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BP 2012-05-17 PZag051712 Page 1 of 4 NOTICE OF PUBLIC HEARING & AGENDA PLANNING & ZONING COMMISSION May 17, 2012 COMMISSIONERS: Edmund Haas – Chairman Gregory Frnka – Vice Chairman Aaron Duncan Anna Kittrell Craig Pritzlaff Charles Sangerhausen Justin Goodale MEETING TIME AND PLACE: Pre-Session 6:00 p.m. 1st Floor Conference Room (Open to the Public) Regular Session 6:30 p.m. Council Chambers (Open to the Public) Notice is hereby given that the Planning & Zoning Commission of the City of Coppell, Texas will meet in pre-session at 6:00 p.m. and in regular session at 6:30 p.m. on Thursday, May 17, 2012, to be held at Town Center, 255 Parkway Boulevard, Coppell, Texas. As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on any agenda item listed herein. The purpose of the meeting is to consider the following items: ITEM # ITEM DESCRIPTION PRE-SESSION: (Open to the Public) 1. Briefing on the Agenda. REGULAR SESSION: (Open to the Public) 2. Call to Order. 3. Consider approval of the minutes for April 19, 2012. 4. PUBLIC HEARING: Consider approval of CASE NO. PD-171R3-HC, GTE Shared Services Addition (Clear C2 Office), a zoning change request from PD-171-HC (Planned Development-171-Highway Commercial) to PD-171R3-HC (Planned Development-171 Revision 3-Highway Commercial), to revise the Concept Site Plan on 9.74 acres of property and attach a Detail Site Plan for a 11,077- square-foot office building on 2.09 acres of property located on the north side of Canyon Drive, east of S.H. 121, at the request of DFW Canyon Partners, LTD, being represented by John Taylor, Azimuth Architecture. STAFF REP.: Gary Sieb ITEM # ITEM DESCRIPTION ag051712 Page 2 of 4 5. PUBLIC HEARING: Consider approval of the GTE Shared Services Addition, Lots 1R1A & 1R1B, Block 1, Replat, being a replat of Lot 1R1, Block 1, of the GTE Shared Services Addition, which contains 9.74 acres of property, to establish a fire lane and utility easements to support the development of a 11,077-square-foot office building on Lot 1R1B, which contains 2.09 acres of property located on the north side of Canyon Drive, east of S.H. 121, at the request of DFW Canyon Partners, LTD, being represented by John Taylor, Azimuth Architecture. STAFF REP.: Gary Sieb 6. PUBLIC HEARING: Consider approval of CASE NO. PD-235-O to SF-12, Akula, a zoning change request from PD- 235-O (Planned Development-235-Office) to SF-12 (Single Family-12), to allow 0.83 acres of this property to be incorporated with the adjacent 1.46 acres of property to permit the development of one single-family home located on the north side of Sandy Lake Road, approximately 550 feet west of Starleaf Street (1180 Sandy Lake Road), at the request of Dheerajk and Kavitha Akula, being represented by Robert Schneeberg, Gonzales & Schneeberg, Engineers & Surveyors. STAFF REP.: Gary Sieb 7. PUBLIC HEARING: Consider approval of the Denton Creek @ Sandy Lake Addition, Lot 1R, Block A, Replat, being a replat of Lots 1 & 2, Block A, of the Denton Creek @ Sandy Lake Addition, into one residential lot containing 2.29 acres of property located on the north side of Sandy Lake Road, approximately 550 feet west of Starleaf Street, at the request of Dheerajk and Kavitha Akula, being represented by Robert Schneeberg, Gonzales & Schneeberg, Engineers & Surveyors. STAFF REP.: Gary Sieb 8. PUBLIC HEARING: Consider approval of CASE NO. PD-116R2-SF-7, Chaucer Estates, Lots 4 & 7, Block C, a zoning change request from PD-116R-SF-7 (Planned Development-116 Revised-Single Family-7) to PD-116R2-SF-7 (Planned Development-116 Revision 2-Single Family-7), to relocate and modify the existing rear fences on 187 Chaucer Court and 101 Dickens Drive, at the request of Michael Scrivner and Kevin Slaton, being represented by Kevin Kendrick, Aperture Development. STAFF REP.: Matt Steer 9. PUBLIC HEARING: Consider approval of CASE NO. PD-194R4-LI, Amberpoint Business Park, Lot 2R-3R, Block A, a zoning change request from PD-194R3-LI (Planned Development-194 Revision 3-Light Industrial) to PD-194R4-LI (Planned Development-194 Revision 4-Light Industrial), to attach a Detail Site Plan for a 300,800-square-foot office/warehouse building on 19.4 acres of property located on the east side of Northpoint Drive, north of Wagon Wheel Park, at the request of Cabot Properties, Inc., being represented by Mike Meinhardt, Meinhardt & Associates. STAFF REP.: Matt Steer 10. PUBLIC HEARING: Consider approval of the Amberpoint Business Park, Lot 2R-3R, Block A, Replat, being a replat of Lot 2R3, Block A to Lot 2R-3R, Block A, to establish a fire lane and utility easements to support the development of a 300,800-square-foot office/warehouse building on 19.4 acres of ITEM # ITEM DESCRIPTION ag051712 Page 3 of 4 property located on the east side of Northpoint Drive, north of Wagon Wheel Park, at the request of Cabot Properties, Inc., being represented by B. Dave Littleton, Halff Associates. STAFF REP.: Matt Steer 11. Consider approval of Biodiversity Center, Site Plan, a site plan to allow the development of a nature center, education hall, offices, including solar panels, a rainwater collection facility and related uses on 3.15 acres of property located within Coppell Nature Park (367 Freeport Pkwy), at the request of the Coppell Parks and Recreation Department, being represented by Terry Hoyle, SHW Group. STAFF REP.: Matt Steer 12. PUBLIC HEARING: Consider approval of CASE NO. PD-255-SF, Westhaven, a zoning change request from HC (Highway Commercial) to PD-255-SF (Planned Development-255-Single Family), to permit the development of 296 residential lots and 37 common area lots on 93.8 acres of property located south of S.H. 121, approximately 450 feet west of Magnolia Park, at the request of Terry Mitchell, Contrast Development. STAFF REP.: Marcie Diamond 13. Update on Council action for planning agenda items on May 8, 2012: A. An Ordinance for CASE NO. PD-253-H, Old Town Water Tank/Office Addition, Lots 1 & 2, Block A, a zoning change from H to PD-253-H, to allow for office use and retain the existing water storage tank on property located at 616/618 South Coppell Road. B. An Ordinance for CASE NO. PD-95R-SF-9, Shadow Ridge Estates I, Lot 10, Block A, a zoning change from PD-95-SF-9 to PD-95R-SF-9, to allow for a 767.5-square-foot garage expansion on property located at 202 Southern Belle Drive. C. An Ordinance for CASE NO. PD-250R-H, Darling Patio Homes, Lots 1R-32R, Block F, Lots 2R-13R, Block G and Lot 2RX, Block G, Old Town (Main Street), a zoning change from PD-250-H, to PD-250R-H, to allow 44 patio-home lots and one common area lot on property located west of South Coppell Road and north of Burns Street. D. A six-month extension to the expiration date of June 13, 2012, Red Hawk Addition, Lot 28R, Block A, Replat, to December 13, 2012. E. CASE NO. PD-254-SF, Ridgecrest Estates, a zoning change request from SF-12 to PD- 254-SF, to allow 26 single-family lots and two common area lots on property located at the northeast corner of East Sandy Lake Road and Lodge Road. F. CASE NO. PD-250R2-H, Old Town Addition (Main Street), Lot 2R, Block E, a zoning change request from PD-250-H to PD-250R2-H, for a pavilion, fountain, play area and public restroom/ storage building on property located south of Houston Street and north of Travis Street between West Main and East Main Streets. G. CASE NO. PD-250R3-H, Old Town Addition (Main Street) Entry Feature, Lot 1RX, Block B, a zoning change request from PD-250-H to PD-250R3-H, for an Entry Feature on property located at the southeast corner of Bethel Road and Main Street. H. CASE NO. PD-250R4-H, Old Town Addition (Main Street) Parking Lot, Lot 1R, Block A, a zoning change request from PD-250-H to PD-250R4-H, for parking lot with 80 parking spaces on property located at the northeast corner of Hammond Street and Houston Street. I. Old Town Addition (Main Street), Blocks A thru E, Replat, being a replat of Blocks A thru E into Lots 1R to 4R, Block A; Lots 1R & 1RX, Block B; Lots 1R to 6R, Block C; ITEM # ITEM DESCRIPTION ag051712 Page 4 of 4 Lots 1R to 11R, Block D and Lots 1R1, 1R2 & Lot 2R, Block E, to establish lots, easements and an alley right-of-way on property located South of Bethel Road, between Hammond Street and East Main Street. J. First Baptist Church of Coppell, Lot 1, Block A, Site Plan Amendment, to allow a 740- square-foot building expansion, revised elevations, the addition of a covered drop-off area and modifications to the landscaping and parking on property located at 590 S. Denton Tap Road. 14. Director’s Comments. ADJOURNMENT CERTIFICATE I certify that the above Notice of Meeting was posted on the bulletin board at the City Hall of the City of Coppell, Texas on this 11th day of May, 2012 at __________. _________________________________ Juanita A. Miles Planning Secretary PUBLIC NOTICE STATEMENT FOR ADA COMPLIANCE The City of Coppell acknowledges its responsibility to comply with the Americans with Disabilities Act of 1990. Thus, in order to assist individuals with disabilities who require special services (i.e., sign interpretative services, alternative audio/visual devices, and amanuenses) for participation in or access to the City of Coppell sponsored public programs, services and/or meetings, the City requests that individuals make requests for these services forty-eight (48) hours ahead of the scheduled program, service and/or meeting. To make arrangements, contact Vivyon V. Bowman, ADA Coordinator or other designated official at (972) 462-0022, or (TDD 1-800-RELAY, TX, 1-800-735-2989). MIN041912 Page 1 of 8 MINUTES OF APRIL 19, 2012 The Planning and Zoning Commission of the City of Coppell met in Pre-session at 6:00 p.m., and in Regular session at 6:30 p.m., on April 19, 2012, in the Council Chambers of Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas. The following Commissioners were present: COMMISSIONERS: Edmund Haas – Chairman Gregory Frnka – Vice Chairman (arrived at 6:46 p.m.) Aaron Duncan Anna Kittrell Craig Pritzlaff Charles Sangerhausen Justin Goodale Also present were Planning Director, Gary Sieb; Assistant Planning Director, Marcie Diamond; City Planner, Matt Steer; Graduate Engineer, Mike Garza; Economic Development Coordinator, Mindi Hurley; Director of Parks & Recreation, Brad Reid and Secretary, Juanita A. Miles. The purpose of the meeting was to consider the following items: ITEM # ITEM DESCRIPTION PRE-SESSION: (Open to the Public) 1. Briefing on the Agenda. The Planning Commission was briefed on each posted agenda item in the Workshop Session. No vote was taken on any item discussed. REGULAR SESSION: (Open to the Public) 2. Call to Order. Chairman Haas called the meeting to order. 3. Consider approval of the minutes for March 22, 2012. Commissioner Duncan made a motion to approve the minutes for March 22, 2012, as written. Commissioner Kittrell seconded; motion carried (6-0), with Commissioners Goodale, Pritzlaff, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 4. CONTINUED (Held Under Advisement): Consider approval of the First Baptist Church of Coppell, Lot 1, Block A, SPA, to allow a 740-square-foot building expansion, revised elevations, the addition of a covered drop-off area, trellis structures and modifications to the landscaping and parking on 5.161 acres of property located at 590 S. Denton Tap Road, at the request of Tom Willis, HH Architects. STAFF REP.: Gary Sieb ITEM # ITEM DESCRIPTION MIN041912 Page 2 of 8 Presentation: Planning Director, Gary Sieb introduced this continued case from the March 22nd meeting to the Commission with exhibits and color board. The applicant met with a subcommittee of the Commission at the December meeting and he stated that staff is recommending approval subject to the amended building materials for the façade. Tom Willis, HH Architects, 5910 N. Central Expwy., Ste. 1200, Dallas, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s recommendation. He addressed Commission’s concerns about the trellis structures and noted that the trellis structures may be removed. Action: Commissioner Sangerhausen made a motion to approve First Baptist Church of Coppell, Lot 1, Block A, SPA, to allow a 740-square-foot building expansion, revised elevations, the addition of a covered drop-off area and modifications to the landscaping and parking on 5.161 acres of property located at 590 S. Denton Tap Road subject to the amended change of the building material from black corrugated metal to a tan EIFS material. Commissioner Goodale seconded; motion carried (6-0), with Commissioners Goodale, Pritzlaff, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 5. Consider approval of Rosebriar Estates, Final Plat, to allow the subdivision of 2.8 acres of property into six (6) single-family lots and three (3) common area lots on property located south of East Sandy Lake Road between Dobecka Drive and Castlebury Court, at the request of Brad Meyer, Contrast Development. STAFF REP.: Marcie Diamond Presentation: Assistant Director, Marcie Diamond introduced this case to the Commission mentioning on February 14th, City Council approved the Planned Development, the Preliminary Plat and granted the P&Z Commission authority to approve this final plat. She stated that staff is recommending approval with no outstanding conditions. Action: Commissioner Kittrell made a motion to approve the Rosebriar Estates, Final Plat, Chairman Haas seconded; motion carried (6-0), with Commissioners Goodale, Pritzlaff, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. Chairman Haas read into the record Vice Chairman Frnka’s arrival at 6:46 p.m. 6. PUBLIC HEARING: Consider approval of Case No. PD-254-SF, Ridgecrest Estates, a zoning change request from SF-12 (Single Family-12) to PD-254-SF (Planned Development-254-Single Family), to establish a Detail Site Plan to allow 26 single-family lots and two common area lots on (7) seven acres of property located at the northeast corner of East Sandy Lake Road and Lodge Road, at the request of Matt Alexander, Dowdey, Anderson & Associates, Inc. STAFF REP.: Marcie Diamond ITEM # ITEM DESCRIPTION MIN041912 Page 3 of 8 Presentation: Assistant Planning Director, Marcie Diamond introduced this case to the Commission with exhibits and elevations. She mentioned 31 notices were mailed to property owners within 200 feet of this request; one returned in favor outside of the 200-foot area; 11 returned in opposition and three were undecided. She mentioned that because of over 20% opposition, this case would need a ¾ vote of City Council for approval. She stated that staff is recommending approval subject to conditions which she read into the record. Matthew Alexander, Dowdey, Anderson & Associates, Inc., 5225 Village Creek Drive, Plano Texas, was present to represent this case with a presentation, to address questions and stated he was in agreement with staff’s recommendations. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. The following people spoke: In favor: Ron Forest, 140 Park Valley Court, Coppell, Texas In Opposition: Rory Carrick, 123 Lodge Road, Coppell, Texas Bob Hawman, 100 Cedar Crest Court, Coppell, Texas Jim O’Brien, 127 Beaver Run, Coppell, Texas John Stephens, 132 Park Valley Court, Coppell, Texas Janet Hill, 135 Park Valley Court, Coppell, Texas Chairman Haas closed the public hearing. Mike Garza, Engineering Dept., 255 Parkway Blvd, Coppell, Texas, addressed concerns related to potential increased traffic flow, detention, sidewalks in the ROW and parking. Action: After much discussion, Commissioner Duncan made a motion to approve Case No. PD-254- SF, Ridgecrest Estates, a zoning change request from SF-12 (Single Family-12) to PD-254-SF (Planned Development-254-Single Family), subject to staff conditions (1-6) with additional conditions (7-9): 1. Add a PD Condition defining the maintenance responsibility of the existing and proposed wood fences. 2. Revise the proposed sidewalk along Sandy Lake Road to be five feet wide, and locate it one foot off the right-way line on all plans. 3. Realign the proposed sidewalk along Lodge Road to align with the sidewalk existing to the north. 4. Relocate the street name change symbol to between Lots 7 and 8. 5. Remove the utility lines from the Detail Site Plan, but retain the proposed easements. 6. Revise Lodge Street to Lodge Road on all exhibits. 7. The facades of the homes constructed on the lots adjacent to and visible from the north property line, Lodge Road and Sandy Lake Road, shall be a minimum 95% masonry. ITEM # ITEM DESCRIPTION MIN041912 Page 4 of 8 8. A minimum of two (2) trees are required in the rear yards of the lots abutting the north property line, on Lodge Road and on Sandy Lake Road in addition to the proposed front yard trees specified in the PD conditions. There shall be a minimum of 12 caliper inches which may include existing and/or proposed trees. 9. No parking is allowed on the west side of Deerfield Court directly abutting the common area Lot 2X. Commissioner Sangerhausen seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 7. PUBLIC HEARING: Consider approval of Case No. PD-250R2-H, Old Town Addition (Main Street), Lot 2R, Block E, a zoning change request from PD-250-H (Planned Development-250-Historic), to PD-250R2-H (Planned Development-250 Revision 2-Historic) to establish a Detail Site Plan on Lot 2R, Block E for a pavilion, fountain, play area and public restroom/ storage building on 1.53 acres of property located south of Houston Street and north of Travis Street between West Main and East Main Streets, at the request of Brad Reid, City of Coppell, being represented by Bill Peck, William Peck & Associates Architects. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer introduced this case to the Commission with exhibits, elevations and color/black & white renderings. He mentioned one notice mailed to the property owner (City of Coppell), was placed in the case file for the record. He stated that staff is recommending approval subject to conditions which he read into the record. Bill Peck, William Peck & Associates, Inc., 105 West Main Street, Lewisville, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s recommendations. Brad Reid, Director of Parks & Recreation, 816 S. Coppell Road, Coppell, Texas, addressed questions concerning water fountain operating hours. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke: Chairman Haas closed the public hearing. Action: Commissioner Kittrell made a motion to approve Case No. PD-250R2-H, Old Town Addition (Main Street), Lot 2R, Block E, a zoning change request from PD-250-H (Planned Development-250-Historic), to PD-250R2-H (Planned Development-250 Revision 2-Historic), subject to the following conditions: 1. Incorporate the redesigned restroom/storage facility on the elevation sheet and label proposed colors and materials. 2. Add a Cedar Elm to the proposed tree well on the northeastern corner of the site and incorporate in plant table. ITEM # ITEM DESCRIPTION MIN041912 Page 5 of 8 3. Remove the incorrect landscape calculations (A. & B.) from the plan. These are not needed as virtually all of the site would be considered landscape area. 4. Specify detail of the surface material for the playground area and interactive water feature. 5. Include detail of the benches and street lamps. 6. Show the location of the trash receptacles and note that they shall match or compliment the design of the black powder coating of the light poles and the benches. 7. There may be additional comments during detailed Engineering Plan review. Vice Chairman Frnka seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 8. PUBLIC HEARING: Consider approval of Case No. PD-250R3-H, Old Town Addition (Main Street) Entry Feature, Lot 1RX, Block B, a zoning change request from PD-250-H (Planned Development-250-Historic) to PD-250R3-H (Planned Development-250 Revision 3- Historic), to establish a Detail Site Plan for an Entry Feature on 0.022 acres of property located at the southeast corner of Bethel Road and Main Street, at the request of Main Street Coppell, LTD being represented by Greg Yancey. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer introduced this case to the Commission with exhibits, elevations and color board. He mentioned eight notices were mailed to property owners within 200 feet of this request; none returned in favor or in opposition. He stated staff is recommending approval with no outstanding conditions. Greg Yancey, Main Street Coppell, LTD., 215 S. Denton Tap Road, Coppell, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s recommendations. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. The following people spoke: In favor: NONE In Opposition: Joe Shirley, 582 Villawood Lane, Coppell, Texas Steven Chadick, 2019 Northwood Terrace, Denton, Texas Joy Onstott, 144 Deann Drive, Coppell, Texas Chairman Haas closed the public hearing. Action: After much discussion, Commissioner Pritzlaff made a motion to approve Case No. PD- 250R3-H, Old Town Addition (Main Street) Entry Feature, Lot 1RX, Block B, a zoning ITEM # ITEM DESCRIPTION MIN041912 Page 6 of 8 change request from PD-250-H (Planned Development-250-Historic) to PD-250R3-H (Planned Development-250 Revision 3-Historic), with no outstanding conditions. Chairman Haas seconded; motion carried (5-2), with Commissioners Goodale, Pritzlaff, Frnka, Haas, and Sangerhausen voting in favor. Commissioners Duncan and Kittrell voted in opposition. Chairman Haas recused himself from the next case due to conflict of interest and turned the meeting over to Vice Chairman Frnka. 9. PUBLIC HEARING: Consider approval of Case No. PD-250R4-H, Old Town Addition (Main Street) Parking Lot, Lot 1R, Block A, a zoning change request from PD-250-H (Planned Development- 250-Historic) to PD-250R4-H (Planned Development-250 Revision 4-Historic), to establish a Detail Site Plan for parking lot with 80 parking spaces on 1.067 acres of property located at the northeast corner of Hammond Street and Houston Street, at the request of Mindi Hurley, City of Coppell. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer introduced this case to the Commission with exhibits He stated staff is recommending approval with no outstanding conditions. He also mentioned four notices were mailed to property owners within 200 feet of this request; none returned in favor or in opposition. Mindi Hurley, Economic Development Coordinator, 255 Parkway Blvd, Coppell, Texas, was present to represent this case, to address questions and stated she was in agreement with staff’s recommendations. Public Hearing: Vice Chairman Frnka opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke: Vice Chairman Frnka closed the public hearing. Action: Commissioner Kittrell made a motion to approve Case No. PD-250R4-H, Old Town Addition (Main Street) Parking Lot, Lot 1R, Block A, a zoning change request from PD-250-H (Planned Development-250-Historic) to PD-250R4-H (Planned Development-250 Revision 4- Historic), with no outstanding conditions. Commissioner Sangerhausen seconded; motion carried (6-0), with Commissioners Goodale, Pritzlaff, Frnka, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. Chairman Haas returned to the meeting. 10. PUBLIC HEARING: Consider approval of the Old Town Addition (Main Street), Blocks A thru E, Replat, being a replat of Blocks A thru E into Lots 1R to 4R, Block A; Lots 1R & 1RX, Block B; ITEM # ITEM DESCRIPTION MIN041912 Page 7 of 8 Lots 1R to 6R, Block C; Lots 1R to 11R, Block D and Lots 1R1, 1R2 & Lot 2R, Block E, to establish lots, easements and an alley right-of-way on approximately 6.2 acres of property located South of Bethel Road, between Hammond Street and East Main Street (under construction), at the request of Main Street Coppell, LTD, being represented by Greg Yancey. STAFF REP.: Matt Steer Presentation: City Planner, Matt Steer introduced this case to the Commission with exhibits. He stated that staff is recommending approval subject to conditions which he read into the record. Greg Yancey, Main Street Coppell, LTD., 215 S. Denton Tap Road, Coppell, Texas, was present to represent this case, to address questions and stated he was in agreement with staff’s recommendations. Public Hearing: Chairman Haas opened the Public Hearing, asking for people who wanted to speak either in favor or opposition or wanted to comment on this request to come forward. No one spoke: Chairman Haas closed the public hearing. Action: Vice Chairman Frnka made a motion to approve the Old Town Addition (Main Street), Blocks A thru E, Replat, subject to the following conditions: 1. The six-foot access easement on Block E should be relabeled a sidewalk easement. 2. Label all proposed easements. 3. Additional easements may be required based on final Engineering review. 4. Additional comments may be generated on final review of Engineering Plans. Commissioner Pritzlaff seconded; motion carried (7-0), with Commissioners Goodale, Pritzlaff, Frnka, Haas, Sangerhausen, Duncan and Kittrell voting in favor. None opposed. 