim and shutters. AppROVED Cil .¥ couNCIL Agenda Request Form - Revised ~AY7 Document Name Sl129r. PZ GUIDELINES Guidelines submitted by applicant, case No. S-1129R, Artisan Landscape, Inc. as reassurance to city staff, the Planning and Zoning Commission, residents of Coppell and neighbors as to this property's use. Item 1: Under no condition shall Artisan Landscape, Inc. accept deliveries of materials from semi-trucks or other trucks larger than a small 6 cubic yard capacity vehicle. Item 2: The residential structure shall be used as general office consisting of management, designer/architects, and secretarial support. Item 3: Under no conditions shall Artisan Landscape, Inc. allow any area outside of the screened in rear portion of the property to be used as storage. Item 4: Under no conditions shall Artisan Landscape, Inc. allow the Dumpster to be placed outside of the screened in rear portion of the property. Item 5: Under no condition shall Artisan Landscape, Inc. support or find it acceptable for its employees to park on neighboring properties, the alley, or on Howell Drive. Item 6: Artisan Landscape, Inc. agrees to limit the hours of operation for its construction business from 7:00 a.m. to 7:00 p.m. Monday through Saturday. Small deliveries of goods shall only be accepted Monday through Friday from 8:00 a.m. to 4:00 p.m. Item 7: The maximum number of company trucks and or employee vehicles that will be parked inside the screened fence at one time shall be six. CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: S-1129R, ARTISAN LANDSCAPE, INC. P & Z HEARING DATE: July 17, 1997 C.C. HEARING DATE: August 12, 1997 LOCATION: 832 Howell Drive SIZE OF AREA: Approximately .20 acres; residential structure is 1,520 square feet (including the garage) CURRENT ZONING: C (Commercial) REQUEST: C-S.U.P. (Commercial, Special Use Permit) APPLICANT: Applicant: Brian Sandleback P.O. Box 693 Coppell, TX 75019 (972) 393-0965 HISTORY: A special use permit was granted for this property in December of 1987 to allow the operation of a construction office in a residential structure on commercially zoned property. The special use permit expired when the construction company voluntarily vacated the property, even though the ownership of the property did not change. Alpine Fence Company, the last tenant of the building, was not issued a special use permit. At the April 17, 1997 Planning and Zoning Commission meeting, the Commission denied the applicant the request for a special use permit to operate a landscape business within a residential structure because the site plan did not comply with city standards (i.e. thickness of concrete paving, landscaping, and parking requirements). The intensity of the use was also of concern. At the June 15, 1997 Planning and Zoning Commission hearing, the Commission decided to continue the Public Hearing until the July 17, 1997 meeting. TRANSPORTATION: Howell Drive is a two-lane black-top cul-de-sac serving the North Lake Estates subdivision. The right-of-way width is 50 feet. Item # 4 SURROUNDING LAND USE & ZONING: North Tren Tech Company; "C-S. U. P." Commercial, Special Use Permit South- vacant; "C" Commercial East Residential; "C" Commercial West Reeves Electric Co.; "C" Commercial COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for mixed uses. DISCUSSION: Since the last Planning and Zoning Commission meeting, the Development Review Committee was given another opportunity to review the applicant's proposal, as well as to meet with the applicant. The latest site plan is showing a 12 foot wide, 70 foot long paved alley intended to provide vehicular access to the screened rear portion of the property. The width of this non-residential alley is considerably less than the 24 foot minimum width specified in the subdivision regulations. The applicant is requesting a variance from City Council with regards to the alley width. Also, the applicant is requesting Council to modify the 6 foot high brick masonry screening requirement to allow an 8 foot high wooden fence to screen the rear parking lot, dumpster, employee picnic area and outside storage area. Since the initial special use request by the applicant, staff has modified its position with regards to allowing a residential structure to be used for a landscape contractor business based on the written reassurances provided by the applicant. The residential structure will be used for general office purposes for management and secretarial support. The rear portion of the property will contain a parking area, open storage and an employee picnic area. Additional open storage is being proposed against the northern side of the residential structure. From discussions with the applicant the proposed storage areas will contain only leftover planting materials from various job sites. Only small deliveries of goods will be accepted at this Howell Drive address. The applicant has agreed to limit the days and hours in which the small deliveries would be allowed (Mon.-Fri. 8:00 am to 4:00 pm), as well as limit the type of delivery truck servicing the site to a small 6 cubic yard maximum capacity vehicle. The applicant has agreed that no storage will occur outside the screened fence area, as well as agreeing that the dumpster will remain in the screened area at all times. The guidelines provided by the applicant indicate that the maximum number of company trucks and/or employee vehicles to be parked inside the screened area at one time will be six. Staff would like the applicant to modify the number of vehicles to five since there are only five designated parking spaces on this site. The zoning ordinance only allows Item # 4 parking on a paved concrete surface. The off-street parking requirements specify parking space configuration, arrangement, size and circulation. The sixth vehicle would block multiple parked vehicles on this site and create an undesirable situation. Staff further understands that the applicant will not allow employees to park on neighboring properties, the alley, or on Howell Drive. At the last meeting, the applicant provided staff with 13 written statements from neighbors in favor of this zoning request. Despite the general residential nature of this subdivision, this particular lot is surrounded by two businesses, a vacant lot and a residential lot. The residential lot adjoining the eastern property line has responded in favor of the zoning change request. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends approval of this special use permit request subject to the following conditions: 1. Incorporate the seven items on the guidelines document provided by the applicant as conditions to this special use permit, with the exception of Item 7 which should be modified to read as "the maximum number of company trucks and/or employee vehicles that will be parked inside the screened fence at one time shall be five". 2. City Council granting of variances for the 8 foot high wooden fence and the 12 foot wide alley width (see Engineering Comments). 3. Limit signage to the proposed sign shown on the exhibit. 4. Limit exterior building paint to Gray with. Dark Gray trim and shutters. 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/Landscape Plan and Proposed Signage Plan 2) Guidelines 3) Departmental Comments Item # 4 JUL - 91997 DEVELOPMENT REVIEW COMI~II~EE ENGINEERING COMMENTS ITEM: S-11129R, Artisan Landscape. Inc.. zoning change from C (Commercial) to C-S.U.P. (Commercial, Special Use Permit), to allow the operation of a landscaping contractor's office within a resident~ structure on commercial property and for an associated open storage area located at 832 Howell Drive, at the request of Brian Sattdleback. DRC DATE: June 26, 1997 and July 3, 1997 CONTACT: Mike Martin, P.E., Assistant City Engineer 004-3679) COMMENT STATUS: PRELIMINARY 1. Alleys for other than residential uses shall be dedicated and paved a minimum of 24' in width as per City Subdivision Ordinance. Therefore, a variance must be granted to allow the 12' alley width.