10. Update on Council action for planning agenda items on April 10, 2012: A. An Ordinance for Case No. S-1255-C, The Learning Experience, a zoning change from C to S-1255-C, to allow an 11,000-square-foot day care to be located within the existing two-story building, removal of a portion of the parking lot to accommodate the addition of a 5,150-square-foot outdoor play area with a rubber surface to be located at 123 East Sandy Lake Road. B. An Ordinance for Case No. PD-214R5-C, Arbor Manors Retail, a zoning change from PD-214R2-C to PD-214R5-C, to attach a Detail Plan to allow the development of an 11,000-square-foot retail building to contain retail and office uses including two restaurants on property located at 143 South Denton Tap Road. C. Case No. PD-250R-H, Darling Patio Homes, Lots 1R-32R, Block F, Lots 2R-13R, Block G and Lot 2RX, Block G, Old Town (Main Street), a zoning change request from PD-250-H to PD-250R-H, to establish a Detail Site Plan for Lots 1R-32R, Block F, Lots 2R- 13R, Block G and Lot 2RX, Block G, to allow 44 patio-home lots and one common area lot on property located west of South Coppell Road and north of Burns Street. ITEM # ITEM DESCRIPTION MIN041912 Page 8 of 8 D. Old Town (Main Street) Addition, Lots 1R-32R, Block F, Lots 2R-13R, Block G and Lot 2RX, Block G, Replat, being a replat of Lot 1, Block F into 32 residential lots, and Lot 2, Block G into 12 residential lots and one common area lot on 3.9 acres of property located west of South Coppell Road and north of Burns Street. E. Case No. PD-95R-SF-9, Shadow Ridge Estates I, Lot 10, Block A, a zoning change request from PD-95-SF-9 to PD-95R-SF-9, to allow for a 767.5-square-foot garage expansion which encroaches into the required rear yard on 0.33 acres of property located at 202 Southern Belle Drive. F. Case No. PD-199R6-HC, Zimmer, a zoning change request from PD-199R5-HC-S- 1211R2 to PD-199R6-HC, to revise the Detail Site Plan to allow a sign with a logo which exceeds 20% of the area of the sign on property located at 697 E. Highway 121. During the Pre-Session, Planning Director Gary Sieb advised the Commission of Council’s actions on April 10, 2012 and stated that Council approved items A thru E and denied item F. 12. Director’s Comments. Planning Director Gary Sieb and the Commission wished Commissioner Duncan the best in his new endeavor as a City Council member for the City of Coppell and he will be missed! ADJOURNMENT With nothing further to discuss, the meeting adjourned at approximately 10:18 p.m. __________________________________ Edmund Haas, Chairman __________________________________ Juanita A. Miles, Secretary ITEM # 04 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-171R3-HC, GTE Shared Services Addition (Clear C2 Office) P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: North side of Canyon Drive, east of S.H. 121 SIZE OF AREA: 9.74 acres of property CURRENT ZONING: PD-171-HC (Planned Development-171-Highway Commercial) REQUEST: A zoning change to PD-171R3-HC (Planned Development-171 Revision 3- Highway Commercial), to revise the Concept Site Plan and attach a Detail Site Plan for an 11,077-square-foot office building. APPLICANT: Owner Architect DFW Canyon Partners, Ltd. Azimuth Arch., Inc. Richard Crow, Vice Pres. John Taylor 3811 Turtle Creek Blvd. 9661 Audelia Rd. Suite 730 Suite 333-66 Dallas, TX. 75219 Dallas, TX. 75238 (214) 520-7800 (214) 261-9060 email: rlcrow@myerscrow.com email: jtaylor@azimutharc.com HISTORY: A portion of this property was initially platted in 1981, but no development occurred. In 1991 zoning on the property was changed from LI to HC. It was changed again in September 1998 to PD-171-HC when GTE Shared Services proposed a plan that showed two, five-story, 250,605-square-foot mid-rise office buildings on a 23-acre parcel. One building was constructed in 1999, GTE went through a restructuring and re-organization period in 2000 with Verizon occupying the building. The second building was never built. In March of 2009, a request was approved to replat Lot 1, Block 1, into two lots (Lot 1R1 and 1R2, Block 1), to allow for separate ownership of each lot. The existing five-story ITEM # 04 Page 2 of 3 building is located on Lot 1R2. In April of 2010, a request to permit a 3,300- square-foot screened mechanical yard, modifying existing loading, parking and landscape areas was approved by City Council on this same lot. Currently Lot 1R1 is undeveloped and is the property involved in this request. TRANSPORTATION: State Highway 121 is an existing four-lane divided, concrete highway with two-lane service roads in a 440-foot right of way that will eventually be widened. Canyon Drive is a 44-foot-wide concrete two-lane street built within a 60-foot right of way. Coppell Road is a two-lane undivided road with 37 feet of pavement within a 50- foot right of way, north of this property. SURROUNDING LAND USE & ZONING: North: Five-story office building; PD-171-R2-HC South: Office buildings; HC East: Five-story office building; PD-171-R2-HC West: State Highway 121; HC COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as Freeway Special District, its current/proposed use. DISCUSSION: This is a two-part request. The first is directed toward changing the existing Conceptual Plan from construction of a five-story, 250,000-square-foot office building (which was granted over 13 years ago), to three one-story office buildings with a total of 75,200 square feet. The second request includes a Detail Site Plan on the remainder of the site to construct an 11,077-square-foot office building. The Concept Plan includes 7.65 acres and the Detail Plan showing the 11,000-square-foot office, contains 2.09 acres. From an economic development perspective, the five-story office building would generate much more tax revenue than the three one-story offices. However, taking a clue from the “bird in the hand” cliché, the development of the 11,000-square-foot office appears to be forthcoming, not future oriented and depending upon market conditions, the three other offices could be built well within the next ten years. So the bottom line becomes one of rolling the dice and hold out for the 250,000-square-foot office building and risk not having any development on this land (remember we’ve already waited over 13 years for that to happen), or approve this request and see the beginning of development on the parcel with an office building on the two- acre lot. With regard to the Concept Plan, staff can support the request, but statements and comments regarding parking, elevations, building materials, landscaping, tree mitigation, etc., will not be reviewed until detailed plans are submitted. In consideration of the 11,000-square-foot office building on the two-acre site, staff supports the request. We do have some differing opinions regarding the length of parking spaces, the reasons behind the shorter (17-foot long space with ITEM # 04 Page 3 of 3 two-foot overhangs) and whether hard scape or softer landscaping is appropriate with the shorter length. Staff will elaborate on this issue at the public hearing but we feel landscaping is appropriate, hardscape is not. We have listed our conditions for approval below. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the Conceptual Site Plan on the seven-acre parcel, but because that parcel is Concept only at this time, statements regarding parking, setbacks, coverage, landscaping, signage, elevations, building materials, etc. will not be reviewed in detail until we have a Detail Site Plan submittal. We also support the Detailed Site Plan for the 11,000-square-foot office building on the two-acre lot. We further recommend the following conditions apply: 1. Tree removal permit will be required prior to start of construction. 2. Additional comments may be added during detailed engineering plan review. 3. Parking spaces shown on the Site Plans as 18 feet long on one exhibit and 17.5 feet long on another need to be consistent. In addition, the hardscape vs. landscape question needs review and a decision by the Planning Commission. 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 (two sheets) 2. Elevations 3. Existing Tree Plan 4. Landscape Plan Scale:" ='-" 03 SOUTH ELEVATION 1/8 1 0 F.F.E. 100'-0" T.O. GLASS 115'-0" MODULAR MASONRY UNIT WALL ALUMINUM STOREFRONT PAINTED STEEL CANOPY ALUMINUM WINDOW WITH GRAYLITE II GLASST.O. WALL 120'-0" T.O. WALL 117'-6" AUSTIN STONE EXTERIOR WALL Scale:" ='-" 07 WEST ELEVATION 1/8 1 0 Scale:" ='-" 11 NORTH ELEVATION 1/8 1 0 Scale:" ='-" 15 EAST ELEVATION 1/8 1 0 PAINTED METAL EQUIPMENT SCREEN MODULAR MASONRY UNIT WALL ALUMINUM STOREFRONT PAINTED STEEL CANOPY ALUMINUM WINDOW WITH GRAYLITE II GLASS AUSTIN STONE EXTERIOR WALL PAINTED METAL EQUIPMENT SCREEN ALUMINUM WINDOW WITH GRAYLITE II GLASS AUSTIN STONE EXTERIOR WALL PAINTED METAL EQUIPMENT SCREEN ALUMINUM WINDOW WITH GRAYLITE II GLASS AUSTIN STONE EXTERIOR WALL PAINTED METAL EQUIPMENT SCREEN F.F.E. 100'-0" T.O. GLASS 115'-0" T.O. WALL 120'-0" T.O. WALL 117'-6" F.F.E. 100'-0" T.O. GLASS 115'-0" F.F.E. 100'-0" T.O. GLASS 115'-0" F.F.E. 100'-0" T.O. GLASS 115'-0" T.O. WALL 120'-0" COLOR 1: SHERWIN WILLIAMS - SW 7044 Amazing Gray (Metal Canopy) PAINT COLOR SELECTION: SIGNAGE AREA 95 SQ. FT. MAX Clear C2 12" PIN MOUNT ALUMINUM LETTERS. 9'-10" 2" 10'-0" 2'-0"2'-0"5'-10"6"1'-6"6'-0"AUSTIN STONE TO MATCH BUILDING. MODULAR MASONRY UNIT Scale:" ='-" 08 TWO SIDED MONUMENT SIGN 1/4 1 0 PAINTED METAL TUBE724 9" PIN MOUNT ALUMINUM ADDRESS NUMERALS. COPYRIGHT 2012 AZIMUTH : ARCHITECTURE, INC. DATE:May 08, 2012 SHEET:CLIENT:REVISIONS:SEAL:C 18007 JOB # :SHEET CONTENTS: 2 3 4 5 6 214.261.9060 9661 Audelia Road Dallas, Texas 75238 Suite 333-66 A Z I M U T H : www.azimutharc.com 724 Canyon Drive, Coppell, Tx 75019Clear C2Corporate Officeand Development Center1 04.18.12 Site Plan Submittal 05.08.12 P&Z Submittal 101103104105108109110111112114115116117118119120102106107113%12;4+)*6#<+/76*#4%*+6'%674'+0%DATE:April 18, 2012SHEET:CLIENT:REVISIONS:SEAL:%18007JOB # :SHEET CONTENTS:23456214.261.90609661 Audelia RoadDallas, Texas 75238Suite 333-66a r c h i t e c t u r e A Z I M U T H :www.azimutharc.comxxx Canyon Drive, Coppell, Tx 75019 Clear C2 Corporate Office and Development Center105.08.2012Site Plan SubmittalEXISTING TREE PLANL1.001708 N. Griffin StreetDallas, Texas 75202Tel 214.871.0083Fax 214.871.0545Email smr@smr-la.comsmrEXISTING TREE PLANGross Retribution(minus)Total caliper inches of treessaved (divided by)Total caliper inches trees on-site6" caliper plus at Breast Height(equals)Preservation credit(times)Gross retribution(equals)Preservation Credit(minus)Landscaping Credit(equals) (39) trees, 3" cal. req. by ordinance (21) @ 3" cal. (50% max.)31.5 (21) trees, @ 1" cal. above required21"Net Retribution 0"TREE MITIGATION TABULATIONS16"136"152"82.2%16"13"52.5"157 CALIPER INCHES EXISTING TREES EXISTING ON SITE.16 CALIPER INCHES TREES TO BE REMOVED.19 TREES ARE OVER 6" CALIPER- BREAST HEIGHT1 TREES ARE LESS THEN 6" CALIPER- BREAST HEIGHTTREES 6" CALIPER OR ABOVE AT BREAST HEIGHT ARE CALCULATED IN THETREE RETRIBUTION CALCULATIONS13.Existing trees to remain shall be protected during construction fromtree structure damage and compaction of soil under and arounddripline (canopy) of tree.If any root structure is damaged during adjacentexcavation/construction, notify the Architect immediately. It isrecommended that a licensed Arborist be secured for the treatmentof any possible tree wounds.No disturbance of the soil greater than 4" shall be located closer tothe tree trunk than 1/2 the distance of the drip line to the tree trunk.A minimum of 75% of the drip line and root zone shall be preservedat natural grade.Any fine grading done within the critical root zones of the protectedtrees must be done with light machinery such as a bobcat or lighttractor. No earth moving equipment with tracks is allowed within thecritical root zone of the trees.Material Storage: No materials intended for use in construction orwaste materials accumulated due to excavation or demolition shallbe placed within the limits of the dripline of any tree.Equipment Cleaning/Liquid Disposal: No equipment may becleaned, toxic solutions, or other liquid chemicals shall be depositedwithin the limits of the dripline of a tree. This would include but notbe limited to paint, oil, solvents, asphalt, concrete, mortar, primers,etc.Tree Attachments: No signs, wires or other attachments, other thanthose of a protective nature shall be attached to any tree.Vehicular Traffic: No vehicular and construction equipment traffic orparking is allowed within the limits of the dripline of trees.Boring of Utilities: May be permitted under protected trees in certaincircumstances. The minimum length of the bore shall be the width ofthe tree's canopy and shall be a minimum depth of forty-eight (48")inches.Trenching: Any irrigation trenching which must be done within thecritical root zone of a tree shall be dug by hand and enter the area ina radial manner.Tree Flagging: All trees to be removed from the site shall be flaggedby the Contractor with bright red vinyl tape (3" width) wrappedaround the main trunk at a height of four (4') feet above grade.Flagging shall be approved by Landscape Architect prior to any treeremoval. Contractor shall contact Landscape Architect with 72 hournotice to schedule on-site meeting.Protective Fencing: All trees to remain, as noted on drawings, shallhave protective fencing located at the tree's dripline. The protectivefencing may be comprised of snow fencing, orange vinyl constructionfencing, chain link fence or other similar fencing with a four (4') footapproximate height. The protective fencing will be located asindicated on the Tree Protection Detail(s).Bark Protection: In situations where a tree remains in the immediatearea of intended construction, the tree shall be protected byenclosing the entire circumference of the tree's trunk with lumberencircled with wire or other means that does not damage the tree.Refer to Tree Protection Detail(s).Construction Pruning: In a case where a low hanging limb is brokenduring the course of construction, the Contractor shall notify theLandscape Architect immediately. In no instance shall theContractor prune any portion of the damaged tree without the priorapproval by the Landscape Architect.14.12.11.10.9.6.5.3.2.EXISTING TREE NOTES1.01TREE PROTECTIVE FENCINGNTSEXISTING GRADE TOREMAIN UNDISTURBEDMETAL T-POST ATEACH OF FOUR CORNERSSNOW FENCE, ORANGE VINYLCONSTRUCTION FENCE, ORCHAINLINK FENCEREFER TO PLAN FOREXISTING TREE TO REMAIN4'-0" MIN.3'-0"LIMITS OF DRIPLINEDIA.INCHESTREE SURVEY FIELD DATA8888 8858888101102103104105106107108109110111112113114115116117118119120NO.TO BE REMOVEDPEARSPECIES(COMMON NAME)REMARKSOAKOAKOAKOAKOAKOAKOAKOAKOAKOAKOAKOAKPEARPEARPEARPEARPEARPEARPEAR888888888TO BE REMOVEDTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINTO REMAINSTATEOFTEX A S2204 CH R I STRONZANO05.08.2012 1CE1CE4CE9LO3RO1RO3ERC1CE59NPH69NPH49NPH140WC365WC20NPH13NRS1LO%12;4+)*6#<+/76*#4%*+6'%674'+0%DATE:April 18, 2012SHEET:CLIENT:REVISIONS:SEAL:%18007JOB # :SHEET CONTENTS:23456214.261.90609661 Audelia RoadDallas, Texas 75238Suite 333-66a r c h i t e c t u r e A Z I M U T H :www.azimutharc.comxxx Canyon Drive, Coppell, Tx 75019 Clear C2 Corporate Office and Development Center105.08.12Site Plan Submittal6.5.4.3.2.1.MAINTENANCE NOTESSOLID SOD NOTES7.6.5.4.3.2.1.LANDSCAPE NOTESFine grade areas to achieve final contours indicated. Leave areas toreceive topsoil 3" below final desired grade in planting areas and 1"below final grade in turf areas.Adjust contours to achieve positive drainage away from buildings.Provide uniform rounding at top and bottom of slopes and otherbreaks in grade. Correct irregularities and areas where water maystand.All lawn areas to receive solid sod shall be left in a maximum of 1"below final finish grade. Contractor to coordinate operations withon-site Construction Manager.Contractor to coordinate with on-site Construction Manager foravailability of existing topsoil.Plant sod by hand to cover indicated area completely. Insure edgesof sod are touching. Top dress joints by hand with topsoil to fillvoids.Roll grass areas to achieve a smooth, even surface, free fromunnatural undulations.Water sod thoroughly as sod operation progresses.Contractor shall maintain all lawn areas until final acceptance. Thisshall include, but not limited to: mowing, watering, weeding,cultivating, cleaning and replacing dead or bare areas to keep plantsin a vigorous, healthy condition.Contractor shall guarantee establishment of an acceptable turf areaand shall provide replacement from local supply if necessary.If installation occurs between September 1 and March 1, all sodareas to be over-seeded with Winter Ryegrass, at a rate of (4)pounds per one thousand (1000) square feet.The Owner, tenant and their agent, if any, shall be jointly andseverally responsible for the maintenance of all landscape.All landscape shall be maintained in a neat and orderly manner at alltimes. This shall include mowing, edging, pruning, fertilizing,watering, weeding and other such activities common to landscapemaintenance.All landscape areas shall be kept free of trash, litter, weeds andother such material or plants not part of this plan.All plant material shall be maintained in a healthy and growingcondition as is appropriate for the season of the year.All plant material which dies shall be replaced with plant material ofequal or better value.Contractor shall provide separate bid proposal for one year'smaintenance to begin after final acceptance.Contractor shall verify all existing and proposed site elements andnotify Architect of any discrepancies. Survey data of existingconditions was supplied by others.Contractor shall locate all existing underground utilities and notifyArchitect of any conflicts. Contractor shall exercise caution whenworking in the vicinity of underground utilities.Contractor is responsible for obtaining all required landscape andirrigation permits.Contractor to provide a minimum 2% slope away from all structures.All planting beds and lawn areas to be separated by steel edging.No steel to be installed adjacent to sidewalks or curbs.All landscape areas to be 100% irrigated with an undergroundautomatic irrigation system and shall include rain and freeze sensors.All lawn areas to be Solid Sod Bermudagrass, unless otherwisenoted on the drawings.REMARKSQUANTITYPLANT TYPETREESBOTANICAL NAMEUlmus crassifoliaCedar Elm84" cal.container grown, 14' ht. 6' spread, 5' branching ht.Juniperus virginianaEastern Red Cedar 38' ht.B&B. 6' spread, full to baseQuercus virginianaLive Oak104" cal.container grown, 14' ht. 6' spread, 5' branching ht.Quercus shumardiiShumard Red Oak44" cal.container grown, 14' ht. 6' spread, 5' branching ht, dominant central leaderNOTE: ALL TREES TO HAVE STRAIGHT TRUNKS AND BE MATCHING WITHIN VARIETIESSHRUBS/GROUNDCOVERBOTANICAL NAMEIlex cornuta 'Needlepoint'Needlepoint Holly19730" ht.container, 30" ht., 24" spread, 7 gal. min.Ilex x Nellie R. StevensNellie R. Stevens135' ht.container, full to base, 36" wideEuonymus Coloratus fortuneiPurple Wintercreeper5054" potscontainer full, 3- 12" runners min.,12" o.c.NOTE: Plant list is an aid to bidders only. Contractor shall verify all quantities on plan. All heights and spreads are minimums. All plantmaterial shall meet or exceed remarks as indicated.SYMBOLCEERCLONPHNRSROWCCOMMON NAMEQTY.SIZECOMMON NAMEQTY.SIZEPLANT LEGENDPLANT TYPECedar ElmEastern Red CedarLive OakNeedlepoint HollyNellie R. Stevens HollyRed OakWintercreeperPLANT LISTREMARKS1.2.3.4.5.6.7.8.9.10.Fine grade areas to achieve final contours indicated on civil plans.Adjust contours to achieve positive drainage away from buildings.Provide uniform rounding at top and bottom of slopes and otherbreaks in grade. Correct irregularities and areas where water maystand.All lawn areas to receive solid sod shall be left in a maximum of 1"below final finish grade. Contractor to coordinate operations withon-site Construction Manager.Contractor shall provide (2") two inches of imported topsoil on allareas to receive lawn. ADD ALTERNATE.Imported topsoil shall be natural, friable soil from the region, knownas bottom land soil, free from lumps, clay, toxic substances, roots,debris, vegetation, stones, containing no salt and black to brown incolor.All lawn areas to be fine graded, irrigation trenches completelysettled, and finish grade approved by the Owner's ConstructionManager or Architect prior to installation.All rocks 3/4" diameter and larger, dirt clods, sticks, concrete spoils,etc. shall be removed prior to placing topsoil and any lawninstallation.GENERAL LAWN NOTES1.2.3.4.5.6.7.LANDSCAPE PLANL1.011708 N. Griffin StreetDallas, Texas 75202Tel 214.871.0083Fax 214.871.0545Email smr@smr-la.comsmrRequired12,006 s.f. (15%)(5) TreesRequired2,356 s.f. (10%)(6) TreesRequirements: 10% of gross parking area to belandscape (1) tree per 400 s.f. of required landscapearea.Parking Lot: 23,561 s.f.Requirements: 15% of lot not covered by buildings to belandscape open space. (1) tree per 2500 s.f. of openspace.TOTAL LOT AREA: 91,118 s.f.(Exclusive of building): 80,041 s.f.Provided35,081 s.f. (44%)(5) TreesProvided2,843 s.f. (12%)(6) TreesTotal trees required: 39 treesTotal trees existing:18 treesProposed 4" caliper trees:21 treesRequirements: 10' Landscape bufferrequired along all property lines, 15' Landscape bufferrequired along street frontages. (1) Tree per 50 l.f. offrontage, 30" ht. parking lot screen: hedge or berm.Perimter landscape areas shall contain at least one (1)tree for each Fifty (50) linear feet or fraction thereof ofperimeter landscape area.Perimeter LandscapeRequired50,710 s.f.Canyon Drive: (352 l.f.)Provided(1) Trees(6) Existing TreesRequired(7) TreesRequired(9) TreesRequired(12) TreesWest Property Line: 434 l.f.)North / East Property Line: (580 l.f.)Provided(9) TreesProvided(12) Existing TreesPERIMETER LANDSCAPEINTERIOR LANDSCAPEOPEN SPACELANDSCAPE TABULATIONSLANDSCAPE PLANSTATEOFTEX A S2204 CH R I STRONZANO05.08.2012 ITEM # 05 Page 1 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT GTE Shared Services Addition, Lots 1R1A & 1R1B, Block 1, Replat P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: North side of Canyon Drive, east of S.H. 121 SIZE OF AREA: 9.74 acres of property CURRENT ZONING: PD-171-HC (Planned Development-171-Highway Commercial) REQUEST: A replat of Lot 1R1 of the GTE Shared Services Addition, to establish a fire lane and utility easements to support the development of an 11,077-square-foot office building on Lot 1R1B. APPLICANT: Owner Architect DFW Canyon Partners, Ltd. Azimuth Arch., Inc. Richard L. Crow, Vice Pres. John Taylor 3811 Turtle Creek Blvd. 9661 Audelia Rd. Suite 730 Suite 333-66 Dallas, TX. 75219 Dallas, TX. 75238 (214) 520-7800 (214) 261-9060 Email: rlcrow@myerscrow.com Email: jtaylor@azimutharc.com Surveyor Miller Surveying, Inc. 430 Mid Cities Blvd. Hurst, TX. 76054 (817) 577-1052 Fax: (817) 577-0972 Email: jason@millersurveying-inc.com ITEM # 05 Page 2 of 2 HISTORY: A portion of this property was initially platted in 1981, but no development occurred. A five-story, 250,605-square-foot office building to house GTE personnel was constructed in 1999. In March of 2009, a request was approved to replat Lot 1, Block 1, into two lots (Lot 1R1 and 1R2, Block 1), to allow for separate ownership of each lot. The existing five-story building is located on Lot 1R2. This replat request is on Lot 1R1and will, if approved, be identified as Lot 1R1A and Lot 1R1B. TRANSPORTATION: State Highway 121 is an existing four-lane divided concrete highway with two-lane service roads in a 440-foot right of way that will eventually be widened. Canyon Drive is a 44-foot wide concrete two-lane street built within a 60-foot right of way. Coppell Road is a two-lane undivided road with 37 feet of pavement within a 50- foot right of way, north of this property. SURROUNDING LAND USE & ZONING: North: Five-story office building; PD-171-R2-HC South: Office building; HC East: Five-story office building; PD-171-R2-HC West: State Highway 121; HC COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows the property as Freeway Special District, its proposed use. DISCUSSION: This is the companion piece to the Conceptual and Detail Site Plan case heard earlier. The reason for this replat is to create two building sites for eventual development. Lot 1R1A contains 7.6 acres and conceptually shows a number of one-story office buildings. Lot 1R1B plats this lot into a two-acre parcel that supports an 11,000-square-foot office building with fire lane and utility easements in the form of a Detailed Site Plan. Staff supports the replatting of these two parcels into the lots shown on the replat document. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this request, there are no outstanding conditions. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request ATTACHMENTS: 1. Replat Document ITEM # 06 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-235-O to SF-12, Akula P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: North side of Sandy Lake Road, approximately 550 feet west of Starleaf Street at 1180 E. Sandy Lake Road SIZE OF AREA: 0.83 acres of property CURRENT ZONING: PD-235-O (Planned Development-235-Office) REQUEST: A zoning change to SF-12 (Single Family-12), to allow 0.83 acres of this property to be incorporated with the adjacent 1.46 acres of property to permit the development of one single-family home. APPLICANT: Owner Engineer Dheerajk and Kavitha Akula Gonzales and Schneeberg, Engrs. 109 Woodland Cove Robert Schneeberg, P.E. Coppell, TX. 75019 660 N. Central Expwy. (972) 241-4698 (972) 516-8855 Fax: (972) 241-4439 Fax: (972) 516-8901 Email: robert.schneeberg@gs-engineers.com HISTORY: In October of 2008, Council approved a change in zoning from SF-12 to PD-235- O to allow construction of a two-story, 11,632-square-foot office building on .8 acres of property. This office parcel was part of a larger 2.29 acre lot which is zoned SF-12. The PD required a tree survey, construction of a left turn lane, and a masonry screening fence to separate the office building from a proposed single- family home to be built west of the office. At that time the applicant planned to build the house adjacent to the office building, build the office, provide a common driveway between the two and occupy each structure with an opportunity to lease out part of the office building. Those plans have changed and now the applicant ITEM # 06 Page 2 of 3 wishes to rezone the .83 acre parcel back to what it was prior to 2008. If accomplished, the entire 2.29 acre parcel would be zoned SF-12 and the PD would be eliminated. TRANSPORTATION: Sandy Lake Road is a C4D four-lane, concrete, divided improved roadway with a median contained within an approximate 90 foot right-of-way. SURROUNDING LAND USE & ZONING: North: vacant land and flood plain; City of Carrollton South: St. Joseph retirement community; PD-114R-SF-7 East: Single family residences; SF-12 West: Vacant; SF-12 COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as suitable for urban residential neighborhood uses. DISCUSSION: Most of you will recall that in 2008 part of this property was involved in a change of zoning from SF-12 to PD-O to allow an office building on .8 acre of this 2.29 acre site. At the time of rezoning, the applicant wanted to build a house on the SF-12 portion (approximately 1.5 acres) and construct a two-story office building on the .8 acre portion rezoned for the office use. At time of rezoning, the property owner’s desire was to live in the house, conduct a law practice in a portion of the adjacent office building, and lease out the rest. Since that time, the applicant’s plans have changed and this request would rezone the property back to what it was prior to 2008. Our understanding is that the owner now wishes to construct one house on the property and eliminate the office use altogether. Although we have no objection to this request, we would point out that the property adjacent to the west is in process of plan development for residential single-family use. It is conceivable that this property could eventually be blended into that property resulting in a cohesive development including both parcels. Nonetheless, this rezoning to residential is in conformance with the Master Plan, and we have no objections to the change. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this request. There are 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 ITEM # 06 Page 3 of 3 ATTACHMENTS: 1. Rezoning Exhibit 2. Original 2008 Site Plan 3. Original 2008 Office Elevations P:\5675 Akula 2012\5675 rezoning.dwg, 5/7/2012 11:03:56 AM ITEM # 07 Page 1 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Denton Creek @ Sandy Lake Addition, Lot 1R, Block A, Replat P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: North side of Sandy Lake Road, approximately 550 feet west of Starleaf Street at 1180 E. Sandy Lake Road SIZE OF AREA: 2.29 acres of property CURRENT ZONING: PD-235-O (Planned Development-235-Office) REQUEST: A replat of Lots 1 & 2, Block A, of the Denton Creek @ Sandy Lake Addition, into one residential lot. APPLICANT: Owner: Engineer: Dheerajk and Kavitha Akula Gonzales and Schneeberg, Engrs. 109 Woodland Cove Robert Schneeberg, P.E. Coppell, TX. 75019 660 N. Central Expwy. (972) 241-4698 (972) 516-8855 Fax: (972) 241-4439 Fax: (972) 516-8901 Email: robert.schneeberg@gs-engineers.com HISTORY: In October of 2008, Council approved a change in zoning from SF-12 to PD-235- O to allow construction of a two-story, 11,632-square-foot office building on .8 acres of property. The office parcel was part of a larger 2.29 acre lot zoned SF- 12. The PD required a tree survey, construction of a left turn lane, and a masonry screening wall to separate the office building from a proposed single-family home to be built west of the office. At that time the applicant planned to build the house adjacent to the office building, build the office, provide a common driveway between the two and occupy each structure with an opportunity to lease out part of the office building. Those plans have changed and now the applicant wishes to ITEM # 07 Page 2 of 2 rezone the .83 acre parcel back to what it was prior to 2008. If accomplished, the entire 2.29 acre parcel would be zoned SF-12 and the PD would be eliminated. TRANSPORTATION: Sandy Lake Road is a C4D four-lane, concrete, divided improved roadway with a median contained within an approximate 90-foot right-of-way. SURROUNDING LAND USE & ZONING: North: vacant land and flood plain; City of Carrollton South: St. Joseph retirement community; PD-114R-SF-7 East: Single family residences; SF-12 West: Vacant; SF-12 COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as suitable for urban residential uses. DISCUSSION: In 2008 a portion of this property was rezoned from SF-12 to PD-O, as described in the HISTORY section of this report. The applicant in that request has now taken action to rezone the office portion of the 2008 zoning case back to SF-12. In conjunction with that request, by rezoning back to SF-12, the subdivision plat that allowed the office development is no longer valid and that plat needs to be voided. Hence, the reason for this replat request. If the replat is approved, Lot 2, Block A (the office lot), would be eliminated, and the entire 2.29 acre parcel (Lot 1R, Block A), would revert to one residential lot. Because we supported the original zoning on this property, conditions have changed which discourage the office development at this time, and one large SF-12 lot does not appear to adversely affect adjacent property owners, we see no reason for recommending against the proposed replat. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this request with the following condition: 1. Additional comments may be added during detailed engineering plan review. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request ATTACHMENTS: 1. Replat Document P:\5675 Akula 2012\5675 final re-plat-2012.dwg, 5/7/2012 10:48:54 AM ITEM # 8 Page 1 of 4 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-116R2-SF-7, Chaucer Estates, Lots 4 & 7, Block C P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Matt Steer, City Planner LOCATION: 187 Chaucer Court and 101 Dickens Drive SIZE OF AREA: 10,665 square feet on Chaucer Court and 18,067 square feet on Dickens Drive CURRENT ZONING: PD-116R-SF-7 (Planned Development-116 Revised-Single Family-7) REQUEST: A zoning change to PD-116R2-SF-7 (Planned Development-116 Revision 2- Single Family-7), to relocate and modify the existing rear fences. APPLICANT: Owner Lot 4, Block C: Owner Lot 7, Block C: Mike Scrivner Kevin Slaton 187 Chaucer Court 101 Dickens Drive Coppell, Texas 75019 Coppell, Texas 75019 Phone: 214-725-9207 Phone: 214-356-7269 Email: mm.scrivner@verizon.net Email: kslaton@insightequity.com Representative: Kevin Kendrick 3904 Elm Street, Suite B Dallas, Texas 75226 Phone: 214-549-7777 Email: Kevin@aperturedevelopment.com HISTORY: In December 1991, a rezoning was approved from Town Center District to Planned Development District-116-Single Family-7 subject to the following conditions: 1. A fountain be installed in the lake, 2. Water meter at lake to insure constant water level, ITEM # 8 Page 2 of 4 3. Homeowners association to maintain all common areas, including lake area and screening wall, 4. Brick screening walls, 5. Street pavers, 6. Landscaping, 7. No access to Sandy Lake Road, and 8. Development in general conformance to renderings submitted at Council meeting. In July 1992, the final plat was approved for this subdivision. Details for the landscaping and the brick/decorative metal screening wall along Sandy Lake and Heartz Roads were also approved at that time. TRANSPORTATION: Sandy Lake Road is a 70-foot wide concrete four-lane divided thoroughfare within a 90-foot right-of-way. SURROUNDING LAND USE & ZONING: North: single family residential; Planned Development-116 Revised-Single Family-7 South: daycare (currently remodeling the interior) and single family residential; Commercial with a SUP for daycare and Single Family-7 East: single family residential; Planned Development-116 Revised-Single Family-7 West: retail and single family residential; Town Center and Planned Development-116 Revised-Single Family-7 COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as Residential Neighborhood which supports the existing detached single family housing. DISCUSSION: Essentially, there are two requests being made with this application. One, replacing a decorative metal fence with a brick wall to match the surrounding wall on Lot 7, Block C (101 Dickens Drive). Two, moving an existing brick wall approximately eight feet south toward Sandy Lake Road to line up with the adjacent fencing on Lot 4, Block C (187 Chaucer Court). The applicant has provided the 1992 Approved Design on the left side of the Exhibit, the Existing Site Plan on the top right and the Proposed Site Plan on the bottom right, which will each be summarized below. Approved PD-116-SF-7, 1992: As mentioned in the HISTORY section, the landscaping of common areas and the streetscaping along Sandy Lake Road and Heartz Road were originally included as a requirement of the Chaucer Estates PD approval. The actual details were not provided until the Final Plat approval of Chaucer Estates in 1992. Along Sandy Lake Road, which is the focus of this request, an elaborate wall was proposed to be constructed within a ten-foot landscape easement. The wall was to be constructed of alternating decorative metal and solid brick. The decorative metal segments were complimented with an evergreen hedge row located behind it for ITEM # 8 Page 3 of 4 both screening and decorative purposes. The solid brick wall was to be set back, leaving approximately nine feet for overstory and accent trees to be incorporated in the open space area. The purpose of the variations being incorporated in the design was to break up the long expanse of the wall, to incorporate landscaping along this stretch of Sandy Lake and to preserve existing trees. Existing Conditions: Currently, along this stretch of Sandy Lake Road, there are four lots which have a brick wall and nine feet of landscaping. There are three lots with decorative metal fencing. In every instance, the evergreen hedge row that was supposed to be located behind the decorative metal fence has been replaced with a wooden privacy fence. In 1996, a permit was issued to move an existing brick wall on Lot 6, Block C, approximately nine feet south to align with the decorative metal fences on Lots 5 and 7, Block C. This is labeled as originally being a “tubular steel fence” and should be corrected on the Exhibit to indicate that it was originally constructed as a brick wall that was allowed to be moved approximately nine feet to the south with a permit issued in 1996. The proposed change in the wall location did not go through the proper approval process. The change should have been approved as an amendment to the existing Planned Development (requiring Planning and Zoning Commission and City Council action) prior to any permit being issued. However, the permit was issued in error and the wall sits approximately one foot from the property line on Sandy Lake. The fencing on Lot 5, Block C is also labeled incorrectly on the plan, and should read “existing 6- foot decorative metal fence” instead of “existing 6-foot masonry fence”. This will need to be revised on the plans if approved. Lot 7, Block C has a decorative metal fence with a privacy fence interior to the site. There are two existing trees (10-caliper inch & 15-caliper inch) located very close to the fence. In fact, the fence forms a box around the larger of the two trees. Lot 4, Block C has an existing 6-foot brick wall setback nine feet from the property line. There are two overstory trees within this area that are not shown on the plan. The location of these trees, their approximate size and a note indicating that they will be protected should be incorporated on the existing and proposed Site Plans. Proposed Conditions: As mentioned above, the proposed plan depicts two changes: one, replacing a decorative metal fence with a brick wall to match the surrounding wall on Lot 7, Block C (101 Dickens Drive) and two, moving an existing brick wall on Lot 4, Block C (187 Chaucer Court) approximately eight feet south toward Sandy Lake Road to line up with the adjacent fencing. Staff is recommending that the replacement of the decorative metal with brick be allowed on Lot 7, Block C, for a number of reasons. The evergreen screening is not currently in place and a privacy fence extends along approximately one-half of the property line. In comparing the photos on the plan, Photo D- Existing Fence Lot 6 Looking West (representative of what this will look like) is more attractive than Photo A- Existing Fence Lot 7 Looking East. Replacing the metal fence with brick adds continuity to the overall appearance of the wall. Regarding the change of the wall on Lot 4, Block C- Originally, staff was opposed to the change because the plantings shown on the original plan would ITEM # 8 Page 4 of 4 conflict with the new location of the wall. Then, with a survey of the existing conditions in the field, it was discovered that two of the four trees shown on the approved plan had been removed some time ago. These were the two that would have been most affected with the wall relocation (closest to the property line). There are both advantages and disadvantages to the change. The change would benefit the property owner in increasing the lot size, would relieve the Homeowners Association of the maintenance of this area but it would reduce the green space by approximately eight feet x 79 feet on Sandy Lake Road which was approved as part of the overall planned development for Chaucer Estates. Because the applicant has submitted approval from the Homeowners Association which represents the entire Chaucer Estates subdivision, staff can support the change. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the Lot 7, Block C change from decorative metal to brick and is recommending APPROVAL of the relocation of the brick wall on Lot 4, Block C , subject to the following conditions: 1. Show the existing trees on Lot 4, Block C, and note on the plan that they will not be affected by the 6’ wall relocation. 2. Change note on Lot 6, Block C, to read “six-foot brick wall relocated south nine feet as allowed by a building permit issued on June 16, 1999.” 3. Change note on Lot 5, Block C, to indicate “decorative metal” in place of “brick”. 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. Exhibit with Approved PD/Wall Elevations & Existing and Proposed Site Plan ITEM # 9 Page 1 of 4 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-194R4-LI, Amberpoint Business Park, Lots 2R - 3R, Block A P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Matt Steer, City Planner LOCATION: East side of Northpoint Drive, north of Wagon Wheel Park SIZE OF AREA: 19.4 acres of property CURRENT ZONING: PD-194R3-LI (Planned Development-194 Revision 3-Light Industrial) REQUEST: A zoning change to PD-194R4-LI (Planned Development-194 Revision 4-Light Industrial), to attach a Detail Site Plan for a 300,800-square-foot office/warehouse building. APPLICANT: Owner: Architect: Cabot Properties Meinhardt & Associates Stephen Vallarelli Mike Meinhardt One Beacon Street, 17th Floor 14643 Dallas Parkway, Suite 636 Boston, MA 02108 Dallas, TX 75240 Phone: 617-305-6123 Phone: 972-980-8980 Email: SVallarelli@cabotprop.com Email: mem@m-aarch.com Engineer: Halff Associates, Inc. Dave Littleton 1201 N Bowser Rd Richardson, TX 75081 Phone: 214-346-6200 Email: DLittleton@halff.com HISTORY: In November 2001, City Council approved PD-194-LI, a conceptual planned development to allow for six buildings, totaling approximately 1,775,600 square ITEM # 9 Page 2 of 4 feet, on 110 acres of property, which would be served by an 8.6-acre detention pond in the southeast corner of the overall site (adjacent to Wagon Wheel Park and Freeport Parkway, formerly State Road). The following variations to the Zoning Ordinance were approved as part of the Planned Development: · Multiple monument signs, including business park signs at Royal Lane and Sandy Lake Road, · Variances to the Tree Mitigation requirements, · Variances to the Perimeter Landscape Requirements, and · The provision of a living screen in lieu of a wall. A Detail Site Plan and Final Plat for 308,000 square feet of speculative office/warehouse on the southwestern lot of the overall tract were also approved at that time. The building has since been constructed and is occupied b y Somera Communications. In October 2002, Council approved PD-194R, to allow a Detail Site Plan and Replat for the Staples 228,250-square-feet office/warehouse facility with future expansion of 161,750 square feet. Both the building and the expansion have since been completed. In February 2003, Council approved PD-194R2, which amended the Amberpoint PD to modify the industrial park identification sign location and design and to incorporate an additional 9.102 acres into this PD located on the northeast corner of Royal Lane and Northpoint Drive. In May 2005, Council approved PD-194R3-LI, which again amended the Planned Development to attach a Detail Site Plan to allow the development three office/warehouse buildings, totaling approximately 714,010 square feet, located south of Sandy Lake between Northpoint Drive and Freeport Parkway, directly north of this property. Finally in September 2007, Council approved a replat of Lot 2R-1 into Lots 2R- 1R and 2R-3 (the subject property). TRANSPORTATION: Northpoint Drive is a 41’ two-lane concrete undivided thoroughfare within 60’ right- of-way. SURROUNDING LAND USE & ZONING: North –office/warehouse, PD-194R3-LI (Planned Development-194Revision 3- Light Industrial) South - Wagon Wheel Park, LI (Light Industrial) East - detention area; PD-194R3-LI (Planned Development-194Revision 3- Light Industrial) West - existing office/warehouse facilities, part of this PD COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as Industrial Special District which supports office/warehouse uses. ITEM # 9 Page 3 of 4 DISCUSSION: This request is to attach a Detail Plan to this PD to allow for the construction of a 300,800-square-foot speculative office/warehouse building on the east side of Northpoint Drive, west of the existing detention pond and north of Wagon Wheel Park. A concept plan for this property was included with the original conceptual planned development approved in November 2001. The building is configured with the dock doors facing Northpoint. Typically, this would raise some concern and staff would request that the loading area not front on the road. Because the site is located in an industrial area and not on a primary image zone, screening of the dock area via a living screen is acceptable. Parking: Under the required parking ratios of one parking space for 1,000 square feet of warehouse space and one per 300 square feet of office space, 337 parking spaces would be required for this development, which includes 5% devoted to office space and 95% for warehouse. This plan includes 378 proposed parking spaces. Given that the users are currently unknown, the 41 parking space excess is provided to accommodate additional unforeseen intensity. Monument Sign: The latest conceptual plan for this property permits one 60-square-foot multitenant monument sign (six feet high by ten feet wide) for this site. The proposal matches this requirement and is depicting one adjacent to the middle drive on Northpoint Drive. Landscape Plan: The Landscape Plan submitted exceeds the City's minimum planting and area requirements in virtually all circumstances with only a few exceptions needed for proposed plant locations. There are 166 overstory trees and 94 evergreen accent trees (Eastern Red Cedars) proposed. The Eastern Red Cedars are proposed directly abutting the parking area in front of the building. The reason for such an extensive planting is to screen the truck court area from view along Northpoint Drive. The placement of the evergreen screening has been carefully planned leaving the greatest amount of green space along Northpoint Drive and also creating a visual screen of the dock doors beginning approximately 120 to 200 feet from the loading area. The planting area is approximately three feet above the proposed grade of the loading area, creating a higher visual barrier than if planted at the same grade. The 166 overstory trees include: 40 Bald Cypress, 35 Cedar Elms, 51 Live Oaks, and 40 Shumard Red Oaks. The Zoning Ordinance requires an overstory tree in a 150 square foot landscape island for every 15 spaces and one at the end of each parking row. Originally, there were five landscape islands located on the rear side of the building adjacent to the truck court. None of the required overstory trees are shown in this location; however, five additional trees are proposed to be planted in front of the building. Staff supports this request, as the trees will be an obstacle if located adjacent to the truck area and will be more visible on the front side of the building. In addition to this request, the existing trees being preserved in the front southwest corner of the site are substituting for the required perimeter trees on the south property line. Staff supports both these deviations and these have been included as PD conditions on the Site Plan. Access: There are three access points proposed. One is located at the north end, one toward the middle and one at the south boundary along Northpoint Drive. The northern and southern ITEM # 9 Page 4 of 4 drives are proposed to serve a dedicated fire lane encircling the building. The fire lane is 28 feet in width and widens to 35 feet at the ingress/egress points. Elevations: The architecture of the buildings is similar to that of the existing Amberpoint buildings. The building materials are tilt wall with accents and reveals throughout. The end entr ies are to be constructed of simulated stone with cast stone caps, metal canopies and windows. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of this request subject to the following conditions: 1. Additional comments may be generated upon detailed engineering review. 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. Partial Front/Side Entry Elevations (11”x17” color sheet) 2. Monument Sign (11”x17” color sheet) 3. Site Plan 4. Landscape Plan 5. Existing Tree Survey 6. Elevations 05-08-12 PARTIAL FRONT ELEVATION @ ENTRY SCALE: 1/8" = 1'-0" PARTIAL SIDE ELEVATION @ ENTRY SCALE: 1/8" = 1'-0" TOP OF PANEL ELEV. = 37'-0" A.F.F. TOP OF STONE WALL ELEV. = 20'-0" A.F.F. TOP OF CANOPY ELEV. = 11'-0" A.F.F. TOP OF PANEL ELEV. = 37'-0" A.F.F. TOP OF STONE WALL ELEV. = 20'-0" A.F.F. TOP OF CANOPY ELEV. = 11'-0" A.F.F. TOP OF PANEL ELEV. = 34'-0" A.F.F. FINISH FLOOR ELEV. = 0'-0" FINISH FLOOR ELEV. = 0'-0" GALV. METAL ACCENT CANOPY - PAINT TO MATCH EXISTING CANOPIES OF AMBERPOINT BUSINESS PARK ACCENT PAINT TO MATCH EXISTING ACCENT PAINT COLOR OF AMBERPOINT BUSINESS PARK PRIMARY PAINT TO MATCH EXISTING PRIMARY PAINT COLOR ON CONCRETE TILTWALL OF AMBERPOINT BUSINESS PARK ALUMINUM & GLASS STOREFRONT TO MATCH EXISTING ALUMINUM & GLASS STOREFRONT OF AMBERPOINT BUSINESS PARK GALV. METAL CLEVIS & TURNBUCKLE - PAINT TO MATCH EXISTING PAINT OF CLEVIS & TURNBUCKLE OF AMBERPOINT BUSINESS PARK CANOPIES EXAMPLE IMAGES OF EXISTING FACILITY IMG-01 IMG-02 AVERA COMPANIES, LLC 2301 CEDAR SPRINGS RD SUITE 350 DALLAS, TX 75201 214.855.5577 LOCATION OF FUTURE 5' x10' BUILDING SIGN COUNTRY RUBBLE STONE VENEER I:\MISC\11749-Avera Co Coppell BTS\Design\City of Coppell Approval\Avera BTS_city approval_elevations.dwg, A6.02, 5/7/2012 2:31:02 PM 350 S. NORTHPOINT 05-08-121'-0"4'-0"1'-0"6'-0"10"10'-0"10"8"8"8"1'-0"4'-0"1'-0"PROPOSED MONUMENT SIGN @ 60 SF SCALE: 3/4" = 1'-0" FINISH GRADE 6" TALL BLACK LETTERING STONE BASE TO MATCH EXISTING BASE @ 301 S. NORTHPOINT TEXTURED FINISH CONCRETE MONUMENT SIGN - PAINT TO MATCH TILTWALL COLOR TENANT LISTING - LETTERING TO BE 4" HIGH AND PAINTED BLACK 6"6"6"6" FINISH GRADE EXAMPLE OF EXISTING MONUMENT SIGN CONTINUOUS CONCRETE REVEAL CONTINUOUS CONCRETE REVEAL THE PROPOSED MONUMENT SIGN ABOVE SHALL BE CONSTRUCTED IN THE LIKENESS OF THE EXISTING MONUMENT SIGN SEEN TODAY AT 301 S. NORTHPOINT DRIVE THROUGH OVERALL PROPORTIONS, MATERIALS, COLORS, AND LETTERING. SMOOTH FINISH CONCRETE BASE IMG-01 IMG-02 AVERA COMPANIES, LLC 2301 CEDAR SPRINGS RD SUITE 350 DALLAS, TX 75201 214.855.55776'-0"I:\MISC\11749-Avera Co Coppell BTS\Design\City of Coppell Approval\Avera BTS_city approval_elevations.dwg, A6.03, 5/7/2012 2:31:35 PM FDC 8" FIRE 3" DOMESTIC 8" WATER 8" WATER8" WATER 8" WATER8" WATER 8" WW 8" WW 6" W6" W6" W6" W6" W 6" W 6" W6" W6" FDC LINE 6" W 6" W36" RCP 3 6 " R C P 30" RCP 18" R C P 48" RCP 36" RCP30" RCP36" RCP18" RCP18" RCP 21" RCP 21" RCP 42" RCP 24" RCP 24" RCP 21" RCP 18" RCP 18" RCP 30" RCP 24" RCP24" RCP24" RCP18 " R C P 18 " R C P 18 " R C P 24" RCP 18" RCP 18 " R C P 24" RCP 36" RCP NORTH 0 25 50 100 200 ZONING PROPOSED USE SITE AREA BUILDING AREA BUILDING HEIGHT PARKING REQUIRED OFFICE @ 1:300 SF WAREHOUSE @ 1:1,000 SF PARKING REQUIRED (TOTAL) PARKING PROVIDED (TOTAL) LOT COVERAGE FLOOR AREA RATIO (F.A.R.) PD-194R4-LI WAREHOUSE (RACK STORAGE w/CLASS IV COMMODITIES) 843,348 SF | 19.4 AC. 300,800 SF 37'-0" 337 SPACES RQD | 378 SPACES PRVD 51 SPACES 286 SPACES 337 SPACES 378 SPACES 35.7% 35.7% SCALE: 1" = 50'-0" PROPOSED OFFICE/WAREHOUSE 300,800 SFN O R T H P O I N T D R I V E8 BAYS @ 45'-0" & 2 BAYS @ 55'-0" = 470'-0"140'-0"4 BAYS @ 43'-0" & 9 BAYS @ 52'-0" = 639'-10"10'-0"10'-0"28'-0"12'-0"10'-0"7'-6"47'-0"10'-0"62'-0" 140'-0"62'-0" 10'-0"10'-0" 62'-0"124'-4"25'-0" MIN.62'-0" 1 :# 6 :# 6 (# 6 (# 6 (# 6 :# 6 (# ǻ R = 480.00' T = 479.58' L= 753.56' &% 1 ( C.L. = 678.53'1 (# F.F. ELEV = 517.00 05-08-12 SITE PLAN AMBERPOINT BUSINESS PARK LOT 2R-3R, BLOCK A SITE DATA 20' DRAINAGE EASEMENTPROPOSED DRAINAGE EASEMENT 9'-0"19'-0"24'-0" 30' x 20' PUBLIC UTILITY EASEMENT 10' UTILITY EASEMENT & SIDE YARD SETBACK FLOOD PLAIN LIMIT LINES 30' SANITARY SEWER EASEMENT PROPOSED MONUMENT SIGN PROPOSED RETAINING WALL AVERA COMPANIES, LLC 2301 CEDAR SPRINGS RD SUITE 350 DALLAS, TX 75201 214.855.557710' UTILITY EASEMENT 10' UTILITY EASEMENT60' F R O N T Y A R D S E T B A C K 10' SIDE YARD SETBACK 10' REAR YARD SETBACKPROPOSED 40' x 20' WATER EASEMENT PLANNED DEVELOPMENT CONDITIONS 1. THE (5) FIVE REQUIRED OVERSTORY TREES IN THE EAST PARKING ISLANDS ARE LOCATED ELSEWHERE ON SITE. 2. EXISTING TREE CREDITS ARE BEING APPLIED TO THE REQUIRED SOUTH PERIMETER TREES. PLANNED DEVELOPMENT CONDITION 1 BOLLARD PROTECTION AT FIRE HYDRANT BOLLARD PROTECTION AT FIRE HYDRANT PLANNED DEVELOPMENT CONDITION 1 PLANNED DEVELOPMENT CONDITION 1 PLANNED DEVELOPMENT CONDITION 1 I:\MISC\11749-Avera Co Coppell BTS\Design\City of Coppell Approval\Avera BTS_city approval_site plan.dwg, A1.01, 5/7/2012 2:12:41 PM 05-08-12WEST ELEVATION SCALE: 1 = 30'-0" EAST ELEVATION SCALE: 1 = 30'-0" SOUTH ELEVATION SCALE: 1 = 30'-0" NORTH ELEVATION SCALE: 1 = 30'-0"PERCENTAGE OF MASONRY MATERIALS = 0.1% PERCENTAGE OF MASONRY MATERIALS = 1.0% PERCENTAGE OF MASONRY MATERIALS = 0.1% PERCENTAGE OF MASONRY MATERIALS = 5.1% AVERA COMPANIES, LLC 2301 CEDAR SPRINGS RD SUITE 350 DALLAS, TX 75201 214.855.5577 ALUMINUM & GLASS STOREFRONT TO MATCH EXISTING ALUMINUM & GLASS STOREFRONT OF AMBERPOINT BUSINESS PARK ALUMINUM & GLASS STOREFRONT TO MATCH EXISTING ALUMINUM & GLASS STOREFRONT OF AMBERPOINT BUSINESS PARK ACCENT PAINT TO MATCH EXISTING ACCENT PAINT COLOR OF AMBERPOINT BUSINESS PARK ACCENT PAINT TO MATCH EXISTING ACCENT PAINT COLOR OF AMBERPOINT BUSINESS PARK LOCATION OF FUTURE 5' x10' BUILDING SIGN ACCENT PAINT TO MATCH EXISTING ACCENT PAINT COLOR OF AMBERPOINT BUSINESS PARK COUNTRY RUBBLE STONE VENEER TO MATCH EXISTING STONE OF AMBERPOINT BUSINESS PARK COUNTRY RUBBLE STONE VENEER TO MATCH EXISTING STONE OF AMBERPOINT BUSINESS PARK PRIMARY PAINT TO MATCH EXISTING PRIMARY PAINT COLOR ON CONCRETE TILTWALL OF AMBERPOINT BUSINESS PARK PRIMARY PAINT TO MATCH EXISTING PRIMARY PAINT COLOR ON CONCRETE TILTWALL OF AMBERPOINT BUSINESS PARK PRIMARY PAINT TO MATCH EXISTING PRIMARY PAINT COLOR ON CONCRETE TILTWALL OF AMBERPOINT BUSINESS PARK PRIMARY PAINT TO MATCH EXISTING PRIMARY PAINT COLOR ON CONCRETE TILTWALL OF AMBERPOINT BUSINESS PARK TOP OF PANEL ELEV. = 37'-0" A.F.F. TOP OF PANEL ELEV. = 34'-0" A.F.F. TOP OF PANEL ELEV. = 37'-0" A.F.F. TOP OF PANEL ELEV. = 37'-0" A.F.F. (3) GALV. METAL CLEVIS & TURNBUCKLES - PAINT TO MATCH EXISTING PAINT OF CLEVIS & TURNBUCKLES OF AMBERPOINT BUSINESS PARK CANOPIES ACCENT PAINT TO MATCH EXISTING ACCENT PAINT COLOR OF AMBERPOINT BUSINESS PARK I:\MISC\11749-Avera Co Coppell BTS\Design\City of Coppell Approval\Avera BTS_city approval_elevations.dwg, A6.01, 5/7/2012 2:30:38 PM ITEM # 10 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Amberpoint Business Park, Lots 2R & 3R, Block A, Replat P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Matt Steer, City Planner LOCATION: East side of Northpoint Drive, north of Wagon Wheel Park SIZE OF AREA: 19.4 acres of property CURRENT ZONING: PD-194R3-LI (Planned Development-194 Revision 3-Light Industrial) REQUEST: A replat of Lot 2R3, Block A to Lots 2R & 3R, Block A, to establish a fire lane and utility easements to support the development of a 300,800-square-foot office/warehouse building. APPLICANT: Owner: Architect: Cabot Properties Meinhardt & Associates Stephen Vallarelli Mike Meinhardt One Beacon Street, 17th Floor 14643 Dallas Parkway, Suite 636 Boston, MA 02108 Dallas, TX 75240 Phone: 617-305-6123 Phone: 972-980-8980 Email: SVallarelli@cabotprop.com Email: mem@m-aarch.com Engineer: Halff Associates, Inc. Dave Littleton 1201 N Bowser Rd Richardson, TX 75081 Phone: 214-346-6200 Email: DLittleton@halff.com HISTORY: In November 2001, City Council approved PD-194-LI, a conceptual planned development to allow for six buildings, totaling approximately 1,775,600 square ITEM # 10 Page 2 of 3 feet, on 110 acres of property, which would be served by an 8.6-acre detention pond in the southeast corner of the overall site (adjacent to Wagon Wheel Park and Freeport Parkway, formerly State Road). The following variations to the Zoning Ordinance were approved as part of the Planned Development: · Multiple monument signs, including business park signs at Royal Lane and Sandy Lake Road, · Variances to the Tree Mitigation requirements, · Variances to the Perimeter Landscape Requirements, and · The provision of a living screen in lieu of a wall. A Detail Site Plan and Final Plat for 308,000 square feet of speculative office/warehouse on the southwestern lot of the overall tract were also approved at that time. The building has since been constructed and is occupied b y Somera Communications. In October 2002, Council approved PD-194R, to allow a Detail Site Plan and Replat for the Staples 228,250-square-feet office/warehouse facility with future expansion of 161,750 square feet. Both the building and the expansion have since been completed. In February 2003, Council approved PD-194R2, which amended the Amberpoint PD to modify the industrial park identification sign location and design and to incorporate an additional 9.102 acres into this PD located on the northeast corner of Royal Lane and Northpoint Drive. In May 2005, Council approved PD-194R3-LI, which again amended the Planned Development to attach a Detail Site Plan to allow the development three office/warehouse buildings, totaling approximately 714,010 square feet, located south of Sandy Lake between Northpoint Drive and Freeport Parkway, directly north of this property. Finally in September 2007, Council approved a replat of Lot 2R-1 into Lots 2R- 1R and 2R-3 (the subject property). TRANSPORTATION: Northpoint Drive is a 41-foot two-lane concrete undivided thoroughfare within a 60- foot right-of-way. SURROUNDING LAND USE & ZONING: North –office/warehouse, PD-194R3-LI (Planned Development-194Revision 3- Light Industrial) South - Wagon Wheel Park, LI (Light Industrial) East - detention area; PD-194R3-LI (Planned Development-194Revision 3- Light Industrial) West - existing office/warehouse facilities, part of this PD COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as Industrial Special District which supports office/warehouse uses. ITEM # 10 Page 3 of 3 DISCUSSION: This is the companion request to the Detailed Planned Development heard earlier. The purpose of the replat is to dedicate drainage and fire lane easements for the development of the office/warehouse lot. The 20-foot drainage easement is proposed at the southwest portion of the site running from Northpoint Drive to the southern property line and the 28-foot firelane easement is proposed to encircle the building and widens to 35 feet at the southern and northern ingress/egress points. Staff is in support of this request and is recommending approval. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of Amberpoint Business Park subject to the following condition: 1. Additional comments may be generated upon detailed engineering review. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request ATTACHMENTS: 1. Replat (2 Pages) NORTH POINT OF COMMENCING PUBLIC R.O.W.)(VARIABLE WIDTH (C.C. 200600091869) COMPANY EASEMENT TXU ELECTRIC DELIVERY (C.C. 200600091869) 10’ UTILITY EASEMENT (C.C. 200600091869) COMPANY EASEMENT TXU ELECTRIC DELIVERY 10.00’ S00 15’34"W 265.56’ S8944’26"E (VOL. 2002027, PG. 00071) 66.40’ R.O.W DEDICATION 1,090.50’LOCATION MAP NOT TO SCALE LOCATION PROJECT ROYAL LN.(FORMERLY STATE ROAD)FREEPORT PARKWAYNORTHPOINT DR.COPPELL RD.STATE HWY. 121 CITY OF GRAPEVINE CITY OF COPPELLSTATE HWY. 121 1 2 WHEN DEEMED NECESSARY BY THE CITY ENGINEER. NOTE: SIDEWALKS WILL BE CONSTRUCTED BY PROPERTY OWNER LEGEND: F.I.R. " F.I.R. W/CAP (C.M.)CONTROL MONUMENT FOUND IRON ROD STAMPED "HALFF ASSOC. INC." " FOUND IRON ROD WITH PLASTIC CAP " S.I.R. W/CAP STAMPED "HALFF ASSOC. INC." " SET IRON ROD WITH PLASTIC CAP C.C.COUNTY CLERK’S DOCUMENT NUMBER VOL. 84203, PG. 1835FREEPORT NORTHVOL. 96164, PG. 207 CITY OF COPPELL (VOL. 2003156, PG. 00206) AMBERPOINT BUSINESS PARK LOT 1C, BLOCK A (VOL. 2003156, PG. 00206) AMBERPOINT BUSINESS PARK LOT 1BR, BLOCK A LOT 2R-3R, BLOCK A 19.36 ACRES OR 843,348 SQ. FT. (C.C. 20070118394) AMBERPOINT BUSINESS PARK AT COPPELL OF LOT 2R-2X, BLOCK A (VOL. 2003077, PG. 00080) AT COPPELL AMBERPOINT BUSINESS PARK LOT 1A, BLOCK A AMBERPOINT BUSINESS PARK AT COPPELL LOT 2R-1R, BLOCK A 36.33 ACRES OR 1,582,512 SQ. FT. AMBERPOINT BUSINESS PARK AT COPPELL OFLOT 2R-1, BLOCK A (C.C. 20070118394) SANDY LAKE ROAD (VARIABLE WIDTH PUBLIC R.O.W.)DRIVENORTHPOINTFREEPORT PARKWAY(VARIABLE WIDTH PUBLIC R.O.W.)(FORMERLY STATE ROAD)W/CAP " F.I.R. W/CAP " F.I.R. W/CAP " F.I.R. (C.M.) W/CAP " F.I.R. CRAWFORD CAP (C.M.) W/BRITTAIN & " F.I.R. CRAWFORD CAP W/BRITTAIN & " F.I.R. (C.M.) W/CAP " F.I.R. FND. "X" " F.I.R. " F.I.R. W/CAP " F.I.R. (VOL. 2002027, PG. 00071) 56.40’ R.O.W DEDICATION (C.C. 200600091869) COMPANY EASEMENT 10’ TXU ELECTRIC DELIVERY (C.C. 200600091869) FIRE LANE (C.C. 200600091869) 10’ UTILITY EASEMENT (C.C. 200600091869) COMPANY EASEMENT TXU ELECTRIC DELIVERY (C.C. 200600091869) 10’ UTILITY EASEMENT (C.C. 200600091869)20’ x 30’ PUBLIC UTILITY ESMT. (VOL. 2002027, PG. 00071) 10’ UTILITY EASEMENT 24’ FIRELANE (C.C. 200600091869)(VOL. 2002027, PG. 00071) 30’ DRAINAGE AND UTILITY EASEMENT (C.C. 200600091869) 24’ FIRELANE (VOL. 2002027, PG. 00071) 35’ R.O.W DEDICATION (C.C. 200600091869) & UTILITY EASEMENT 20’ HIKE & BIKE TRAIL VOL. 1992, PG. 431 T. P. & L. EASEMENT PG. 00071) (VOL. 2002027, (DETENTION) EASEMENT DRAINAGE (VOL. 2002027, PG. 00071)20’ UTILITY EASEMENTPG. 1352 VOL. 75142, SEWER EASEMENT 30’ SANITARY PAGE 00071) (VOL. 2002027, BUILDING LINE DATED: AUG. 23, 2001) NUMBER 48113C0135 J FLOOD INSURANCE MAP AS SCALED FROM FEMA (APPROXIMATE LOCATION- FLOODPLAIN LIMIT LINES (VOL. 2002027, PG. 00071) 10’ UTILITY EASEMENT (VOL. 2002027, PG. 00071) 20’ UTILITY EASEMENT (VOL. 2002027, PG. 00071) EASEMENT 30 FT. ACCESS CL=68.46’ CB=N6132’06"E L= 68.52’ T= 34.33’ R= 447.80’ |= 0846’03" C.L.=151.81’ C.B.=N7935’53"E L= 152.65’ T= 77.18’ R= 420.00’ |= 2049’27" C.L.=67.67’ C.B.=N6310’07"E L= 67.79’ T= 34.02’ R= 322.76’ |= 1202’05" S8959’23"E 315.43’ C.L.=678.53’ C.B.=N4502’07"E L= 753.56’ T= 479.58’ R= 480.00’ |= 8957’00" N8944’06"W 1,979.88’S0031’15"W 377.81’S0013’41"E 357.99’20.00’ N8928’45"W 22.58’ S0031’15"W N8944’06"W 15.00’ N8944’06"W 500.00’S0031’15"W ~ 356.43’S0031’15"W 378.85’31.64’ S6333’15"W S0013’41"E 371.17’S8944’06"E 784.76’S0013’41"ES0013’41"E ~ 1,560.10’1,122.60S8944’26"E 1,145.07’ (C.C. 200600091869) 20’ x 20’ PUBLIC UTILITY ESMT. 24’ FIRELANE (C.C. 200600091869) (VOL. 2002027, PG. 00071) 20’ UTILITY EASEMENT 60’ POINT OF BEGINNING ZONE "AE" (SHADED) ZONE "X" (UNSHADED) ZONE "X" 216.99’ N0003’37"E S0003’37"WN8944’06"W 471.63’ 102.83’ S8944’06"E 27.43’ S00 15’54"W 40.76’ S4456’24"E 0.14’ N0726"31’E BEARS= " F.I.R. AT COPPELL AMBERPOINT BUSINESS PARK W/CAP " F.I.R. W/CAP " F.I.R. W/CAP " F.I.R. 56.43’ Jesse Moore Survey, Abstract No. 968 S8944’06"E 731.14’ CRV. 1 CRV. 2 CRV. 3 S0015’54"W 535.50’N0015’54"E 535.50’S8944’06"E 551.08’ N8944’06"W 753.73’ CRV. 4 L=423.72’CRV. 5CRV. 6 66.64’ S8944’06"E CRV. 7 73.94’ N8944’06"W 35.00’ CRV. 8 CRV. 9 CRV. 10CRV. 11 BY THIS PLAT 28’ FIRELANE BY THIS PLAT 28’ FIRELANE BY THIS PLAT 28’ FIRELANE D.R.D.C.T. Regional Airport, recorded in Volume 82173, Page 178, Airport Zoning Ordinance of the Dallas-Fort Worth 2.) This property is subject to Ordinance No. 71-100, (D.R.D.C.T.). Page 00071 of the Deed Records of Dallas County, Texas Business Park at Coppell as recorded in Volume 2002027, 1.) Basis of Bearings is the Final Plat of Amberpoint NOTES: CB= N 4515’54" E CL= 124.45’ L= 138.23’ T= 88.00’ R= 88.00’ |= 9000’00" CRV. 2 CB= N 4444’06" W CL= 127.28’ L= 141.37’ T= 90.00’ R= 90.00’ |= 8959’60" CRV. 1 CB= S 6226’06" E CL= 119.25’ L= 123.88’ T= 67.10’ R= 130.00’ |= 5435’60" CRV. 3 CB= S 5243’45" W CL= 35.02’ L= 35.03’ T= 17.52’ R= 480.00’ |= 0410’54" CRV. 4 CB= S 6226’06" E CL= 91.73’ L= 95.29’ T= 51.61’ R= 100.00’ |= 5435’60" CRV. 5 CB= N 4515’54" E CL= 70.71’ L= 78.54’ T= 50.00’ R= 50.00’ |= 9000’00" CRV. 6 CB= N 4444’06" W CL= 70.71’ L= 78.54’ T= 50.00’ R= 50.00’ |= 8959’60" CRV. 7 CB= S 4515’54" W CL= 70.71’ L= 78.54’ T= 50.00’ R= 50.00’ |= 9000’00" CRV. 8 CB= N 4515’54" E CL= 84.85’ L= 94.25’ T= 60.00’ R= 60.00’ |= 9000’00" CRV. 10 CB= N 4444’06" W CL= 87.68’ L= 97.39’ T= 62.00’ R= 62.00’ |= 8959’60" CRV. 9 N 0 50 100 150 200 SCALE: 1"=100’ CB= S 4444’06" E CL= 70.71’ L= 78.54’ T= 50.00’ R= 50.00’ |= 8959’60" CRV. 11 CURVE DATA TABLE 98.25’29’22’(C.C. 200600091869) UTILITY ESMT. 50’ x 20’ PUBLIC W/CAP " F.I.R. W/CAP " F.I.R. W/CAP " F.I.R. W/CAP " F.I.R. W/CAP " F.I.R. W/CAP " F.I.R. W/CAP " F.I.R. W/CAP " F.I.R. CRV. 12 L=173.56’ L=294.81’ 794.98’ CB= S 6805’44" W CL= 20.06’ L= 20.06’ T= 10.03’ R= 480.00’ |= 0223’39" CRV. 12 ENGINEER/SURVEYOR HALFF ASSOCIATES, INC. 1201 NORTH BOWSER ROAD RICHARDSON, TX 75081 CONTACT: ANDREW J. SHAFER (214) 346-6208 SANDY LAKE RD. IN THE FOR BY JESSE MOORE SURVEY, ABSTRACT No. 968 One Beacon St, 17th Flr., Boston, MA, 02108 c/o Cabot Properties REPLAT CABOT II - TX1L03, LP CITY OF COPPELL, DALLAS COUNTY, TEXAS (DOC. NO. 20070356425, D.R.D.C.T.) SCALE: 1"=100’ AVO. 28744 APRIL, 2012 TEL (214) 346-6200 FAX (214) 739-0095 1201 NORTH BOWSER ROAD RICHARDSON, TEXAS 75081-2275 5/2/20125:58:14 PMah435HALFFI:\28000s\28744\CADD\V101-FP-28744.dgnOWNER BOSTON, MA, 02108 ONE BEACON ST, 17TH FLR., c/o CABOT PROPERTIES CABOT II - TX1L03, LP (617) 305-6123 CONTACT: STEPHEN VALLARELLI NORTHPOINT DR.AN ADDITION TO THE CITY OF COPPELL A REPLAT OF LOT 2R-3, BLOCK A LOT 2R-3R, BLOCK A, AT COPPELL AMBERPOINT BUSINESS PARK BY THIS PLAT 20’ DRAINAGE EASEMENT 125.56’ BY THIS PLAT 28’ FIRELANE CRV. 13 L1 L2 L3 129.41’ N3508’06"W 136.73’ S3508’06"E 139.35’ S1739’12"E131.40’ N1739’12"W 21.02’ L=48.44’(C.C. 200600091869)30’ x 20’ PUBLIC UTILITY ESMT.66.08’ L4 L5L6 BY THIS PLAT 20’ WATER EASEMENT CB= S 5955’03" W CL= 20.08’ L= 20.08’ T= 10.04’ R= 480.00’ |= 0223’39" CRV. 13 LINE DATA TABLE NO.BEARING DISTANCE L1 L2 L3 L4 L5 L6 S3508’06"E 41.77’ N5451’54"E N3508’06"W 20.00’ 40.00’ N9000’00"E 10.00’ 20.00’ 10.00’ S9000’00"W N9000’00"W BY THIS PLAT20’ WATER EASEMENTS0015’54"W 558.68’N0015’54"E 570.46’28’28’28’28’ 28’ 35’35’N8944’06"W 549.08’ of Lot 2R-3R. To create easement for the development Purpose of Replat: to me to be the of Cabot Industrial DO HEREBY CERTIFY THAT personally known of Cabot II - TX GP,LLC, a Delaware limited liability company, and personally known to me Value Fund II Operating Partnership, L.P., a Delaware limited partnership and managing member 48113C0135 J, dated August 23, 2001 for Dallas County, Texas and Incorporated Areas. 2. Floodplain information is based on FEMA Flood Insurance Rate Map No. square mile; and areas protected by levees from 100-year flood". year flood with average depths of less than 1-foot or with drainage areas less than 1 year floodplain. Zone "X" (shaded) is defined as "Areas of 500-year flood; areas of 100- (shaded). Zone "X" (unshaded) is defined as "Areas determined to be outside the 500- 1. By graphical plotting subject tract lies within Zone "X"(unshaded) and Zone "X" FLOODPLAIN NOTE: The streets and alleys are dedicated for street purposes. The easements and public use areas, as shown, are dedicated for the public use forever for the purposes indicated on this limits the use to particular utilities, said use by public utilities being subordinate to the public’s and City of Coppell’s use thereof. The City of Coppell and public utility entities shall have the right to remove and keep removed all or parts of any buildings, fences, trees, shrubs or other improvements or growths, which may in any way endanger or interfere with the construction, maintenance, or efficiency of their respective systems in said easements. The City of Coppell and public utility entities shall at all times have the full right of ingress and egress to or from their respective easements for the purpose of constructing, reconstructing, inspecting, patrolling, maintaining, reading meters, and adding to or removing all or parts of their respective systems without the necessity at any time of procuring permission from anyone. That the undersigned do hereby covenant and agree that they shall construct upon the fire lane easements, as dedicated and shown hereon, a hard surface and that they shall maintain the same in a state of good repair at all times and keep the same free and clear of any structures, fences, trees, shrubs, or other improvements or obstruction including, but not limited to, the parking of motor vehicles, trailers, boats or other impediments to the access of fire apparatus. The maintenance of paving on the fire lane easements is the responsibility of the owner, and the owner shall post and maintain appropriate signs in conspicuous places along such fire lanes stating "Fire Lane, No Parking". The police or his duly authorized representative is hereby authorized to cause such fire lanes and utility easements to be maintained free and unobstructed at all times for fire department and emergency use. The undersigned do covenant and agree that public access easements may be utilized by any person or the general public for ingress and egress to other real property, and for the purpose of general public vehicular and pedestrian use and access, and for fire department and emergency use in, along, upon and across said premises with the right and privilege at all times of the City of Coppell, its agents, employees, workmen and representatives having ingress, egress and regress in, along, upon and across said premises. the City of Coppell, Texas. WITNESS OUR HANDS, this the day of , 2012. I, the undersigned, a Notary Public in and for said County, in the State aforesaid, RECOMMENDED FOR APPROVAL: Chairman Planning & Zoning Commission Date of Approval City of Coppell, Texas APPROVED AND ACCEPTED: City of Coppell, Texas The undersigned, the City Secretary of the City of Coppell, Texas, hereby certifies that Addition to the City of Coppell was submitted to the City Council on the day of , 2012, and the Council, by formal action, then and there accepted the dedication of streets, alleys, parks, easements, public places, and water and sewer lines, as shown and set forth in and upon said plat, and said Council further authorized the Mayor to note the acceptance thereof signing his name as hereinabove subscribed. WITNESS MY HAND, this the day of , 2012. City Secretary Mayor Date of Approvalor placed upon, over or across the easements as shown, except pavement, parking lots, and that landscape improvements may be placed in landscape easements, or as specified by planned development, if approved by the City of Coppell. In addition, utility easements may also be used for the mutual use and accommodation of all public utilities desiring to use or using the same unless the easement STATE OF COUNTY OF of Directors of said partnership, as their free and voluntary act, and as the free and voluntary act and deed of said partnership, as managing member of and for and on behalf appeared before me this day in person, and severally acknowledged that as such officer signed and delivered the said instrument, pursuant to authority given by the Board of Cabot II - TX1L03, L.P., for the uses and purpose therein set forth. to be the same person whose name is subscribed to the foregoing instrument, the foregoing replat of the AmberPoint Business Park at Coppell an This replat approved subject to all replatting ordinances, rules, regulations and resolutions of replat. No buildings, fences, trees, shrubs or other improvements or growths shall be constructed NOTARY PUBLIC My commission expires: APPROVED AND ACCEPTED BY: (Print Name) Date of Approval (Print Name) Date of Approval (Print Name) Date of Approval (Print Name) Date of Approval ATMOS ENERGY VERIZON GIVEN UNDER MY HAND AND SEAL OF OFFICE on this day of , 2012. TIME WARNER CABLE ONCOR ELECTRIC DELIVERY COMPANY 2 2 IN THE FOR BY JESSE MOORE SURVEY, ABSTRACT No. 968 One Beacon St, 17th Flr., Boston, MA, 02108 c/o Cabot Properties REPLAT CABOT II - TX1L03, LP CITY OF COPPELL, DALLAS COUNTY, TEXAS (DOC. NO. 20070356425, D.R.D.C.T.) SCALE: 1"=100’ AVO. 28744 APRIL, 2012 TEL (214) 346-6200 FAX (214) 739-0095 1201 NORTH BOWSER ROAD RICHARDSON, TEXAS 75081-2275 5/2/20125:59:06 PMah435HALFFI:\28000s\28744\CADD\V102-FP-28744.dgn My commission expires: NOTARY PUBLIC in and for the STATE OF TEXAS GIVEN UNDER MY HAND AND SEAL OF OFFICE on this the day of , 2012. and consideration therein expressed, and the capacity therein stated. to the forgoing instrument and acknowledged to me that he executed the same for the purpose personally appeared Andrew J. Shafer, known to me to be the person whose name is subscribed BEFORE ME, the undersigned, a Notary Public in and for said county and state on this day COUNTY OF DALLAS STATE OF TEXAS TEXAS NO. 5017 REGISTERED PROFESSIONAL LAND SURVEYOR ANDREW J. SHAFER direction and supervision on April 12, 2012, and that the locations of all monuments shown are correct. hereon accurately represents the property as determined by an on the ground survey made under my I, Andre J. Shafer, Registered Professional Land Surveyor, do hereby certify that the replat shown SURVEYOR’S CERTIFICATE Title: Name: By: its sole member a Delaware limited partnership, By: Cabot Industrial Value Fund II Operating Partnership, L.P., its general partner a Delaware limited liability company, BY: Cabot II - TX GP, LLC, a Delaware limited partnership CABOT II - TX1L03, L.P., Floodplain Administrator Date has been filed with the City of Coppell Floodplain Administrator on , 2012. FLOODPLAIN ORDINANCE NOTE: Floodplain Development Permit Application No. BE RECORDED FOR ANY PURPOSE." FOR REVIEW PURPOSES ONLY. TXBLS RULE 663.18(C); "PRELIMINARY, THIS DOCUMENT SHALL NOT AND CONTAINING 843,348 square feet or 19.36 acres of land, more or less. of said Northpoint Drive, a distance of 216.99 feet to the POINT OF BEGINNING THENCE North 00 degrees 03 minutes 37 seconds East, along the east right-of-way line seconds East a distance of 0.14 feet; from which point a 1/2-inch iron rod found bears North 07 degrees 26 minutes 31 57 minutes 00 seconds for an arc distance of 753.56 feet to the point of tangency, and Northpoint Drive and along said curve to the left, through a central angle of 89 degrees THENCE Northeasterly, continuing along the southeasterly right-of-way line of said chord bears North 45 degrees 02 minutes 07 seconds East a distance of 678.53 feet; point of curvature of a circular curve to the left having a radius of 480.00 feet, whose right-of-way line, a distance of 315.43 feet to a 1/2-inch iron rod with cap found for the THENCE South 89 degrees 59 minutes 23 seconds East, continuing along said south distance of 152.65 feet to a 1/2-inch iron rod found for the point of tangency; curve to the right, through a central angle of 20 degrees 49 minutes 27 seconds for an arc THENCE Northeasterly, continuing along said south right-of-way line and along said degrees 35 minutes 53 seconds East a distance of 151.81 feet; of a circular curve to the right having a radius of 420.00 feet, whose chord bears North 79 distance of 67.79 feet to a 1/2-inch iron rod found for the point of compound curvature curve to the right, through a central angle of 12 degrees 02 minutes 05 seconds for an arc THENCE Northeasterly, continuing along said south right-of-way line and along said chord bears North 63 degrees 10 minutes 07 seconds East a distance of 67.67 feet; reverse curvature of a circular curve to the right having a radius of 322.76 feet, whose seconds for an arc distance of 68.52 feet to an "X" cut in concrete found for the point of way line and said curve to the left, through a central angle of 08 degrees 46 minutes 03 THENCE Northeasterly, departing said north line and along said southeasterly right-of- whose chord bears North 61 degrees 32 minutes 06 seconds East a distance of 68.46 feet; Drive, said point being on a circular curve to the left having a radius of 447.80 feet, found for the intersection of said north line with the southeasterly line of said Northpoint and along said north line, a distance of 1,979.88 feet to a 1/2-inch iron rod with cap THENCE North 89 degrees 44 minutes 06 seconds West, departing said common line Coppell as recorded in Volume 96164, Page 207, D.R.D.C.T.; the north line of that tract of land described in Special Warranty Deed to the City of corner of said Lot 2R-3 and the southwest corner of said Lot 2R-2X, said point being on line, a distance of 377.81 feet to a 1/2-inch iron rod with cap found for the southeast THENCE South 00 degrees 31 minutes 15 seconds West, continuing along said common 2X, a distance of 357.99 feet to a 1/2-inch iron rod with cap found for corner; between Lots 2R-3 and 2R-1R, and along the common line between Lots 2R-3 and 2R- THENCE South 00 degrees 13 minutes 41 seconds East departing said common line 20070118394, O.P.R.D.C.T.; Lot 2R-2X of Amberpoint Business Park at Coppell as recorded in Instrument Number iron rod with cap found for corner, said point being the common northwest corner of South 44 degrees 56 minutes 24 seconds East, a distance of 40.76 feet to a 1/2-inch iron rod with cap found for corner; South 89 degrees 44 minutes 06 seconds East, a distance of 784.76 feet to a 1/2-inch iron rod with cap found for corner; South 00 degrees 15 minutes 54 seconds West, a distance of 27.43 feet to a 1/2-inch iron rod with cap found for corner; South 89 degrees 44 minutes 06 seconds East, a distance of 102.83 feet to a 1/2-inch Lot 2R-3 and Lot 2R-1R the following calls: THENCE departing said east right-of-way line and along the common line between said at Coppell, for the POINT OF BEGINNING of the herein described tract; also being the southwest corner of Lot 2R-1R, Block A of said Amberpoint Business Park feet to a 1/2-inch iron rod with cap found for the northwest corner of said Lot 2R-3, way line and along said east right-of-way line of Northpoint Drive, a distance of 1,090.50 THENCE South 00 degrees 03 minutes 37 seconds West, departing said south right-of- D.R.D.C.T.; as recorded in Volume 2002027, Page 00071, Deed Records of Dallas County, Texas, by the plat of Amberpoint Business Park at Coppell, an addition to the City of Coppell, south right-of-way line of Sandy Lake Road (variable width right-of-way) as dedicated line of Northpoint Drive (variable width right-of-way, 60 feet wide at this point) with the ASSOC. INC." (hereafter referred to as "with cap") found for the intersection of the east COMMENCING at a 1/2-inch iron rod with yellow plastic cap stamped "HALFF described by metes and bounds as follows: Instrument Number 20070356425, O.P.R.D.C.T., said tract being more particularly Park at Coppell, an addition to the City of Coppell as recorded in County Clerk’s (O.P.R.D.C.T.), said tract also being all of Lot 2R-3, Block A of Amberpoint Business Instrument Number 20070391719, Official Public Records of Dallas County, Texas of that tract of land described in deed to said CABOT II - TX1L03, LP as recorded in Moore Survey, Abstract No. 968, in the City of Coppell, Dallas County, Texas, being all WHEREAS CABOT II - TX1L03, LP is the owner of a tract of land situated in the Jesse COUNTY OF DALLAS } STATE OF TEXAS } OWNER’S CERTIFICATE OWNER ENGINEER/SURVEYOR HALFF ASSOCIATES, INC. 1201 NORTH BOWSER ROAD RICHARDSON, TX 75081 CONTACT: ANDREW J. SHAFER (214) 346-6208 BOSTON, MA, 02108 ONE BEACON ST, 17TH FLR., c/o CABOT PROPERTIES CABOT II - TX1L03, LP (617) 305-6123 CONTACT: STEPHEN VALLARELLI AN ADDITION TO THE CITY OF COPPELL A REPLAT OF LOT 2R-3, BLOCK A LOT 2R-3R, BLOCK A, AT COPPELL AMBERPOINT BUSINESS PARK forever, the streets and alleys shown thereon. City of Coppell, Dallas County, Texas, and does hereby dedicate, in fee simple to the public use described property as LOT 2R-3R, BLOCK A, AmberPoint Business Park at Coppell, an addition to the L.P., a Delaware limited partnership, does hereby adopt this replat designating the herein above authorized officers of its managing member, Cabot Industrial Value Fund II Operating Partnership, That CABOT II - TX1L03, L.P., a Delaware limited partnership, acting herein by and through its duly NOW THEREFORE, KNOW ALL MEN BY THESE PRESENTS: of Lot 2R-3R. To create easement for the development Purpose of Replat: ITEM # 11 Page 1 of 3 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Biodiversity Center, Site Plan P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Matt Steer, City Planner LOCATION: 367 Freeport Pkwy (Coppell Nature Park) SIZE OF AREA: 3.15 acres of property CURRENT ZONING: PD-194R2-LI (Planned Development-194 Revision 2-Light Industrial) REQUEST: A site plan to allow the development of a nature center with an education hall and offices, incorporating solar panels and a rainwater collection facility in the design APPLICANT: Owner: Architect: City of Coppell Parks Dept. SHW Group, Inc. Brad Reid Terry Hoyle 816 S. Coppell Rd. 5717 Legacy Dr., Suite 250 Coppell, TX 75019 Plano, TX 75024 Phone: 972-462-5100 Phone: 214-473-2400 Email: BReid@coppelltx.gov Email: THoyle@shwgroup.com HISTORY: Phase One of Wagon Wheel Park was constructed in 1999. It consisted of two baseball fields, two soccer fields and a parking lot. Since that time, an additional three soccer fields (currently six smaller fields) with spectator shelters, multiple soccer practice fields, additional baseball fields, a batting cage, an additional concession stand/restroom facility, a tennis center (eight courts with a club house), various parking areas, and miscellaneous maintenance facilities have been built. In August 2008, an amendment to the Wagon Wheel Site was approved which allowed a 4,000-square-foot maintenance and storage facility to be constructed on the north end of Wagon Wheel Park, adjacent to the irrigation pond. This was constructed shortly after being approved. In March 2010, A Site Plan Amendment to allow the addition of four (4) regular - size and three (3) half-size tennis courts, a 1,133-square-foot expansion to the existing 1,084-square-foot pro shop to include tennis equipment sales, two ITEM # 11 Page 2 of 3 bleacher shade canopies, a storage building and additional walkways was approved. These improvements have since been constructed. TRANSPORTATION: Freeport Parkway is currently designated on the Thoroughfare Plan as a four -lane divided thoroughfare, and is partially built to standard within a variable width right-of-way. SURROUNDING LAND USE & ZONING: North – Coppell Nature Park; LI (Light Industrial) South – baseball field and soccer fields; LI (Light Industrial) East – baseball fields and irrigation pond; LI (Light Industrial) West – Coppell Nature Park; LI (Light Industrial) COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as suitable for park/open space. DISCUSSION: This request is for a site plan to allow the development of a nature center with an education hall and offices, incorporating solar panels and a rainwater collection facility in the site design on 3.15 acres located northwest of the baseball field complex in Wagon Wheel Park within the recently established Coppell Nature Park. The Coppell Nature Park consists of 66 acres of land on the west side of Wagon Wheel Park that serves as a natural habitat for a variety of birds and land animals. According to the Coppell Nature Park website, the park is a natural habitat for hawks, coyotes, bobcats, and many other animals. More than 130 different species of birds migrate through the park each year and numerous types of native vegetation may be found there. Attached is a narrative provided by the Architect regarding the funding for the Coppell Biodiversity Center. Site Plan: The proposed structure is approximately 500 feet north from the parking area and approximately 200 feet west from the baseball fields. 2,300 square feet will be devoted to the education hall and approximately 1,300 square feet devoted to office space. The parking needed for this facility will be provided from the existing northwest parking lot of Wagon Wheel. Tree Removal/Landscaping Plan: Very few trees are proposed to be removed with the construction and there is a sufficient amount of landscape area and trees being preserved to account for the required landscaping. A ten-foot curvilinear sidewalk is proposed to be constructed from an existing sidewalk extending from the existing parking area to the proposed nature center structure. Along both sides of the walk a ten-foot-wide area will be seeded with native grasses. Around the proposed structure, the width of the seeding is proposed to be increased to 15 feet. First Level Floor Plan & Roof Plan: The architectural roof plan is depicting 96 solar panels on the south facing side. According to the applicant, the solar panel company has offered to donate enough panels to offset the energy required to operate the building; thus, creating a “net- ITEM # 11 Page 3 of 3 zero” building. The roof is proposed to be inverted to a degree allowing the rainwater to collect in the middle and serve as a funnel for the rainwater collection tank located in front of the building. The Architect has been asked to insure that the glare generated from the roof not impact the adjacent ball fields. The Architect has agreed to perform a site line study and if necessary, the proposed building will be adjusted accordingly. The floor plan depicts the layout of the building. An open-air breezeway bisects the building in half. The largest component is attributed to the education hall and conference room on the west half. A reception area with four private offices and restroom facilities are proposed on the east half. Elevations: The building is proposed to be of wood construction (Wood Glulam) with stone veneer and galvalume metal panels as the primary materials on the exterior. The north elevation is proposed to have a large expanse of window area which will provide the natural light for the building. The roof is proposed to be constructed of standing seam galvalume metal panels. All and all, this is a unique site and building design that demonstrates that care will be given to preserve the existing trees/vegetation and the building will be incorporated into the “place” created by nature. Alternative energy and water and energy conservation techniques are proposed to be incorporated. To my knowledge, this is the first net-zero commercial building in Coppell and the first to include a roof design specifically for water collection. Staff is recommending approval of this request subject to a couple of drafting items being addressed. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of the Biodiversity Center Site Plan subject to the following conditi ons being met: 1. Insure the glare generated from the roof will not impact the surrounding ball fields. 2. Depict the flooplain boundaries correctly. 3. Include the location of the proposed structure on the vicinity map. 4. Additional comments may be generated upon detailed engineering review. 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. Friends of Coppell Nature Park – Biodiversity Education Center Funding Summary 2. Cover Sheet & Drawing Index 3. Site Plan 4. Tree Survey 5. Landscape Plan 6. First Level Floor Plan & Roof Plan 7. Exterior Elevations (Black & White) 8. Exterior Elevations (Color) Friends of Coppell Nature Park - Biodiversity Education Center The funding for the design and construction of Biodiversity Education Center at Coppell will be coming from four sources: Coppell Independent School District, Donations by community members and area businesses, Contributions by building material manufacturers, and In-kind contributions by contractors providing free or reduced-priced labor. As a partner with the Friends of Coppell Nature Park, the Coppell Independent School District agreed to provide $300,000 towards the construction of center to provide environmental learning opportunities for the students of CISD. The hope is to provide greater opportunities and flexibility in curriculum that is within the community, eliminating the need to transport classes and grades to camp environments. This will greatly reduce transportation costs to the District. Started with the Coppell 300 fundraising campaign, donations made by businesses and citizens in Coppell will be second major funding sources for education center. Reaching beyond local businesses is the strategy to partner with businesses that can benefit by their investment by advertising the use of their products that are included in the center. For example, Solar City will be providing all of the solar panels needed to offset 100% of the power used in the center. Solar City will then reap the benefits of having their product and their name connected to the facility giving them exposure to potential clients. Additionally, SHW Group has provided its visioning, planning, and design services over the past two years to the Friends of Coppell Nature as part of its “giving back” program and commitment to stewardship. Finally, it is the hope that area contractors will step up to provide services at cost. A local electrical contractor has committed to donate all of his labor while only being reimbursed for the actual costs of material he purchases. The executive director of the Friends of Coppell Nature Park is hopeful that other area contractors like stone masons, drywall contractors, and flooring contractors will do the same. The Friends of Coppell Nature are hopeful that all of these gifts will not only result in the completed construction of this facility but also the beginning of the Phase Two Butterfly Garden as well as other improvements throughout the park. The FCNP is grateful for its partnerships with the City of Coppell, Northlake College, and the Coppell school district and the opportunities that, together, will be possible for the community of Coppell. CHECKED: SCALE: © 2012 SHW Group F E D FOR REVIEW SHW GROUP ARCHITECTS | ENGINEERS | PLANNERS ISSUE: SHW Project: SHEET TITLE: C B A NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION 5/4/2012 11:35:46 AM Checker 5717 Legacy Drive, Suite 250 Plano, TX 75024 Friends of Coppell Nature Park - Biodiversity Center Coppell, TX5717 Legacy Drive, Suite 250 Plano, TX 75024 Coppell, TX PROJECT COVER SHEET & DRAWING INDEX G001-C 4109.007.00 G0 Sheets_Index CITY SET CITY SET G001-C PROJECT COVER SHEET & DRAWING INDEX CITY SET CS1.01 SITE PLAN CITY SET LP1.01 TREE SURVEY LP1.02 LANDSCAPE PLAN CITY SET A111-C FIRST LEVEL FLOOR PLAN & ROOF PLAN A201-C EXTERIOR ELEVATIONS 1ISSUE:CHECKED:SCALE:6+:*URXSSHW Project:2345678FEDCBAPlans for Site Plan Approval12345678C:\Revit Local Files\4109.007.00 FCNP Biodiversity Center_A12.rvt4/13/2012 8:44:57 AM Friends of Coppell NaturePark - Biodiversity CenterCoppell, TX4109.007.005717 Legacy Drive, Suite 250 Plano, TX 75024Sheet Title:ENGINEERGLENN ENGINEERINGIRVING, TEXAS 75062(972) 717-5151105 DECKER COURT, SUITE 910ARCHITECTSHW GROUP, INC.PLANO, TEXAS 75024(214) 473-24005717 LEGACY DRIVE SUITE 250OWNERCITY OF COPPELLCOPPELL, TEXAS 75019972-462-0022255 PARKWAY BLVD.GENERAL NOTES:1. PRIOR TO ANY CONSTRUCTION THE CONTRACTOR SHALL FAMILIARIZE HIMSELFWITH THE CONTRACT DOCUMENTS AND SPECIFICATIONS, THE PLANS INCLUDINGALL NOTES, THE CITY OF COPPELL SPECIFICATIONS AND ANY OTHER APPLICABLESTANDARDS OR SPECIFICATIONS RELEVANT TO THE PROPER COMPLETION OF THEWORK SPECIFIED. FAILURE ON THE PART OF THE CONTRACTOR TO FAMILIARIZEHIMSELF WITH ALL STANDARDS OR SPECIFICATIONS PERTAINING TO THIS WORKSHALL IN NO WAY RELIEVE THE CONTRACTOR OF RESPONSIBILITY FORPERFORMING THE WORK IN ACCORDANCE WITH ALL SUCH APPLICABLE STANDARDSAND SPECIFICATIONS.2. CONTRACTOR SHALL HAVE IN HIS POSSESSION, PRIOR TO CONSTRUCTION, ALLNECESSARY PERMITS, LICENSES, ETC. CONTRACTOR SHALL HAVE AT LEAST ONESET OF APPROVED ENGINEERING PLANS AND SPECIFICATIONS ON-SITE AT ALLTIMES.3. ALL WORK SHALL CONFORM TO THE CITY OF COPPELL SPECIFICATIONS,STANDARDS, AND DETAILS.4. IF UNFORESEEN PROBLEMS OR CONFLICTS ARE ENCOUNTERED IN THECONSTRUCTION, FOR WHICH AN IMMEDIATE SOLUTION IS NOT APPARENT, THEENGINEER AND OWNER SHALL BE NOTIFIED IMMEDIATELY.5. IT WILL BE THE RESPONSIBILITY OF EACH CONTRACTOR TO PROTECT ALLEXISTING PUBLIC AND PRIVATE UTILITIES THROUGHOUT THE CONSTRUCTION OFTHIS PROJECT. CONTRACTOR SHALL CONTACT THE APPROPRIATE UTILITYCOMPANIES FOR LINE LOCATIONS, PRIOR TO COMMENCEMENT OF CONSTRUCTIONAND SHALL ASSUME FULL LIABILITY TO THOSE COMPANIES FOR ANY DAMAGESCAUSED TO THEIR FACILITIES.6. CONTRACTORS SHALL BE RESPONSIBLE FOR FIELD LOCATING EXISTING UTILITIESAND IMPROVEMENTS PRIOR TO CONSTRUCTION.7. TRENCH SAFETY DESIGN WILL BE THE REASONABILITY OF THE UTILITYCONTRACTOR.8. ALL GATES ACROSS FIRE LANES TO BE EQUIPPED WITH OPTICOM SYSTEM WITHKNOX OVERRIDE.SITE DATA TABLEPROJECT ADDRESSEXISTING ZONINGPROPOSED USESQUARE FOOTAGE - PHASE 1BUILDING - EDUCATION HALLBUILDING - OFFICESBUILDING HEIGHTLOT SIZEPROPOSED LOT COVERAGEFLOOR AREA RATIOZONED367 SOUTH FREEPORT PARKWAYLINATURE CENTER3,592 S.F.2,273 S.F.1,319 S.F.26'-0"137,323 S.F.2.6%2.6%LIVINICITY MAPLn #/Crv #L1L2L3L139L140L141L142L143L144L145L146L147L148L149L150L151L152L153L154L155Length20.701224.887196.04421.55331.31324.37933.61933.32128.73733.17940.48348.70548.84643.00036.89550.66881.98046.91739.79736.0106 :6 :1 :1 :1 :1 :1 (1 :1 :1 (1 (1 :1 :1 (1 (1 (1 (6 (6 (L103L104L105L106L107L10826.21034.63252.02542.19268.89527.63429.8046 (6 (6 (6 (6 (6 (6 :Radius6 :Direction/DeltaL102 A 3 1 CB E 2 4 6 5 D 7 8 A111A A110A A108 A107 A103 A104 A105 A106 A111BA113A114 RECEPTION A101 OFFICE A103 OFFICE A104 OFFICE A105 WOMEN A107 MEN A108 HALL A102 OFFICE A106 EDUCATION HALL A110 RISER A114 STOR A113 CATER / BRK RM A112 CONF A111 A110B 102' - 9 3/4"43'-41/2"A201-CC1 A201-C C4 A201-C A4 A201-C A1 3 A301 1 A301 2 A301 4 A30149'-7"104' - 11" 3 A301 1 A301 2 A301 1 ISSUE: CHECKED: SCALE: © 2012 SHW Group SHW Project: SHEET TITLE: 2 3 4 5 6 7 8 F E D C B A Plans for Site Plan Approval 1 2 3 4 5 6 7 8 FOR REVIEW NOT FOR REGULATORY APPROVAL, PERMITTING, OR CONSTRUCTION C:\RevitLocalFiles\4109.007.00FCNPBiodiversityCenter_A12_mdyer.rvt5/4/201211:44:04AM1/8" = 1'-0" 5/4/2012 11:44:04 AM Friends of Coppell Nature Park - Biodiversity Center Coppell, TX FIRST LEVEL FLOOR PLAN & ROOF PLAN A111-C 4109.007.00 5717 Legacy Drive, Suite 250 Plano, TX 75024 1/8" = 1'-0"A3 FIRST LEVEL FLOOR PLAN 1/8" = 1'-0"D3 ARCHITECTURAL ROOF PLAN PHOTOVOLTAIC SOLAR PANELS (5'-0" x 3'-3 1/2") ITEM # 12 Page 1 of 6 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-255-SF, Westhaven P&Z HEARING DATE: May 17, 2012 C.C. HEARING DATE: June 12, 2012 STAFF REP.: Marcie Diamond, Assistant Director of Planning LOCATION: South of S.H. 121, approximately 450 feet west of Magnolia Park SIZE OF AREA: 93.8 acres of property CURRENT ZONING: HC (Highway Commercial) REQUEST: A zoning change to PD-255-SF (Planned Development-255-Single Family), to permit the development of 297 residential lots and 37 common area lots. APPLICANT: Owners: Prospective Purchaser: Hawkeye Realty Schreibner, L.P. Terry Mitchell Attn: Robert B. Payne, Jr. Contrast Development L.L.C. 4809 Cole Avenue, Suite 245 L.B.136 300 E. Carpenter Frwy. Dallas, Texas 75205 Suite 940 Irving, Texas 75062 Howsley, et. al. 214-793-7685 Attn: William Howsley 2528 Pelican Bay Drive Plano, Texas 75093 HISTORY: The subject property was zoned Light Industrial in 1983, which was prior to the establishment of the alignment of S.H. 121 (formally Spur 553 and S.H. 121 Bypass). In 2003, the designation on the Comprehensive Land Use Plan was changed from Light Industrial/Showroom Uses to Freeway Commercial. As part of the Council’s action, this property was also rezoned from Light Industrial to Highway Commercial. The purpose of these revisions was to encourage the development of more freeway-dependent uses, such as office/ retail/ hotel/ commercial which would be constructed under higher development standards (facades of brick and stone, controlled signage, etc.) than permitted in industrial standards (tilt-wall). The property to the east, between the subject property and Magnolia Park retained its Retail zoning. TRANSPORTATION: State Highway 121 is a Freeway (Principal Arterial) built to standard, within a variable right-of-way. ITEM # 12 Page 2 of 6 SURROUNDING LAND USE & ZONING: North- S.H. 121 South - The Mansions by the Lake, Village at Cottonwood Creek VI and Copperstone: PD-160-MF-2, SF-7 and SF-9 East - Undeveloped; Retail and Magnolia Park; PD-133-SF-9 West - S.H. 121 COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, designates this property as suitable for Urban Residential Neighborhood, which is defined as areas to provide “for a wide variety of higher density residential uses (typically greater than four dwelling units per acre) that serve the needs of residents seeking alternatives to low and medium density single-family detached housing”. DISCUSSION: As discussed above, in the 1980’s, prior to the construction of SH 121, this property was envisioned for industrial development, and in 2003 the vision changed to freeway dependent commercial uses. The Coppell 2030, A Comprehensive Master Plan, determined that this property was most suitable for Urban Residential Development, which encourages a variety of higher density residential uses. The applicants of this request originally designed a truly mixed use residential development, which included high density (multifamily) as well as a variety of smaller lot single family uses. In an attempt to be pro-active they presented this plan to the surrounding HOA’s prior to formal submission to the City. There was overwhelming opposition from the residents to the highest density component (MF) but general support for the detached single family, regardless of the density. Therefore, this proposed PD includes only detached single family. The minimum lot areas range in size from 3,100 square feet to 5,200 square feet, and 40 acres (almost 40% of the land area) is designated as open space and common areas. The PD incorporates many of the concepts and design standards of the DRAFT RBN (Residential Urban Neighborhood) zoning district which is to provide an implementation tool for the Urban Residential Neighborhood land use designation as shown on the Coppell 2030, A Comprehensive Master Plan. DETAIL SITE PLAN The Detail Site Plan specifies the lotting patterns, street alignments and open spaces of this proposal. Of the 297 lots proposed, 200 lots (2/3rd of total) will have a minimum lot size of 5,200 square feet, designated as RBN-5 (Residential Urban District-5). Approximately 16% (47 lots) will have a minimum lot size of 4,200 square feet, (RBN-4) and the remaining 50 lots (17%) will be a minimum of 3,100 square feet (RBN-3). The smaller lots are generally located in the northern portion of the property. Along the southern boundary a substantial (27 acre) open space area with nature areas, ponds and a trail system is planned. The northern border of the property is SH 121. To provide a visual and noise buffer, the plan includes common area lots parallel to the R.O.W. with a 6-foot wall on top of a 4- ITEM # 12 Page 3 of 6 foot berm. In addition, there is a 50’ minimum setback from the SH 121 R.O.W. for all residential structures. This proposal includes four streets intersecting with SH 121, however access to this property will be a challenge. The main entry street, Westhaven (with landscaped entry feature and promenade) and proposed Bridge Street will be accessible from the service road of SH 121, if exiting at Sandy Lake Road. The western most street can only be accessed from the north, and it requires a U-turn movement from southbound S.H. 121. The 4th point of access, which is in close proximity to the eastern property line may be accessed by exiting the Denton Tap Road exit from SH 121. It is staff understanding that the applicant has contacted TxDOT, however, no formal response from that agency has been received. The internal street system will be a combination of a typical residential street section (50’ R.O.W.) and a modified street section to allow for designated on- street parking (58’ R.O.W.) as proposed in the DRAFT RBN District regulations. While the on-street parking with landscaped “bump-outs” is preferable from an aesthetic perspective, from a safety standpoint, additional on-street parking restrictions will be required, such as no parking adjacent to the curb on the same side of the street that designated on-street parking is provided (i.e. Canterbury and Bridge Streets). Generally, no parallel parking will be permitted adjacent to any common open space lot. However, where this special parking is provided, on- street parking on the other side of the street may be warranted. A more detail analysis on a street-by-street is warranted. Given that the property between the subject property and the existing Magnolia Park residential subdivision has the same Land Use Designation as the subject property, staff has required a stub-out street be provided to support the development of this property for uses as envisioned on the 2030 Plan. The proposal currently shows a street approximately midway along this property line. Additional analysis may be required to determine if additional stub-out should be required and/or if this one needs realignment. Staff is also concerned about several of the streets being “straight shots” which encourages an increase travel speed, therefore traffic calming devises should also be examined. REQUESTED VARIANCES TO SUBDIVISION ORIDINANCE Included in the master plan for this development, is a request to allow six intersections with substandard turning radii to that which is required by the Subdivision Ordinance. There is a concern from a health, safety and welfare standpoint, that the city’s fire trucks would not be able to make turning maneuvers, especially with on-street parking. The applicant has submitted turning radii maneuvering exhibits to address these concerns. However, each of these intersections needs to be re-analyzed and revised to assure proper safety. Potential solutions may involve lot redesigns, street realignments, roll-down curbs and parking prohibitions and/or a combination of these. DEVELOPMENT REGULATIONS Development standards for each proposed district, as well as the overall project are included. While these standards are based on the proposed DRAFT RBN District, they have been adjusted to be applicable for this specific development. ITEM # 12 Page 4 of 6 RBN-3 – smallest of the three districts, allowing 30-foot wide, zero-lot line lots, with 5’ side yards on the non-zero side. The front build-to lines will be 10’, also allowing for porches to encroach on this front yard by 4 feet. These units will have alley access, and building and garage setback will be a minimum of 20 feet from the alley. RBN-4 – is similar to RBN-3, except the lots will be a minimum of 40 feet wide and the minimum building separation (setback on the non-zero side) will be 10 feet. These will also be rear-entry products. RBN-5 – a majority of the lots (67%) will fall under these district regulations. These lots will be a minimum of 50 feet wide and 110 feet deep. Side yards will be 5 feet and rear, 15 feet. The front build-to line will be 15 feet, with a minimum 20’ garage setback. As mentioned above, there are several long, straight streets, with 15 plus homes lined up in a row. The applicant has added a provision which requires that for blocks with 5 of more houses, a minimum of 20% and a maximum of 50% shall have a 20’ build-to instead of the 15 foot, providing a more interesting streetscape. There will be 200 front-entry homes on 50 foot lots, staff is recommending the applicant consider 22-foot setback for front facing garages to assure that vehicles do not overhang the sidewalks. The development standards also address the architectural elements as included in the DRAFT RBN district, including Building Orientation, Style and Design. In addition, this PD includes lighting, exterior color finishes, roofing and fencing. Specifically, fencing abutting Westhaven Park (proposed entry feature park) and Denton Creek Park (ponds/trails along the southern property line) shall be limited to wrought iron. Board-on-board cedar fencing with a uniform decorative cap is required along street rights-of-way. Finally, along SH 121 there will be a 6’ foot grey lime stone and thin wall brick wall to be constructed on a 4-foot berm. However, the details indicate columns spaced at 40 feet on-center. The Zoning Ordinance requires columns to be expressed a minimum of 10 feet and a maximum of 30 feet. Also a clarification is needed as to the maintenance responsibility of the portion of the 4:1 sloped berm which is within residential lots, verses within a common area lot. TREE MITIGATION/OPEN SPACES As noted above, approximately 40% of this land will be designated as common open space for the use and enjoyment of the residents. Detail Landscape Plans have been included for each common area. These plans incorporate plant materials from our recently revised plant list which promote the use of Xeriscaping. There are a variety of open spaces including: small, landscaped out-lots nestled within the residential blocks; larger stand-alone lots with formal seating and play areas; entry features with fountains as well as a 27 acre tract to be developed with ponds and trails along the southern boundary of this property. This 27 acre tract abuts the privately maintained common areas of The Mansions and Villages of Cottonwood Creek, as well as the City’s Denton Creek Park. All the amenity ITEM # 12 Page 5 of 6 areas will be built by the developer and maintained by the Westhaven Homeowners Association. As required with all developments, a detailed tree survey and mitigation plan was submitted. Approximately 30% of the caliper inches of trees will be preserved, especially within the pond and creek areas. The removal of the remaining 70% for drainage and lot development requires a retribution fee of approximately $1.38 million, which includes preservation credit and credit for all trees planted within common areas and street trees on private lots. The city’s ordinance allows the granting of impact fees as credits towards retribution fees. Based on 297 lots, a credit of $381,645 ($1,285 per lot) may be applied. As part of this development the applicant has offered to construct a portion of the city’s 8-foot trail system to connect this development with the existing trail system, which includes three pedestrian bridges. The estimated cost of these improvements is $436,000 and credits for these improvements would also be appropriate. The applicant is requesting relief from the remainder of the $562,335 due. This additional relief from the mitigation fees will ultimately be the decision of Council, as they are the only body with the authority to waive fees. Engineering Issues As previously discussed, TxDOT’s approval of the location of the streets intersecting SH 121 is critical to this development. There is also a question as to the capacity of the sewer system to support this development. This issue is currently being studied and the results of the study are anticipated in the next couple of weeks. Finally, the submission of flood plain study (CLOMR) is required. The applicant group is aware of and working on these issues. It is recommended that there be substantial progress on these issues prior to any formal action being taken. Advertising Issues This project was advertised on May 4th as a proposed 296 residential lot development. When this project was resubmitted on May 8th for P&Z packet, the lot count increased by one lot to 297. Based on advice from our City Attorney, this case may be reviewed and discussed at the May 17th Planning and Zoning Commission meeting, however, any formal action on this request will need to be delayed until it is re-advertised for June 21st meeting. The applicant is agreeable to a 30-day delay to permit the inclusion of this additional lot, as well as to address other issues as discussed in this staff report. Finally, given the scope and size of this project, this will also provide the Planning and Zoning Commission additional opportunity to review and discuss this request. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending that no formal action be taken on this case until it is re-advertised for the June 21, 2012 Planning and Zoning Commission meeting, however discussion may be held to address issues relating to this case. Outstanding issues include: 1. Further analysis of and revisions to the proposed street intersections with substandard radii. 2. Analysis of the need for an additional street stub-out to the property to the east. ITEM # 12 Page 6 of 6 3. A more detail analysis of the location of permitted and prohibited on-street parking on a street by street basis. 4. Inclusion of traffic calming devises for various streets. 5. TxDOT’s approval of the location of the streets intersecting SH 121. 6. Submission of the sanitary sewer analysis to ensure that the existing system has the capacity available to provide service to this development. 7. Submission of the floodplain study (CLOMR). 8. Consideration of providing 22 foot setbacks for front entry garages. 9. Revision to the column spacing on the wall along SH 121 to 30’ on-center, and defining the maintenance responsibility of the portion of the 4:1 berm which is within residential lots, verses within a common area lot. 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. Design Requirements (8½ x 11 – 18 page document) 2. Overall Site Plan, with Detail Site Plans (5 sheets) 3. Tree Survey and Preservation Plan (4 sheets) 4. Landscape Plan (14 sheets) Design Requirements 8 May 2012 W ESTHAVEn COPPELL, TEXAS 18 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS TOTAL (Estimated) RBN-3 50 RBN-4 47 RBN-5 200 TOTAL 297 PROPOSED SITE PLAN 28 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS SINGLE-FAMILY RESIDENTIAL RBN-3 General Propose and Description. The detached town home will be a low maintenance lock and leave concept, detached zero lot line, lifestyle home. RBN-3 is a residential district that will comprise of buyers desiring a home with small yards and small outdoor living spaces yet still prefer high levels of ambient light within their homes. The purpose of RBN-3 is to provide a development that will promote: 1. A greater diversity of types of housing than found in other Coppell neighborhoods 2. An alternative means of developing land 3. Public health, safety and welfare that fosters a strong sense of neighborhood identity based on a shared, coherent, functionally efficient physical environment 4. The distinctive, small-town character of Coppell. Use regulations. A building or premise shall be used only for the following purposes: 1. Home Occupation 2. Such uses as may be permitted under the provisions of special use permits in Chapter 12, Sections 12-30-5 and 12-30-6 of the Coppell Code of Ordinances. 3. Any use permitted in the TH-2 District as described in Article 16, Chapter 12 in the Code of Ordinances of the City of Coppell. 4. Any use in RBN-4 and RBN-5 RBN-3 38 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Maximum height regulations. The maximum height regulations will be: 35 feet nor more than two and one half stories Area regulations. 1. Minimum size of yards: a. Front yard: 10 foot build to line. Where lots have double frontage, running through from one street to another, the required front yard shall be provided on both streets. Porches may encroach into the front yard up to four (4) feet. b. Side yard: One side 0 feet and the other side 5 feet minimum. Adjacent to a side street a 10 foot sideyard is required. Overhangs up to 24” will be allowed into adjacent lot on 0 side. c. Rear yard: 20 feet 2. Minimum size of lot: a. Lot area: 3,100 square feet b. Lot width: 30 feet c. Lot depth: 105 feet 3. Minimum dwelling size: 1,200 square feet, exclusive of garages, breezeways, and porches 4. Lot coverage: 65 percent of the total area may be covered by the combined area of the main buildings and accessory buildings. Parking regulations. All RBN-3 lots will utilize rear alleys for access. Two enclosed off-street parking spaces will be provided. Two off-street paved parking spaces shall be provided at the rear of the garage. Guest parking over the required off street parking shall be provided at a rate of 0.50 spaces per RBN-3 unit. The guest parking shall be provided within 600 feet of each RBN-3 unit and may be provided via on-street parallel parking. Type of exterior construction. At least 80 percent of the exterior walls of all structures shall be of masonry construction exclusive of porches, doors, windows, and the area above the top plate line. RBN-3 48 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS SINGLE-FAMILY RESIDENTIAL RBN-4 General Propose and Description. The city home will be a low maintenance lock and leave concept, detached zero lot line lifestyle home. RBN-4 is a residential district that will comprise of buyers desiring a larger home with larger yards and larger outdoor living spaces compared to the RBN-3 district. This home type allows for larger ‘master down’ floorplans which will attract empty nesters and ‘move down’ buyers. The purpose of RBN-4 is to provide a development that will promote: 1. A greater diversity of types of housing than found in other Coppell neighborhoods 2. An alternative means of developing land 3. Public health, safety and welfare that fosters a strong sense of neighborhood identity based on a shared, coherent, functionally efficient physical environment 4. The distinctive, small-town character of Coppell. RBN-4 58 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Use regulations. A building or premise shall be used only for the following purposes: 1. Home Occupation 2. Such uses as may be permitted under the provisions of special use permits in Chapter 12, Sections 12- 30-5 and 12-30-6 of the Coppell Code of Ordinances. 3. Any use permitted in the TH-2 District as described in Article 16, Chapter 12 in the Code of Ordinances of the City of Coppell. 4. Any use in RBN-5 Maximum height regulations. The maximum height regulations will be: 35 feet nor more than two and one half stories Area regulations. 1. Minimum size of yards: a. Front yard: 10 foot build to line. Where lots have double frontage, running through from one street to another, the required front yard shall be provided on both streets. Porches may encroach into the front yard up to four (4) feet. b. Side yard: One side 0 feet and the other side 10 feet minimum. Adjacent to a side street a 10 foot side yard is required. Overhangs up to 24” will be allowed into adjacent lot on 0 side. c. Rear yard: 20 feet 2. Minimum size of lot: a. Lot area: 4,200 square feet b. Lot width: 40 feet c. Lot depth: 105 feet 3. Minimum dwelling size: 1,200 square feet, exclusive of garages, breezeways, and porches 4. Lot coverage: 60 percent of the total area may be covered by the combined area of the main buildings and accessory buildings. Parking regulations. All RBN-4 lots will utilize rear alley for access. Two enclosed off-street parking spaces will be provided. Two off-street paved parking spaces shall be provided at the rear of the garage. Guest parking over the required off street parking shall be provided at a rate of 0.50 spaces per RBN-4 unit. The guest parking shall be provided within 600 feet of each RBN-4 unit and may be provided via on-street parallel parking. Type of exterior construction. At least 80 percent of the exterior walls of all structures shall be of masonry construction exclusive of porches, doors, windows, and the area above the top plate line. RBN-4 68 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS SINGLE-FAMILY RESIDENTIAL RBN-5 General Propose and Description. RBN-5 is a residential district that will comprise of buyers desiring homes with a rear yard and outdoor living space. This home type provides high quality homes with spacious rear yards which will be attractive to a wide variety of buyers. The purpose of RBN-5 is to provide a development that will promote: 1. A greater diversity of types of housing than found in other Coppell neighborhoods 2. Public health, safety and welfare that fosters a strong sense of neighborhood identity based on a shared, coherent, functionally efficient physical environment 3. The distinctive, small-town character of Coppell. Use regulations. A building or premise shall be used only for the following purposes: 1. Any use permitted in the SF7 District as described in Article 16, Chapter 12 in the Code of Ordinances of the City of Coppell. 2. Home Occupation 3. Such uses as may be permitted under the provisions of special use permits in Chapter 12, Sections 12-30-5 and 12-30-6 of the Coppell Code of Ordinances. RBN-5 78 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Maximum height regulations. The maximum height regulations will be: 35 feet nor more than two stories Area regulations. 1. Minimum size of yards: a. Front yard: 15 foot build to line. Where lots have double frontage, running through from one street to another, the required front yard shall be provided on both streets. For blocks within the RBN-5 zone with five (5) or more houses fronting the same street, a minimum of 20% and a maximum of 50% of the houses shall utilize a 20’ build to line. Front yards along each block shall Garages must be setback a minimum of 20 feet. Porches may encroach into the front yard up to four (4) feet. b. Side yard: 5 feet. Adjacent to a side street, 10 feet. c. Rear yard: 15 feet 2. Minimum Size of lot: a. Lot area: 5,200 square feet b. Lot width: 50 feet c. Lot depth: 110 feet 3. Minimum dwelling size: 1,200 square feet, exclusive of garages, breezeways, and porches 4. Lot coverage: 60 percent of the total area may be covered by the combined area of the main buildings and accessory buildings. Parking regulations. Two enclosed off-street parking spaces a minimum of 20 feet behind the front property line. Garage doors shall be wood clad or with a similar look, painted or stained to compliment the home’s color. Two off-street parking spaces shall be provided in front of the garage for residents and guests. The parking spaces shall be paved with an exposed aggregate, stamped and stained concrete, decorative stone or concrete paver. Type of exterior construction. At least 80 percent of the exterior walls of all structures shall be of masonry construction exclusive of porches, doors, windows, and the area above the top plate line. RBN-5 88 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Public Framework System The development will implement a hierarchical framework of streets, lighting, parks, green ways, and other public facilities – the design of which will be critical in establishing a dynamic, pedestrian oriented environment. The following describes this framework and the design approaches that will be essential in realizing the project’s vision. Streets The street network of the project is a hierarchy of public spaces that create a strong sense of place and contribute to the social vibrancy of the neighborhood. Streets, intersections, and their related streetscapes should be designed not only to move vehicular and pedestrian traffic but also to extend and enrich pedestrian ways / open spaces, promoting free pedestrian activity and social interaction throughout day and evening hours. The purpose of this section is to provide guidelines for the master planned classes of streets and the related streetscapes. The following text and illustrations will provide guidelines and requirements of each street type. On-street parking: • On-street parking shall be designed to allow safe and efficient movement into and out of travel lanes • Required on-street guest parking should generally be limited to parallel parking. • Parallel parking spaces shall be a minimum twenty (20) feet in length and eight (8) feet in width from face of curb • Parking stalls shall be spatially separated from through-lanes to provide visibility for motorists driving, parking, or disembarking parked vehicles. • There shall be a maximum of six (6) parallel spaces between bump-outs. Bump-outs shall also be provided at all street intersections where on-street parking is permitted. Village Street With On-street Parking Village Streets with on street parking will serve the RBN-3 and RBN-4 lots (as shown on the concept plan) and will be seen as the ‘front door’ where pedestrians and vehicles alike find ready access to guest parking. To aid in traffic calming, these village streets will be designed to encourage slow moving traffic and increase pedestrian connections to opens spaces, trails and community facilities. The following is a list of elements required for inclusion into the design of the village streets, with on-street parking (see Figure 1 for illustration): • Right-of-way measuring 58 feet • A two way drive lane measuring 27 feet face to face • Bridge street will allow parking on the west and south sides adjacent to the curb. On the north and east side, parking will only be allowed where parallel parking spaces are provided. • Parallel parking on one side of the street, each space measuring 8 feet wide by 20 feet in length • Planting areas measuring 5-13 feet wide adjacent to back of curb • Clear pedestrian path 5 feet wide, with 10 foot enhanced paving connections for lots fronting on parallel parking and will be located near the center of each lot. • Street trees planted on both sides of street at one street tree per lot and spaced approximately 98 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS equal. Tree size shall be a minimum of 3” (DBH) caliper and shall be planted for each home prior to issuance of the certificate of occupancy. • A minimum of three 3” caliper (DBH) street trees shall be placed in the sideyard of lots adjacent to a side street. • Pedestrian scale lighting will be required • Standard roadway paving materials, per the City of Coppell Village Street Without On-street Parking In contrast to village streets with on-street parking, these streets will be the primary streets of the development. They are designed to afford access to single family homes in a safe pleasant environment. The following is a list of elements required for inclusion into the design of the village streets, without on-street parking (see Figure 2 for illustration): • Right-of-way measuring 50 feet • A two way drive lane measuring 28 feet back to back • Planting areas measuring 5 feet wide at back of curb • Clear pedestrian path 5 feet wide • Street trees planted on both sides of street at a minimum of one street tree per lot and be a minimum 3” (DBH) caliper and planted prior to issuance of the certificate of occupancy for each home. • A minimum of three 3” caliper (DBH) street trees shall be placed in the sideyard of lots adjacent to a side street. • Pedestrian scale street lights • Standard roadway paving materials, per the City of Coppell Lighting Lighting in the community shall: • Illuminate roadways, gathering areas and architecture while enhancing their safety components • Serve as repetitive elements that reinforce the project image • Blend into the environment by day and perform effectively at night to promote a comfortable condition • Be directed and controlled so not to disturb residences and to respect the ‘dark sky’ principles of lighting design. Roadway Lighting: Along public roadways, illumination will be required at intervals designed to promote safety and community identity. Fixtures and poles shall be placed at intersections and pedestrian crossings. Trees, Parks and Open Space: The development will ensure the residents and guests are afforded quick and easy access to a variety of high- quality open spaces. This spectrum of open spaces have been master planned and ranges from quaint, formal neighborhood pocket parks to large natural areas that preserve the natural environment and link to the City of Coppell larger open space network. 108 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Westhaven Creek Park: Westhaven Creek bisects the property from north to south. With wonderful rock outcroppings and tree canopy, the creek will largely be left in its natural state and will bisect the main central formal park area of the project(Bridge Street Park). Denton Creek Lake Park: Envisioned as the major open space elements of the development these two lake parks will provide the residents with connections to the natural environment. The grounds surrounding the lakes will be landscaped with existing and native plant material enhancing the natural feel of the park. A network of paths will be provided that connect to the neighborhoods of the development and the city’s larger trail networks. Recreational amenities in the lake parks will include reserved land for the City’s 8 foot hike and bike trail, large open spaces, 5’neighborhood trail connections to the regional trail system, benches and spray fountains. Formal Neighborhood Open Spaces and Pocket Parks: These open areas will be sited in a manner that ensures all residents are within 800 feet of a park and be configured to create a focus for neighborhood sub areas. These parks will be designed to serve the recreational and social interests of Westhaven residents and reflect the character of the homes. Benches, fountains, play areas, enhanced landscaping, arbors and other structural elements will be used to make these areas enticing and interesting to Westhaven residents. Trees Mitigation: Tree preservation is very important on this property. There are 2,786 existing protected trees on the Westhaven property totaling approximately 33,705 inches (including some that are of declining health). In order to meet the city’s floodplain ordinance requirements, much of this property will be raised similar to what was done during development of other neighborhoods along Denton Creek (Magnolia Park, Village at Cottonwood Creek and Copperstone). Unfortunately, this requires removal of some of the existing trees. In lieu of paying the tree mitigation fees and the park development fees for Westhaven, we propose to: • Create two (2) lakes, one approximately 5 acres and the other approximately 2 acres, each with spray fountains • Dedicate a 27 acre open space (Denton Creek Lake Park) for public use • Preserve approximately 30 percent of the tree inches on site including mature trees along Denton Creek and along Westhaven Creek • Provide over six (6) acres of formal, manicured park area containing a variety of elements such as playgrounds, arbors, fountains, benches, walks and a lake overlook • Provide an additional three (3) acres of valuable open space (including Westhaven Creek Park) • Build over two and a half (2 1/2) miles of internal, five (5) foot wide trail • Construct approximately on half of a mile of city master planned eight (8) foot wide hike and bike trail including bridges over Denton Creek (a 100 foot span), Westhaven Creek and another tributary • Place over 750 three inch diameter trees in the onsite common areas and the street tree in front of each home 118 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Architecture Building Orientation: The homes and buildings will be oriented to promote human-scale development, slow traffic and encourage walking in the development. All buildings in the development will have their primary entrance oriented to a street. Building Style and Design Details: Building design throughout the development should promote visual interest and diversity through the use of architectural articulation and massing changes where appropriate. The following guidelines apply: • A minimum of 50 percent of the street facing elevations and a minimum of 10 percent of the street and common area facing side building elevations shall be doors, porches, balconies and/or windows. The side elevation requirement does not apply to the ‘zero’ side of RBN-3 and RBN-4 homes. • All buildings will incorporate design features such as: o Building offsets o Balconies o Projections o Windows o Reveals o Or similar elements • Large expanses of uninterrupted building surfaces will not be allowed except on the ‘zero’ side of RBN- 3 and RBN-4 homes. • Along all street facing elevations of a structure, architectural features shall occur every 20 to 30 feet and shall contain appropriately scaled accent/detail features to create visual interest and add diversity to building facades. Wood accents shall be stained or painted a color complementary to the primary building façade. Metal or wrought iron accents shall also be painted a color complementary to the building façade, unless a decorative finish is intended (e.g. patina). A galvanized finish is not allowable on any architectural accent. A minimum of 3 of the following architectural features on all elevations, as appropriate for the proposed building type and style will be required. o Balconies o Cornices o Dormers o Eaves o Window trim o Bay windows o Gables o Pillars/Post o Recessed Entries o Covered Front Porches that have a minimum depth of 7 feet o Chimneys o Stoops o Shutters o Planters/Urns 128 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS o Pilasters o Window boxes o Extension that projects a minimum of 2 feet and runs horizontally for a minimum length of 4 feet o Offsets or breaks in roof elevations of 2 feet or greater in height o Decorative patterns on exterior finish o Decorative cornices and roof lines o Alternative features providing visual relief, similar to options in this section • Ground level front porches or patios, a minimum of 7 feet, are encouraged for all single family homes. Porches may encroach 4 feet into the required front yard. Lighting: Exterior illumination, designed to highlight and accent architectural features of homes, will be required on all facades facing public or private streets. This may include pedestrian scale lamps, bollards, landscape lighting, and/or step lighting that is complementary in design to the family of light elements described by these guidelines. Lighting shall be of low intensity and shielded so that light will not spill out onto surrounding properties or project above the horizontal plane. Required accent lighting is as follows: front loaded garage doors must have one exterior recessed light centered above each door or incorporate wall mounted bracket lights on each side of the door. Front porches and entrances must have a minimum of one down light on the porch and one bracket light beside the front entrance. Lighting shall be designed to appropriately accent architecture / landscape elements and shall not include ostentatious shows of light such as wall washes or multi-colored displays. Exterior Finish Colors: Building colors will be selected to support a common architectural theme and to promote a strong community image. In general, building material colors shall be in the earth tones including beiges, taupes, and grays with accents being muted tones of green, blue or red. Black is permitted for use as an accent color, but is not to be used as a primary building color. A salt and pepper appearance will not be allowed. Cast stone in buff, white or cream color with or without pitting is allowed. Cast stone color must complement the mortar color. Roof: • The following are permitted for use as primary roof materials: factory finished painted metal, synthetic slate, cement tile, glass fiber shingles and composition shingles. • Roof color shall be selected to complement the building exterior finish and shall be a hue tone or approved blend of the following: primary roof structure to be earth tones or slate grays with accent roofing material being slate grays or natural metal, excluding galvanized finishes. • In general, all roofs should exhibit some combination of the following: appropriately scaled roof articulation, including chimneys and dormers. If chimneys are used on the exterior of the home, all exposed portions of the fire breast, flu and chimney shall be clad in brick, stone or a combination of the two, matching the materials used on the residence. All chimney cap designs must be submitted for approval. Large aluminum chimney caps will not be allowed. • Miscellaneous o Vent stacks and other roof penetrations shall be placed, if possible, on roof planes other than those visible from streets or common areas and must be painted to match roof color. o Solar collectors, if used, must be integrated into the building design and constructed of 138 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS materials that minimize their visual impact. Fencing Fences in Westhaven are intended to perform as functional, unifying architectural elements rather than mismatched barriers that interfere with the promotion of a sense of community. Fence type shall adhere to material, height and location standards as follows. Metal View Fence A 5’ average height metal or wrought iron fence will be installed when lots back to the Denton Creek open space and Westhaven Creek Park. Wood Fence A 6’ minimum height stained wood fence with metal posts will be built along all property lines except lot lines where a metal view fence is installed. When a lot sides or backs to a street, with or without common area between the side lot line and the street right-of-way, a 6’ board on board cedar wood fence with metal posts and a uniform, decorative cap, as detailed in the Conceptual Landscape Plan, shall be built along said side lot line. Lots backing or siding to SH121 and the open spaces adjacent to SH121 are excluded from the requirement. 148 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Primary Building Stone • Greenwhich Gray Lime- stone Building Roof Shingles • Synthetic Slate, Slate Gray Cast Stone Accents • Dove Gray Color/Materials Board Main Entry 3 2 2 3 1 1 158 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Primary Building Stone • Greenwhich Gray Lime- stone Cast Stone Accents • Dove Gray Brick Thin Wall • Cape Cod Color/Materials Board Project Walls 2 3 3 2 1 1 168 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Streets 55’ ROW Section Plan 2%2% Figure 1 Figure 1 178 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Street 50’ ROW 2%2% Section Plan Figure 2 Figure 2 188 May 2012 PROJECT 211142.00 W ESTHAVEn COPPELL, TEXAS Street Alley Section Plan PHASE IPHASE II20' UTILITY EASEMENTVOL. 79074, PG. 170D.R.D.C.T.CALLED 5.086 ACRESSTATE OF TEXASVOLUME 95142, PAGE 2590D.R.D.C.T.PARTS ONE AND TWOSTATE OF TEXASVOLUME 95178, PAGE 2292D.R.D.C.T.FIRST TRACTCALLED 40 ACRESFRWM, INC.VOLUME 97122, PAGE 5266D.R.D.C.T.FLOODWAY EASEMENTCOMMON AREAVILLAGE AT COTTONWOOD CREEKSECTION VIVOLUME 95036, PAGE 1867D.R.D.C.T.(OWNER: VILLAGE AT COTTONWOODCREEK SECTION VI HOA)STATE HIGHWAY 121 BYPASS(VARIABLE WIDTH R.O.W.)PORTION OF 15.0 ACRETRACT, VOL. 817, PG. 335SITUATED IN VILLAGE ATCOTTONWOOD CREEKSECTION VIPORTION OF 15.0 ACRE TRACT, VOL. 817, PG. 335 NOT INCLUDED IN VOL. 501, PG. 57PORTION OF 15.0 ACRETRACT, INST. NO.201000213054 SITUATED INVILLAGE AT COTTONWOODCREEK SECTION VISTATE HIGHWAY 121(VARIABLE WIDTH R.O.W.)PHASE IITHE MANSIONS BY THE LAKEVOLUME 99215, PAGE 484D.R.D.C.T.TO JOHN EGELSTON, ET ALVOLUME 2005031, PAGE 8619O.P.R.D.C.T.CALLED 10.393 ACRESSTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.CALLED 0.8610 ACRESTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.CALLED 2.743 ACRESSTATE OF TEXASINST. NO. 97-R0089415O.R.D.C.T.VOL. 98030, PG. 4098D.R.D.C.T.REMAINDER OF ACALLED 1.47 ACRESGIA G. RISH McLEANVOL. 96067, PG. 5566D.R.D.C.T.LOT 7, BLOCK 1ASBURY ESTATESVOLUME 99234, PAGE 47D.R.D.C.T.(OWNER: CITY OF COPPELL)BUFFALO BAYOU, BRAZOSAND COLORADO RAILROADCOMPANY SURVEY,ABSTRACT NO. 1772BUFFALO BAYOU, BRAZOS AND COLORADO RAILROADCOMPANY SURVEY, ABSTRACT NO. 1772THOMAS L. HOLLAND SURVEY, ABSTRACT NO. 624PETER HARMONSON SURVEY,ABSTRACT NO. 1794 (DALLAS COUNTY)ABSTRACT NO. 604 (DENTON COUNTY)BUFFALO BAYOU, BRAZOS AND COLORADO RAILROAD COMPANY SURVEY, ABSTRACT NO. 1772 CLARINDA SQUIRES SURVEY, ABSTRACT NO. 1327 (DALLAS COUNTY) ABSTRACT NO. 1682 (DENTON COUNTY) PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY) ABSTRACT NO. 604 (DENTON COUNTY) PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLASCOUNTY) ABSTRACT NO. 604 (DENTON COUNTY)PETER HARMONSON SURVEY, ABSTRACT NO. 1795 (DALLASCOUNTY) ABSTRACT NO. 530 (DENTON COUNTY)EXISTINGPONDEXISTINGPONDOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHPOHPOHPOHPOHP OHPOHPOHP DENTON COUNTYDALLAS COUNTYDENTON COUNTYDALLAS COUNTY60' WIDE EASEMENT TO BRAZOSELECTRIC POWER COOPERATIVE, INC.VOL. 91077, Pg. 2012, D.R.D.C.T.VOL. 2973, PG. 0224, O.R.D.C.T.DRAINAGE EASEMENTVOL. 95142, PG. 2598,D.R.D.C.T. & CC. NO.95-R0045330 O.R.D.C.T.30' ROAD EASEMENTVOL. 817, PG. 335, VOL.817, PG. 338, INST. NO.201100177765 & INST. NO.201100177766(TO BE ABANDONEDWITH THE FINAL PLAT)DRAINAGE EASEMENTVOL. 98030, PG. 4098,D.R.D.C.T. & CC. NO.97-R0089415 O.R.D.C.T.SERVICE ROAD(VARIABLE WIDTH R.O.W.)SERVICE ROAD(VARIABLE WIDTH R.O.W.)PLOTTED BY PITTS, JEREMY 5/7/2012 11:54 AMDWG NAME K:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C- OVERALL SITE PLAN.DWG [Overall Layout]LAST SAVED 5/6/2012 12:46 PM DEVELOPER:Kimley-Horn and Associates5750 Genesis Ct. Suite 200Frisco, TX 75034Tel: (972) 335-3580Contact: Mark Harris, P.E.ENGINEER/PLANNER:DESIGNEDJDPDRAWNJDPCHECKEDMEHSCALEAS SHOWNDATEAPRIL 2012KHA PROJECT NO.64447701OWNERS:Contrast Development300 E. John Carpenter Frwy, Suite 940Irving, TX 75062Tel: (972) 793-7685Contact: Terry Mitchell, P.E.Howsley, et al c/o WilliamHowsleyHawkeye Realty Schreiber,L.P. et al c/o Robert B.Payne, Jr.VICINITY MAPNOT TO SCALESITES-100120'240'NON-TYPICAL GRAPHIC SCALE 120'BEING a tract of land situated in the Peter Harmonson Survey, Abstract No. 1749 (Dallas County), Abstract No. 604 (Denton County) and the Buffalo Bayou, Brazosand Colorado Railroad Company Survey, Abstract No. 1772, City of Coppell, Dallas County and Denton County, Texas, and being a portion of a called 6.0 acre tract ofland, a portion of a called 8.0 acre tract of land and all of a called 15.0 acre tract of land, conveyed to conveyed to WCH Family Partnership, Ltd., as evidenced in aSpecial Warranty Deed, recorded in Instrument No. 201000213054 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), a portion of a called 8.0 acretract of land, conveyed to Mary Sue Flournoy as evidenced in a Warranty Deed, recorded in Volume 1053, Page 417of the Official Records of Denton County, Texas(O.R.D.C.T.), being all of a called 15.0 acre tract, conveyed to Mary Sue Flournoy as evidenced in a Warranty Deed, recorded in Volume 817, Page 335 of the OfficialRecords of Denton County, Texas (O.R.D.C.T.), and a portion of a called Tract 1, conveyed to Hawkeye Realty Schreiber, L.P., as evidenced in a Special WarrantyDeed, recorded in Instrument No. 20080211944 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), and being more particularly described by metesand bounds as follows:BEGINNING at a 5/8-inch “J. E. Smith” capped iron rod found for the southeast corner of those tracts of land, conveyed to the State of Texas as evidenced in a Deedrecorded in Volume 95178, Page 2292 of the Deed Records of Dallas County, Texas (D.R.D.C.T.), same being the intersection of the south right of way line of StateHighway No. 121 Bypass (a variable width right of way) with the east line of said 8.0 acre, Mary Sue Flournoy, tract;THENCE South 00°05'20” East, departing the south right of way line of said State Highway No. 121 Bypass and along the east line of said 8.0 acre tract, passing at adistance of 461.24 feet, the southeast corner of said 8.0 acre tract and the northeast corner of said 15.0 acre, Mary Sue Flournoy , tract, a distance of 1,777.55 feet to a5/8-inch “KHA” capped iron rod set for the southeast corner of a called Second Tract, conveyed to T. J. Turner and Colon R. Kelly as evidenced in a Warranty Deedrecorded in Volume 501, Page 57, O.R.D.C.T., from said corner, the southeast corner of said 15.0 acre, Mary Sue Flournoy , tract, bears South 00°05'20" East, 238.91feet;THENCE South 89°45'36" West, departing the east line of said 15.0 acre, Mary Sue Flournoy, tract, along the south line of said Second Tract and along the extensionof the north line and the north line of Village at Cottonwood Creek Section VI, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded inVolume 95036, Page 1867 of the Deed Records of Dallas County, Texas, passing at a distance of 438.77 feet to a corner on the west line of said 15.0 acre, Mary SueFlournoy, tract, same being on the east line of a called 15.0 acre tract of land, conveyed to WCH Family Partnership, Ltd., as evidenced in a Special Warranty Deed,recorded in Instrument No. 201000213054 of the Official Public Records of Dallas County, Texas (O.P.R.D.C.T.), continuing along the south line of said Second Tract,a total distance of 546.05 feet to a corner in the center of Denton Creek;THENCE North 52°54'49” West, along the south line of said Second Tract, the south line of said 15.0 acre, WCH Family Partnership, Ltd., tract and along the center ofsaid Denton Creek, a distance of 253.70 feet to a corner;THENCE North 34°19'49” West, continuing along the south line of said 15.0 acre, WCH Family Partnership, Ltd., tract and continuing along the center of Denton Creek,a distance of 466.38 feet to the southwest corner of said 15.0 acre, WCH Family Partnership, Ltd., tract;THENCE North 00°42'54” West, along the west line of said 15.0 acre, WCH Family Partnership, Ltd., tract, a distance of 5.37 feet to the southeast corner of aforesaidTract 1 as conveyed to Hawkeye Realty Schreiber, L.P., same being in the center of said Denton Creek;THENCE North 47°06'44" West, along the center of Denton Creek and the north line of said 49.899 acre tract, a distance of 92.77 feet to a corner on the common lineof said 49.899 acre tract and Lot 7, Block 1 of Asbury Estates, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded in Volume 99234, Page47, D.R.D.C.T.;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Lot 7, Block 1 of AsburyEstates, the following:North 62°45'44" West, a distance of 113.00 feet to a corner;North 81°01'44" West, a distance of 122.50 feet to a corner;South 63°23'16" West, a distance of 162.00 feet to a corner;South 30°58'16" West, a distance of 193.00 feet to a corner;South 34°28'16" West, a distance of 106.00 feet to the northwest corner of said Lot 7, Block 1, same being the northeast corner of Phase II of The Mansions bythe Lake, an Addition to the City of Coppell, Texas, according to the Plat thereof recorded in Volume 99215, Page 484, D.R.D.C.T.;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Phase II of The Mansionsby the Lake, the following:South 69°32'16" West, a distance of 100.00 feet to a corner;South 89°11'16" West, a distance of 100.00 feet to a corner;North 68°25'44" West, a distance of 108.00 feet to a corner;THENCE North 59°40'46" West, departing the common line of said 49.899 acre tract and said Phase II of The Mansions by the Lake, and continuing along the centerof said Denton Creek, a distance of 222.96 feet to a corner on the common line of said 49.899 acre tract and said Phase II of The Mansions by the Lake;THENCE in a westerly direction, continuing along the center of Denton Creek and along the common line of said 49.899 acre tract and said Phase II of The Mansionsby the Lake, the following:North 69°25'44" West, a distance of 214.00 feet to a corner;North 85°05'44" West, a distance of 301.00 feet to a corner;North 59°06'39" West, a distance of 190.81 feet to the northwest corner of said 49.899 acre tract and said Phase II of The Mansions by the Lake, same being thenortheast corner of a tract of land, conveyed to John Egleston, et al, as evidenced in a Correction Special Warranty Deed, recorded in Volume 2005031, Page8619, D.R.D.C.T.;THENCE North 58°54'53" West, continuing along the center of Denton Creek and along the north line of said John Egleston, et al, tract, a distance of 321.50 feet to acorner on the southeast line of a called 0.8610 acre tract, conveyed to the State of Texas as evidenced in aforesaid Agreed Judgment, recorded in Instrument No.97-R0089415, same being on the southeast right of way line of State Highway No. 121 (a variable width right of way);THENCE North 48°11'27" East, along the southeast line of said 0.8610 acre tract and the southeast right of way line of said State Highway No. 121, a distance of197.30 feet to a 5/8-inch "KHA" capped iron rod set for a corner;THENCE North 44°23'06" East, continuing along the southeast line of said 0.8610 acre tract and the southeast right of way line of said State Highway No. 121, adistance of 129.60 feet to a 5/8-inch "KHA" capped iron rod set for the northeast corner of said 0.8610 acre tract, same being on the southerly, north line of aforesaidTract 1, as conveyed to Hawkeye Realty Schreiber, L.P, same also being on the south line of the remaining portion of a called 1.47 acre tract of land, conveyed to GiaG. Rish McLean, as evidenced in an Affidavit of Heir ship of Denton Glenroy Rish, recorded in Volume 96067, Page 5566, D.R.D.C.T.;THENCE South 89°00'01" East, departing the southeast right of way line of said State Highway No. 121, along the south line of said 1.47 acre tract, along said northline of Tract 1, and along a barbed wire fence, a distance of 113.82 feet to a 1/2-inch iron rod found for the southeast corner of said 1.47 acre tract, same being aninner ell corner of said Tract 1;THENCE North 00°34'18" West, along the east line of said 1.47 acre tract and along a west line of said Tract 1, a distance of 117.07 feet to an aluminum right of waymonument found for the southwest corner of a called 2.743 acre tract of land, conveyed to the State of Texas as evidenced in aforesaid Agreed Judgment, recorded inInstrument No. 97-R0089415, same being the southeast right of way line of aforesaid State Highway No. 121;THENCE in a northeasterly direction, departing the west line of said Tract 1, along the southeast line of said 2.743 acre tract, the southeast line of aforesaid 10.393acre tract, continuing along the southeast right of way line of said State Highway No. 121 and the south right of way line of aforesaid State Highway No. 121 Bypass,the following:North 44°23'08" East, a distance of 520.24 feet to an aluminum right of way monument found for a corner;North 55°02'58" East, a distance of 88.21 feet to an aluminum right of way monument found for a corner;North 51°38'24" East, a distance of 266.32 feet to an aluminum right of way monument found for a corner;North 55°43'59" East, a distance of 180.42 feet to an aluminum right of way monument found for a corner;North 63°13'12" East, a distance of 273.24 feet to a corner, from said corner, a found aluminum right of way monument bears North 80°16' East, 4.95 feet;North 73°02'34" East, a distance of 183.04 feet to a 5/8-inch "KHA" capped iron rod set for a corner;North 84°18'00" East, a distance of 365.42 feet to a 1/2-inch iron rod found for a corner;South 80°35'07" East, a distance of 74.49 feet to a 5/8-inch “J. E. Smith” capped iron rod found for the southwest corner of a called 5.086 acre tract of land,conveyed to the State of Texas, as evidenced in a Deed, recorded in Volume 95142, Page 2590 of the Deed Records of Dallas County, Texas and the easterly,southeast corner of a called 10.393 acre tract of land, conveyed to the State of Texas, as evidenced in the Agreed Judgment, recorded in Instrument No.97-R0089415 of the Official Records of Denton County, Texas (O.R.D.C.T.)South 80°38'53” East, a distance of 288.78 feet to a 5/8-inch “KHA” capped iron rod set for a corner;South 76°50'10” East, a distance of 447.90 feet to a 5/8-inch “KHA” capped iron rod set for a corner;South 64°08'46” East, a distance of 182.89 feet to an aluminum right of way monument found for a corner;South 69°26'24” East, passing at a distance of 123.44 feet, a found aluminum right of way monument, continuing for a total distance of 151.72 feet to thePOINTOF BEGINNING and containing 93.781 acres (4,085,080 square feet) of land, more or less.LEGAL DESCRIPTIONTOTAL SITE AREA:93.78 ACRESCURRENT 100YR FLOODPLAIN:47.7 ACRESPROPOSED 100YR FLOODPLAIN:26.5 ACRESTOTAL GROSS COMMON AREA:40.36 ACRESTOTAL NET COMMON AREA:37.11 ACRESTOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET)EXISTING ZONING - HIGHWAY COMMERCIALPROPOSED USE - PDPROPOSED NUMBER OF LOTS:RBN-3: 50RBN-4: 47RBN-5: 200FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEEWESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN.SITE DATA TABLE1. THE CENTERLINE INTERSECTION FOR WINGATE ROAD/JOHNS AVENUE, TERRACESTREET/BANBURY ROAD AND CANTERBURY COURT MAY BE LESS THAN 90DEGREES.2. ON-STREET PARKING PAVING AND RIGHT-OF-WAY SECTION SHALL BE 28' B-BTRAVEL SECTION AND 8' PARALLEL PARKING SPACES WITHIN 58' RIGHT-OF-WAY.3. DIVIDED ENTRY ROAD WITH 25' B-B PAVED SECTION INBOUND AND 15' B-B PAVEDSECTION OUTBOUND IS ALLOWED.4. STREET CENTERLINE RADIUS MAY BE LESS THAN 200 FEET AT THE INTERSECTIONOF EVERGREEN DRIVE AND WINGATE ROAD.5. STREET CENTERLINE OFFSETS LESS THAN 125 FEET ARE ALLOWED AT THEINTERSECTION OF BANBURY ROAD AND SPRINGLAKE WAY WITH TERRACE STREETAND THE INTERSECTION OF HUNTINGDON STREET AND JOHNS AVENUE WITHEVERGREEN DRIVE.6. STREET INTERSECTION CURB RETURN RADIUS SHALL BE 20 FEET.7. SIDEWALKS ARE NOT REQUIRED WITHIN THE STREET RIGHT-OF-WAY IN LOT 8X,BLOCK D; LOT 11X, BLOCK G, LOT 1X, BLOCK K AND LOT 2X, BLOCK H OR ALONGS.H. 121 FRONTAGE ROAD.8. ALL SIDEWALKS WITHIN STREET RIGHT-OF-WAY SHALL BE 5 FEET WIDE.9. CONSTRUCTION OF SANITARY SEWER LINES USING A 250 FOOT RADIUS WILL BECONSIDERED ON A CASE BY CASE BASIS DURING FINAL DESIGN.10. EXISTING OVERHEAD POWER LINE LOCATED ALONG THE PERIMETER OF THEPROJECT WILL REMAIN IN PLACE. NO NEW OVERHEAD POWER LINES WILL BEALLOWED AS PART OF THIS DEVELOPMENT.11. RBN-5 LOTS WILL BE FRONT ENTRY.REQUESTED VARIANCES TO CHAPTER 13 SUBDIVISIONORDINANCE OF THE CODE OF ORDINANCESZONING CASE #PD-255-SFSheet 1 of 5STREET NAME CHANGELEGENDPHASE LINE1. ALL OPEN SPACE LOTS (LOTS _X) WITHIN THE DEVELOPMENT ARE TO BEOWNED AND MAINTAINED BY THE WESTHAVEN HOA.2. ON STREET PARALLEL PARKING SHALL BE MAINTAINED BY THEWESTHAVEN HOA.3. LANDSCAPE AND HARDSCAPE ELEMENTS SHOWN ON THE LANDSCAPEPLAN WILL BE INSTALLED PRIOR TO THE FIRST CERTIFICATE OFOCCUPANCY BEING ISSUED FOR A NON-MODEL HOME WITHIN THATPHASE OF DEVELOPMENT.4. CANTERBURY COURT TO BE ONE-WAY AT NORTHERN LOOP.5. FOR BLOCKS WITHIN THE RBN-5 ZONE WITH FIVE (5) OR MORE HOUSESFRONTING THE SAME STREET, A MINIMUM OF 20% AND A MAXIMUM OF50% OF THE HOUSES SHALL UTILIZE A 20 FOOT BUILD-TO LINE.6. BRIDGE STREET WILL ALLOW PARKING ON THE WEST AND SOUTH SIDESADJACENT TO THE CURB. ON THE NORTH AND EAST SIDES, PARKINGWILL ONLY BE ALLOWED WHERE PARALLEL PARKING SPACES AREPROVIDED.7. A 5 FOOT AVERAGE HEIGHT METAL OR WROUGHT IRON FENCE WILL BEINSTALLED WHEN LOTS BACK TO THE DENTON CREEK OPEN SPACE ANDWESTHAVEN CREEK PARK.GENERAL NOTES STAT E HI G H W A Y 121(VARI A BL E WI DT H R. O. W.) CALLED 10.393 ACRES STATE OF TEXAS INST. NO. 97-R0089415 O.R.D.C.T. VOL. 98030, PG. 4098 D.R.D.C.T. CALLED 2.743 ACRES STATE OF TEXAS INST. NO. 97-R0089415 O.R.D.C.T. VOL. 98030, PG. 4098 D.R.D.C.T.PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY)ABSTRACT NO. 604 (DENTON COUNTY)PETER HARMONSON SURVEY, ABSTRACT NO. 1795 (DALLAS COUNTY)ABSTRACT NO. 530 (DENTON COUNTY)DRAINAGE EASEMENT VOL. 98030, PG. 4098 D.R.D.C.T. & CC. NO. 97-R0089415 O.R.D.C.T. DENTON COUNTY DALLAS COUNTY SER VI C E R O A D (VARI A B L E WI D T H R. O. W.) OHP OHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP PLOTTED BYPITTS, JEREMY 5/7/2012 12:00 PMDWG NAMEK:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-SITE PLAN.DWG [Site Plan]LAST SAVED5/6/2012 1:02 PMDEVELOPER: Kimley-Horn and Associates 5750 Genesis Ct. Suite 200 Frisco, TX 75034 Tel: (972) 335-3580 Contact: Mark Harris, P.E. ENGINEER/PLANNER: DESIGNED JDP DRAWN JDP CHECKED MEH SCALE AS SHOWN DATE APRIL 2012 KHA PROJECT NO. 64447701 OWNERS: Contrast Development 300 E. John Carpenter Frwy, Suite 940 Irving, TX 75062 Tel: (972) 793-7685 Contact: Terry Mitchell, P.E. Howsley, et al c/o William Howsley Hawkeye Realty Schreiber, L.P. et al c/o Robert B. Payne, Jr. VICINITY MAP NOT TO SCALE 00 60'120' GRAPHIC SCALE 60' SITE MATCHLINE SEE SHEET S-4 MATCHLINE SEE SHEET S-3VISIBILITY TRIANGLE DETAIL NTS 1. ALL STREET CENTERLINE RADII TO BE A MINIMUM OF 200 FEET UNLESS OTHERWISE NOTED ON REQUESTED VARIANCES. 2. ALLEY TO STREET INTERSECTION CURB RETURN RADII ARE TO BE 15 FEET. 3. STREET TO STREET INTERSECTION CURB RETURN RADII ARE TO BE 20 FEET. 4. ALLEY INSIDE RIGHT-OF-WAY RADII ARE TO BE A MINIMUM OF 40 FEET. 5. LOTS LESS THAN 50 FEET WIDE SHALL HAVE A 5 FOOT PRIVATE DRAINAGE MAINTENANCE AND ACCESS EASEMENT ON THE "NON-ZERO" SIDE OF THE LOT. 6. SEE LANDSCAPE PLANS FOR SCREENING WALL LOCATIONS. 7. REFER TO CITY DETAILS FOR STANDARD PAVEMENT SECTIONS. GENERAL NOTES PROPERTY LINE WALL MAINTENANCE EASEMENT FENCE MAINTENANCE EASEMENT DENOTES "ZERO" SIDE OF LOT EXISTING OVERHEAD POWER LINE EXISTING WATER LINE EXISTING SANITARY SEWER LINE EXISTING STORM DRAIN LINE EXISTING POWER POLE EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING SANITARY SEWER MANHOLE EXISTING CONTOUR LEGEND S-2 ZONING CASE #PD-255-SF Sheet 2 of 5 TOTAL SITE AREA:93.78 ACRES CURRENT 100YR FLOODPLAIN:47.7 ACRES PROPOSED 100YR FLOODPLAIN:26.5 ACRES TOTAL GROSS COMMON AREA:40.36 ACRES TOTAL NET COMMON AREA:37.11 ACRES TOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET) EXISTING ZONING - HIGHWAY COMMERCIAL PROPOSED USE - PD PROPOSED NUMBER OF LOTS: RBN-3: 50 RBN-4: 47 RBN-5: 200 FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEE WESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN. SITE DATA TABLE RESIDENTIAL ALLEY SECTION NTSNTS TYPICAL 50' ROW SECTIONTYPICAL 58' ROW SECTION NTS CALLED 5.086 ACRES STATE OF TEXAS VOLUME 95142, PAGE 2590 D.R.D.C.T. PARTS ONE AND TWO STATE OF TEXAS VOLUME 95178, PAGE 2292 D.R.D.C.T. STAT E H I G H W A Y 1 2 1 B Y P A S S (VARI A B L E W I D T H R . O . W . )PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY)ABSTRACT NO. 604 (DENTON COUNTY)DRAINAGE EASEMENT VOL. 95142, PG. 2598, D.R.D.C.T. & CC. NO. 95-R0045330 O.R.D.C.T. 30' ROAD EASEMENT VOL. 817, PG. 335, VOL. 817, PG. 338, INST. NO. 201100177765 & INST. NO. 201100177766 (TO BE ABANDONED WITH FINAL PLAT) DENTON COUNTY DALLAS COUNTY SER V I C E R O A D (VARI A B L E W I D T H R . O . W . ) FIRST TRACT CALLED 40 ACRES FRWM, INC. VOLUME 97122, PAGE 5266 D.R.D.C.T. ZONED - RETAIL EXISTING LAND USE - VACANT PROPOSED LAND USE - URBAN RESIDENTIAL & FLOODPLAIN OHP OHP OHP OHP OHP OHP OH P OH P OH P 089415 OHP PLOTTED BYPITTS, JEREMY 5/7/2012 12:01 PMDWG NAMEK:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-SITE PLAN.DWG [Site Plan (2)]LAST SAVED5/6/2012 1:02 PMDEVELOPER: Kimley-Horn and Associates 5750 Genesis Ct. Suite 200 Frisco, TX 75034 Tel: (972) 335-3580 Contact: Mark Harris, P.E. ENGINEER/PLANNER: DESIGNED JDP DRAWN JDP CHECKED MEH SCALE AS SHOWN DATE APRIL 2012 KHA PROJECT NO. 64447701 OWNERS: Contrast Development 300 E. John Carpenter Frwy, Suite 940 Irving, TX 75062 Tel: (972) 793-7685 Contact: Terry Mitchell, P.E. Howsley, et al c/o William Howsley Hawkeye Realty Schreiber, L.P. et al c/o Robert B. Payne, Jr. 00 60'120' GRAPHIC SCALE 60'VICINITY MAP NOT TO SCALE SITE MATCHLINE SEE SHEET S-5MATCHLINE SEE SHEET S-2VISIBILITY TRIANGLE DETAIL NTS 1. ALL STREET CENTERLINE RADII TO BE A MINIMUM OF 200 FEET UNLESS OTHERWISE NOTED ON REQUESTED VARIANCES. 2. ALLEY TO STREET INTERSECTION CURB RETURN RADII ARE TO BE 15 FEET. 3. STREET TO STREET INTERSECTION CURB RETURN RADII ARE TO BE 20 FEET. 4. ALLEY INSIDE RIGHT-OF-WAY RADII ARE TO BE A MINIMUM OF 40 FEET. 5. LOTS LESS THAN 50 FEET WIDE SHALL HAVE A 5 FOOT PRIVATE DRAINAGE MAINTENANCE AND ACCESS EASEMENT ON THE "NON-ZERO" SIDE OF THE LOT. 6. SEE LANDSCAPE PLANS FOR SCREENING WALL LOCATIONS. 7. REFER TO CITY DETAILS FOR STANDARD PAVEMENT SECTIONS. GENERAL NOTES PROPERTY LINE WALL MAINTENANCE EASEMENT FENCE MAINTENANCE EASEMENT DENOTES "ZERO" SIDE OF LOT EXISTING OVERHEAD POWER LINE EXISTING WATER LINE EXISTING SANITARY SEWER LINE EXISTING STORM DRAIN LINE EXISTING POWER POLE EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING SANITARY SEWER MANHOLE EXISTING CONTOUR LEGEND S-3 ZONING CASE #PD-255-SF Sheet 3 of 5 TOTAL SITE AREA:93.78 ACRES CURRENT 100YR FLOODPLAIN:47.7 ACRES PROPOSED 100YR FLOODPLAIN:26.5 ACRES TOTAL GROSS COMMON AREA:40.36 ACRES TOTAL NET COMMON AREA:37.11 ACRES TOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET) EXISTING ZONING - HIGHWAY COMMERCIAL PROPOSED USE - PD PROPOSED NUMBER OF LOTS: RBN-3: 50 RBN-4: 47 RBN-5: 200 FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEE WESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN. SITE DATA TABLE RESIDENTIAL ALLEY SECTION NTSNTS TYPICAL 50' ROW SECTIONTYPICAL 58' ROW SECTION NTS PHASE II THE MANSIONS BY THE LAKE VOLUME 99215, PAGE 484 D.R.D.C.T. ZONED PD-FP & MF-2 LAND USE - FLOODPLAIN, AMENITY & MULTIFAMILY TO JOHN EGELSTON, ET AL VOLUME 2005031, PAGE 8619 O.P.R.D.C.T. ZONED RETAIL LAND USE - VACANT & FLOODPLAIN CALLED 0.8610 ACRE STATE OF TEXAS INST. NO. 97-R0089415 O.R.D.C.T. VOL. 98030, PG. 4098 D.R.D.C.T. REMAINDER OF A CALLED 1.47 ACRES GIA G. RISH McLEAN VOL. 96067, PG. 5566 D.R.D.C.T. LOT 7, BLOCK 1 ASBURY ESTATES VOLUME 99234, PAGE 47 D.R.D.C.T. (OWNER: CITY OF COPPELL) ZONED - PD-FP LAND USE - VACANT, CITY PARK & FLOODPLAIN BUFFALO BAYOU, BRAZOS AND COLORADO RAILROAD COMPANY SURVEY, ABSTRACT NO. 1772 PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY) ABSTRACT NO. 604 (DENTON COUNTY) EXISTING POND 60' WIDE EASEMENT TO BRAZOS ELECTRIC POWER COOPERATIVE, INC. VOL. 91077, Pg. 2012, D.R.D.C.T. VOL. 2973, PG. 0224, O.R.D.C.T. OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP PLOTTED BYPITTS, JEREMY 5/7/2012 12:02 PMDWG NAMEK:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-SITE PLAN.DWG [Site Plan (3)]LAST SAVED5/6/2012 1:02 PMDEVELOPER: Kimley-Horn and Associates 5750 Genesis Ct. Suite 200 Frisco, TX 75034 Tel: (972) 335-3580 Contact: Mark Harris, P.E. ENGINEER/PLANNER: DESIGNED JDP DRAWN JDP CHECKED MEH SCALE AS SHOWN DATE APRIL 2012 KHA PROJECT NO. 64447701 OWNERS: Contrast Development 300 E. John Carpenter Frwy, Suite 940 Irving, TX 75062 Tel: (972) 793-7685 Contact: Terry Mitchell, P.E. Howsley, et al c/o William Howsley Hawkeye Realty Schreiber, L.P. et al c/o Robert B. Payne, Jr. 00 60'120' GRAPHIC SCALE 60' VICINITY MAP NOT TO SCALE SITE MATCHLINE SEE SHEET S-2 MATCHLINE SEE SHEET S-5VISIBILITY TRIANGLE DETAIL NTS 1. ALL STREET CENTERLINE RADII TO BE A MINIMUM OF 200 FEET UNLESS OTHERWISE NOTED ON REQUESTED VARIANCES. 2. ALLEY TO STREET INTERSECTION CURB RETURN RADII ARE TO BE 15 FEET. 3. STREET TO STREET INTERSECTION CURB RETURN RADII ARE TO BE 20 FEET. 4. ALLEY INSIDE RIGHT-OF-WAY RADII ARE TO BE A MINIMUM OF 40 FEET. 5. LOTS LESS THAN 50 FEET WIDE SHALL HAVE A 5 FOOT PRIVATE DRAINAGE MAINTENANCE AND ACCESS EASEMENT ON THE "NON-ZERO" SIDE OF THE LOT. 6. SEE LANDSCAPE PLANS FOR SCREENING WALL LOCATIONS. 7. REFER TO CITY DETAILS FOR STANDARD PAVEMENT SECTIONS. GENERAL NOTES PROPERTY LINE WALL MAINTENANCE EASEMENT FENCE MAINTENANCE EASEMENT DENOTES "ZERO" SIDE OF LOT EXISTING OVERHEAD POWER LINE EXISTING WATER LINE EXISTING SANITARY SEWER LINE EXISTING STORM DRAIN LINE EXISTING POWER POLE EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING SANITARY SEWER MANHOLE EXISTING CONTOUR LEGEND S-4 ZONING CASE #PD-255-SF Sheet 4 of 5 TOTAL SITE AREA:93.78 ACRES CURRENT 100YR FLOODPLAIN:47.7 ACRES PROPOSED 100YR FLOODPLAIN:26.5 ACRES TOTAL GROSS COMMON AREA:40.36 ACRES TOTAL NET COMMON AREA:37.11 ACRES TOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET) EXISTING ZONING - HIGHWAY COMMERCIAL PROPOSED USE - PD PROPOSED NUMBER OF LOTS: RBN-3: 50 RBN-4: 47 RBN-5: 200 FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEE WESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN. SITE DATA TABLE RESIDENTIAL ALLEY SECTION NTSNTS TYPICAL 50' ROW SECTIONTYPICAL 58' ROW SECTION NTS 20' UTILITY EASEMENT VOL. 79074, PG. 170 D.R.D.C.T. FIRST TRACT CALLED 40 ACRES FRWM, INC. VOLUME 97122, PAGE 5266 D.R.D.C.T. ZONED - RETAIL EXISTING LAND USE - VACANT PROPOSED LAND USE - URBAN RESIDENTIAL & FLOODPLAIN PORTION OF 15.0 ACRE TRACT, VOL. 817, PG. 335 SITUATED IN VILLAGE AT COTTONWOOD CREEK SECTION VI ZONED SF-7 EXISTING LAND USE - VACANT PROPOSED LAND USE - FLOODPLAIN PORTION OF 15.0 ACRE TRACT VOL. 817, PG. 335 NOT INCLUDED IN VOL. 501, PG. 57 PORTION OF 15.0 ACRE TRACT, INST. NO. 201000213054 SITUATED IN VILLAGE AT COTTONWOOD CREEK SECTION VI BUFFALO BAYOU, BRAZOS AND COLORADO RAILROAD COMPANY SURVEY,ABSTRACT NO. 1772CLARINDA SQUIRES SURVEY, ABSTRACT NO. 1327 (DALLAS COUNTY)ABSTRACT NO. 1682 (DENTON COUNTY)PLOTTED BYPITTS, JEREMY 5/7/2012 12:03 PMDWG NAMEK:\FRI_CIVIL\64447700 - COPPELL 47 ACRES\DWG\PRELIMINARY\PLAN SET\C-SITE PLAN.DWG [Site Plan (4)]LAST SAVED5/6/2012 1:02 PMDEVELOPER: Kimley-Horn and Associates 5750 Genesis Ct. Suite 200 Frisco, TX 75034 Tel: (972) 335-3580 Contact: Mark Harris, P.E. ENGINEER/PLANNER: DESIGNED JDP DRAWN JDP CHECKED MEH SCALE AS SHOWN DATE APRIL 2012 KHA PROJECT NO. 64447701 OWNERS: Contrast Development 300 E. John Carpenter Frwy, Suite 940 Irving, TX 75062 Tel: (972) 793-7685 Contact: Terry Mitchell, P.E. Howsley, et al c/o William Howsley Hawkeye Realty Schreiber, L.P. et al c/o Robert B. Payne, Jr. 00 60'120' GRAPHIC SCALE 60' VICINITY MAP NOT TO SCALE SITE MATCHLINE SEE SHEET S-3 MATCHLINE SEE SHEET S-4S-5 VISIBILITY TRIANGLE DETAIL NTS 1. ALL STREET CENTERLINE RADII TO BE A MINIMUM OF 200 FEET UNLESS OTHERWISE NOTED ON REQUESTED VARIANCES. 2. ALLEY TO STREET INTERSECTION CURB RETURN RADII ARE TO BE 15 FEET. 3. STREET TO STREET INTERSECTION CURB RETURN RADII ARE TO BE 20 FEET. 4. ALLEY INSIDE RIGHT-OF-WAY RADII ARE TO BE A MINIMUM OF 40 FEET. 5. LOTS LESS THAN 50 FEET WIDE SHALL HAVE A 5 FOOT PRIVATE DRAINAGE MAINTENANCE AND ACCESS EASEMENT ON THE "NON-ZERO" SIDE OF THE LOT. 6. SEE LANDSCAPE PLANS FOR SCREENING WALL LOCATIONS. 7. REFER TO CITY DETAILS FOR STANDARD PAVEMENT SECTIONS. GENERAL NOTES PROPERTY LINE WALL MAINTENANCE EASEMENT FENCE MAINTENANCE EASEMENT DENOTES "ZERO" SIDE OF LOT EXISTING OVERHEAD POWER LINE EXISTING WATER LINE EXISTING SANITARY SEWER LINE EXISTING STORM DRAIN LINE EXISTING POWER POLE EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING SANITARY SEWER MANHOLE EXISTING CONTOUR LEGEND ZONING CASE #PD-255-SF Sheet 5 of 5 TOTAL SITE AREA:93.78 ACRES CURRENT 100YR FLOODPLAIN:47.7 ACRES PROPOSED 100YR FLOODPLAIN:26.5 ACRES TOTAL GROSS COMMON AREA:40.36 ACRES TOTAL NET COMMON AREA:37.11 ACRES TOTAL DENTON CREEK LAKE PARK:27.5 ACRES (68% OF GROSS, 74% OF NET) EXISTING ZONING - HIGHWAY COMMERCIAL PROPOSED USE - PD PROPOSED NUMBER OF LOTS: RBN-3: 50 RBN-4: 47 RBN-5: 200 FOR ALL AREA, HEIGHT, SQUARE FOOTAGE, PARKING AND COVERAGE SEE WESTHAVEN DESIGN REQUIREMENTS WHICH ACCOMPANY THIS SITE PLAN. SITE DATA TABLE RESIDENTIAL ALLEY SECTION NTS NTS TYPICAL 50' ROW SECTION TYPICAL 58' ROW SECTION NTS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 BLOCK G BLOCK G 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 BLOCK H 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 181920 21 22 23 24 25 1 2 3 4 5 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1 2 3 4 20 21 OPEN SPACE BLOCK J BLOCK J BLOCK K BLOCK L OPEN SPACE OPEN SPACE OPEN SPACE OPEN SPACE O P E N S P A C E OPEN SPACE OPEN SPACEOPEN SPACEOPEN SPACEALLEY EA L L E Y F ALLEY GB RID G E S T R E E TBRIDGE STREETWESTHAVEN ROADW E S T H A V E N R O A D WESTHAVEN ROAD C A N T E R B U R Y C O U R TCANTERBURY COURTB A N B U R Y R O A D T E R R A C E S T R E E T SPRINGLAKE WAYO PEN SPAC EO PEN SPAC EO P E N S P A C E O .S . 2 8 X O .S . 1 7 X 1X 1X1X 15X16XBLOCK B, LOT 1X 17X8X1X 2 3 X O P E N S P A C E 2 2 X 4X 11X BLOCK H, LOT 1XOPEN SPACEBLOCK H,LOT 2XB L O C K H , L O T 3 X MATCHLINE SEE SHEET T-3 MATCHLINE SEE SHEET T-24107 4137 4173 4178 4179 4187 4190 4192 4200 4211 4220 44984637 4643 3643 3806 3846 3848 3851 3884 4071 4072 4073 4074 4075 4076 4077 4078 4079 4081 4082 4083 4084 4085 4086 4087 4088 4089 4090 4091 4092 4093 4094 4095 4096 4097 409840994100 41014102 4103 4104 4105 4108 4109 4110 4111 4112 4113 4114 4115 4116 4117 4118 4119 4121 4122 4123 4124 4125 4126 4127 4128 4129 4130 4131 4132 4133 4134 4136 4138 41454147 4151 4153 4154 4155 4157 41584159 4160 4161 4163 4164 41654166 4170 4171 4174 4175 4176 4177 4181 4183 4184 4185 4186 4189 4191 4193 4194 4195 4196 4197 4198 4199 4201 4202 4203 4204 4205 4206 4207 4208 4209 4210 4212 4213 4216 4346 4348 43494350 4351 4352 4353 4354 4355 4356 4357 4358 4359 4360 4361 4362 4499 4500 4502 4503450445054506 4507 45094510 45124513 4514 4526 4527 4528 4529 4530 4533 4534 4535 4536 4537 4638 4639 4640 4641 4642 4644 4645 4646 4647 4648 4649 4650 4651 46524653 4654 4655 3637 36383640 3642 3644 3782 3783 3784 3785 3786 3787 3793 3794 3795 3796 3797 3805 3809 3811 38123813 3815 3818 3819 3820 38253826 3827 3828 3832 3833 3834 3835 3836 3837 3838 3839 3840 3841 3842 3843 3844 3845 3847 3850 3852 3853 3854 3855 3856 3857 3864 3877 3878 3880 3885 3886 3887 3888 3891 38923893 3894 3895 3897 3898 3899 3900 3901 3911 3913 3914 3915 3916 3917 3918 Legend Healthy Trees Declining Trees Property Boundary No Disturbance Area Note: Only protected species and sizes shown. 0 30 60 90 12015 Feet VICINITY MAPLIMITCOPPELLCORPORATE PARK MISTY HAVEN Andrew Bro wn Comm unity Park PARKW AYAndrew Bro wn Comm unity Park COTTON WOO D BRANCHCITY CITY COPPELL HIGHLANDLEWISVILLE A C EACE S. H. 121S. H. 121 BUSINESSS. H. 121 BYPASS DENTON CREEK DENTON TAP ROADSITE VICINITY MAP NOT TO SCALE DESIGNED DRAWN CHECKED SCALE DATE KHA PROJECT NO. JAG JAG MEH 1" = 60'APRIL 2012 64447701 TREE SURVEY AND PRESERVATION PLAN FOR REVIEW ONLY WESTHAVEN ZONING: PROPOSED PD-255-SF 297 RESIDENTIAL LOTS / 36 OPEN SPACES BEING 93.781 ACRES OUT OF THE PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY), ABSTRACT NO. 604 (DENTON COUNTY) AND B.B.B.&C. RR. CO. SURVEY, ABSTRACT NO. 1772 CITY OF COPPELL, DALLAS AND DENTON COUNTY, TEXAS DEVELOPER: Contrast Development 300 E. John Carpenter Frwy, Suite 940 Irving, TX 75062 Tel: (972) 793-7685 Contact: Terry Mitchell, P.E. ENGINEERING/PLANNER: Kimley-Horn and Associates 5750 Genesis Ct. Suite 200 Frisco, TX 75034 Tel: (972) 335-3580 Contact: Mark Harris, P.E. T-1 OWNERS: Howsley, et al c/o William Howsley Hawkeye Realty Schreiber, L.P. Sheet 01 of 04 He alth Pre se rv e d Re mov e d Healthy 9,460.5 inc hes 21,698.6 inc hes Dec lining 964.0 inc hes 1,582.2 inc hes T otal 10,424.5 inc hes 23,280.8 inc hes Healthy 729 total 1886 total Dec lining 63 total 108 total T otal 792 total 1994 total Calipe r Inche s of T re e s Numbe r of T re e s 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 111213 14 15 16 17 18 19 20 21 22 23 24 25 BLOCK A 26 27 28 29 30 31 3233 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 4950 1 2 3 4 5 6 789101112 13 14 15 16 17 18 BLOCK B BLOCK B BLOCK B BLOCK C 1 9 1 3 4 5 OPENSPACEOPENSPACE OPENSPACE OPENSPACE O P E N S P A C E ALLEY AALLEY BALLEY CA L L E Y D WINGATE ROADHUNTINGDON STREETE V E R G R E E N D R IV EWINDSOR ROADIVYMOUNT ROADWESTHAVEN ROADO.S. 33X OPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEBLOCK B, LOT 1X 1X 7X13XBLOCK B, LOT 1X 48X12XO.S. 32X O.S. 1XO.S. 18X BLOCK BLOT 25XBLOCK DLOT 8X1XHUNTINGDON STREETMATCHLINE SEE SHEET T-4MATCHLINE SEE SHEET T-14107 4137 4173 4178 4179 4187 4190 4192 4200 3643 3709 3748 3758 3760 3763 3806 3846 3848 3851 3863 3871 3872 3884 3949 39573958 3961 4008 4016 4058 4079 4081 4082 4083 4084 4085 4086 4087 4088 4089 4090 40914092 40934094 4095 4096 4097 40984099 410041014102 4103 4104 4105 4108 4109 4110 4111 4112 4113 4114 4115 4116 4117 4118 4119 4121 4122 4123 4124 4125 4126 4127 4128 4129 4130 4131 4132 4133 4134 4136 4138 4145 4147 4151 4153 4154 4155 4157 41584159 4160 4161 4163 4164 41654166 4170 4171 4174 41754176 4177 4181 4183 4184 4185 4186 4189 4191 4193 4194 4195 4196 4197 4198 4199 4201 4202 4203 4204 4205 4206 4207 4208 3600 3638 3639 3640 3644 3649 3650 3655 3658 3659 3660 36613662 3663 3664 3665 3666 36673668 36693670 3671 3672 3673 3674 3675 3680 3682 36843687 3689 3690 36913692 369336943695 3696 3697 3698 3699 3700 3701 3702 3703 3704 3705 3706 3707 3708 3710 3711 3712 3713 3714 3715 3716 3717 3718 37193720 37213722 3723 37243726 3727 3728 3729 3730 3732 3733 37343735 3736 3737 3738 3739 3740 3741 3742 3743 3744 3745 3746 3747 3749 3750 3751 3752 3753 37543755 3757 3761 3762 3764 3765 3766 3767 3768 3769 3773 3774 3775 3776 3777 3778 3781 3782 3783 3784 3785 3786 3787 3788 3789 3790 3791 3793 3794 3795 3796 3797 3798 3800 3801 3802 3803 3804 3805 3807 3808 3809 3810 3811 38123813 3815 3818 3819 3820 3825 3826 3827 3828 3830 3831 3832 3833 3834 3835 3836 3837 3838 3839 3840 3841 3842 3843 3844 3845 3847 3850 3852 3853 3854 3855 3856 3857 3859 3860 3861 3862 3864 38653866 3868 3869 3870 3873 38743875 3876 3877 3878 3880 3885 3886 3887 3888 38893890 3891 38923893 3894 3895 3897 3898 3899 3900 3901 3902 3905 3906 3907 3908 3909 3910 3911 3913 3914 3915 39163917 3918 3921 3922 3925 3926 3931 3932 3933 3934 3935 3936 3937 3938 3939 3940 3941 3942 3945 3946 3947 3948 3950 3951 3952 3954 3955 3956 3959 3960 3962 3964 3965 3966 3969 3971 3972 3973 3974 3975 3976 3977 3982 3983 3984 3985 3986 3987 3988 3989 3990 3991 3992 3993 3994 3995 3996 3997 3998 3999 4000 4010 4012 4013 4015 4017 4018 4019 4020 4021 4023 4024 4025 4027 4028 4029 4030 4031 4032 4033 4034 4035 4036 4037 4038 4039 4040 4041 4042 4044 4045 4046 4047 4048 4049 4050 4051 4052 4053 4054 4055 4056 4057 4059 4060 4061 4062 4066 4067 4068 4069 4070 Legend Healthy Trees Declining Trees Property Boundary No Disturbance Area Note: Only protected species and sizes shown. 0 30 60 90 12015 Feet VICINITY MAPLIMITCOPPELLCORPORATE PARK MISTY HAVEN Andrew Bro wn Comm unit y Park PARKW AYAndrew Bro wn Comm unit y Park COTTON WOO D BRANCHCITY CITY COPPELL HIGHLANDLEWISVILLE A C EACE S. H. 121S. H. 121 BUSINESSS. H. 121 BYPASS DENTON CREEK DENTON TAP ROADSITE VICINITY MAP NOT TO SCALE DESIGNED DRAWN CHECKED SCALE DATE KHA PROJECT NO. JAG JAG MEH 1" = 60'APRIL 2012 64447701 TREE SURVEY AND PRESERVATION PLAN FOR REVIEW ONLY WESTHAVEN ZONING: PROPOSED PD-255-SF 297 RESIDENTIAL LOTS / 36 OPEN SPACES BEING 93.781 ACRES OUT OF THE PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY), ABSTRACT NO. 604 (DENTON COUNTY) AND B.B.B.&C. RR. CO. SURVEY, ABSTRACT NO. 1772 CITY OF COPPELL, DALLAS AND DENTON COUNTY, TEXAS DEVELOPER: Contrast Development 300 E. John Carpenter Frwy, Suite 940 Irving, TX 75062 Tel: (972) 793-7685 Contact: Terry Mitchell, P.E. ENGINEERING/PLANNER: Kimley-Horn and Associates 5750 Genesis Ct. Suite 200 Frisco, TX 75034 Tel: (972) 335-3580 Contact: Mark Harris, P.E. T-2 OWNERS: Howsley, et al c/o William Howsley Hawkeye Realty Schreiber, L.P. Sheet 02 of 04 He alth Pre se rv e d Re mov e d Healthy 9,460.5 inc hes 21,698.6 inc hes Dec lining 964.0 inc hes 1,582.2 inc hes T otal 10,424.5 inc hes 23,280.8 inc hes Healthy 729 total 1886 total Dec lining 63 total 108 total T otal 792 total 1994 total Calipe r Inche s of T re e s Numbe r of T re e s PROPOSED POND & PRIVATE DRAINAGE EASEMENT OWNED AND MAINTAINED BY WESTHAVEN HOA) PROPOSED POND & PRIVATE DRAINAGE EASEMENT (OWNED AND MAINTAINED BY WESTHAVEN HOA) 5 6 7 8 181920 21 22 23 24 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 BLOCK M 1 2 3 4 5 6 7 8 9 10 11 12131415 1617 18 19 20 21 BLOCK N BLOCK N OPEN SPACE ALLEY GEVERGREEN DRIVEW E S T H A V E N R O A D WESTHAVEN ROAD S P R IN G L A K E W A Y BLOCK B, LOT 50X OPEN SPACE BLOCK F, LOT 1X (OWNED AND MAINTAINED BY WESTHAVEN HOA)17X8XMATCHLINE SEE SHEET T-1 MATCHLINE SEE SHEET T-44217 4220 42284229 4232 4242 4278 429042944320 4345 4390 4396 4404 44234424 4442 4480 4494 4498 4517 4521 4540 4601 4614 4622 4637 4643 4707 4741 47984799 4809 4812 4819 4826 4836 4866 4891 4898 49064908 4910 4915 4921 4923 4925 4942 4943 4946 4958 4976 1709 1747 1762 1786 1799 1825 1827 1852 4208 4209 4210 4212 4213 4215 4216 4218 4219 4222 4223 4224 4225 4226 4227 4230 4231 4233 4234 4236 4237 4238 4239 4240 4243 4244 42454246 4247 4248 42494250 4251 4252 4253 4254 4255 4256 4258 4259 4260 4262 4264 4265 4266 42674268 4269 4270 4271 4272 4273 4279 4280 4281 42824283 4285 4286 4287 42884289 4291 4292 4293 4296 4297 42984299 4300 43024303 4304 4305 4308 4309 4311 4313 4314 43154316 4317 4318 4321 4322 43244325 4326 4327 4328 4329 4330 4331 4332 4333 4334 4335 43364337 4338 4339 4340 4341 4342 4343 4344 4346 4347 4348 43494350 4353 4354 4355 4356 4357 4358 4359 4360 4361 4362 4364 4367 4370 43714372 4374 4375 43774378 4379 43804381 4382 4383 4384 4385 43864387 4388 4389 4392 4394 4395 4397 4398 4399 4400 4401 4402 4403 4405 4406 44074408 4409 44104412 4413 4414 44154416 4417 4418 4419 4420 4421 4425 4426 4427 4428 4429 4431 4432 4433 4434 4435 4436 4437 4438 4439 4440 4441 4443 4444 4445 4446 4447 4449 4450 4451 4452 4453 4454 4455 4456 4457 4458 4460 4461 4462 4464 4465 4466 4467 44794481 4482 4483 4485 4487 4488 4489 4490 4492 4493 4495 4496 4499 4500 4502 4503450445054506 4507 45094510 45124513 4514 4516 4518 4519 4523 45244525 4526 4527 4538 4539 45414542 4543 4544 4545 4546 45474548 4549 4550 4551 4552 45534554 45554556 4558 4559 4560 4561 4562 4563 4564 4565 45664567 4568 4569 4570 4571 4572 45734574 4575 4576 4577 4578 4579 4581 4582 4583 4584 4585 45864587 4589 4590 45914592 4593 4594 4595 45964597 45984599 4600 4602 4603 4604 4605 46064607 4608 4609 4610 4611 4612 4615 4616 4618 4620 4621 4625 4626 4627 4629 4630 4631 4633 4638 4639 4640 4641 4642 4644 4645 4646 4647 4648 4649 46504651 46524653 4654 4655 4656 4657 4658 4659 4660 4661 4662 4663 4664 4665 4666 4667 4668 4669 4670 4671 4672 4673 4674 4675 4676 4677 4678 4679 4680 4681 4682 4683 4684 4685 4686 468746884690 46914692 4693 4694 4695 4696 4697 4699 4700 4701 47024703 4704 4705 4706 4708 4709 4710 4711 4712 4713 4714 4715 4717 4718 4719 4720 4721 4722 4723 4724 4725 4726 4727 4728 4729 47304731 4732 4733 4734 4735 4736 4737 4738 4739 4740 4742 4743 4744 4745 47464747 4748 4749 4750 4751 4752 4753 4754 4755 4756 4757 4758 4759 4760 4762 4763 4764 4766 4767 4769 47704771 4773 4774 4777 4778 4779 4780 4782 4783 4784 47854786 4787 4788 4789 4790 4791 4792 4793 47944795 4796 4797 4800 48014802 48034804 4805 48064807 4808 4810 4813 4814 4816 4817 4818 4820 4821 4822 4823 4824 4825 4827 4828 4829 4831 4832 48334834 4835 4837 4838 4841 4842 4844 4845 4846 4849 4851 48524853 4854 4855 4856 4859 48604861 4862 4863 4864 4865 4867 48684869 48704871 4872 4873 4874 4875 4876 4877 4879 4880 4881 4882 4883 4884 4885 4886 4887 4888 4890 4892 4893 4894 4895 4896 4899 4900 4901 4902 4903 4904 4905 4907 4909 4911 4912 4913 4914 4916 4917 4918 4919 4920 4922 4924 4926 4927 4928 4929 4930 4931 4932 4933 4934 49354936 4937 4938 4939 49404941 4944 4945 4948 4949 4950 4951 4952 4953 4954 4955 4956 4957 4959 4960 4962 4963 4964 49654966 4967 4968 4969 4970 49714972 4973 4974 4975 4977 4978 4980 4981 4982 4983 4984 49854986 4988 4989 4990 4991 4993 4996 4997 4998 5000 1701 1702 1703 1704 1705 1706 1707 1708 1710 17111712 1713 1714 1716 1717 1718 1719 1720 1721 1722 1723 1724 1725 1726 1727 17281729 1730 1733 1734 1735 1736 1737 1739 1740 1741 1742 17481750 1751 1753 17541756 1757 1758 1759 1760 17661767 1768 1769 1770 1772 1773 1774 1775 1776 1778 1779 1780 1781 17821783 1784 1785 1787 1788 1789 1790 1791 1792 1793 1794 1795 1796 1797 1798 1800 1801 1802 1803 1805 1806 1807 1808 1809 1810 1811 18121813 18141815 1817 1818 1819 1820 1821 1822 1823 1824 1826 1828 1829 1830 1831 1832 1833 1834 1835 1837 1838 1840 1845 1846 1847 1848 1849 1850 1851 1853 1855 1856 1858 1859 1860 1861 186218631864 1865 1866 1867 1868 1869 1870 1872 1874 18761877 1878 1879 1880 18811882 1883 1884 1885 1886 18871888 1889 1890 1891 18921893 1894 1895 1897 1898 1900 1901 1902 1903 1904 1905 1906 1907 1909 1917 1918 1919 1920 Legend Healthy Trees Declining Trees Property Boundary No Disturbance Area Note: Only protected species and sizes shown. 0 30 60 90 12015 Feet VICINITY MAPLIMITCOPPELLCORPORATE PARK MISTY HAVEN Andrew Bro wn Comm unity Park PARKW AYAndrew Bro wn Comm unity Park COTTON WOO D BRANCHCITY CITY COPPELL HIGHLANDLEWISVILLE A C EACE S. H. 121S. H. 121 BUSINESSS. H. 121 BYPASS DENTON CREEK DENTON TAP ROADSITE VICINITY MAP NOT TO SCALE DESIGNED DRAWN CHECKED SCALE DATE KHA PROJECT NO. JAG JAG MEH 1" = 60'APRIL 2012 64447701 TREE SURVEY AND PRESERVATION PLAN FOR REVIEW ONLY WESTHAVEN ZONING: PROPOSED PD-255-SF 297 RESIDENTIAL LOTS / 36 OPEN SPACES BEING 93.781 ACRES OUT OF THE PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY), ABSTRACT NO. 604 (DENTON COUNTY) AND B.B.B.&C. RR. CO. SURVEY, ABSTRACT NO. 1772 CITY OF COPPELL, DALLAS AND DENTON COUNTY, TEXAS DEVELOPER: Contrast Development 300 E. John Carpenter Frwy, Suite 940 Irving, TX 75062 Tel: (972) 793-7685 Contact: Terry Mitchell, P.E. ENGINEERING/PLANNER: Kimley-Horn and Associates 5750 Genesis Ct. Suite 200 Frisco, TX 75034 Tel: (972) 335-3580 Contact: Mark Harris, P.E. T-3 OWNERS: Howsley, et al c/o William Howsley Hawkeye Realty Schreiber, L.P. Sheet 03 of 04 He alth Pre se rv e d Re mov e d Healthy 9,460.5 inc hes 21,698.6 inc hes Dec lining 964.0 inc hes 1,582.2 inc hes T otal 10,424.5 inc hes 23,280.8 inc hes Healthy 729 total 1886 total Dec lining 63 total 108 total T otal 792 total 1994 total Calipe r Inche s of T re e s Numbe r of T re e s 11 12 13 27 26 25 24 23 22 21 20 19 18 17 BLOCK A 1 2 34 6 7 8 9 BLOCK D 1 2 3 4 5 6 7 8 9 10 11 12 13 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 BLOCK E 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 BLOCK F 4 5 OPEN SPACE OPEN SPACE O P E N S PA C E WINGATE ROADWI NDSOR ROADE V E R G R E E N D R I V E S W E A R IN G IN R O A D EDEN STREETOPEN SPACEOPEN SPACEOPEN SPACEBLOCK B, LOT 50X 2X1X BLOCK D LOT 3XJOHNS AVENUEOPEN SPACE BLOCK F, LOT 1X (POSSIBLE POND) (OWNED AND MAINTAINED BY WESTHAVEN HOA) COLUMBUS DRIVE 16 BLOCK F 5 14 15 16 A P P R O X . T O P O F B A N K MATCHLINE SEE SHEET T-2 MATCHLINE SEE SHEET T-34211 4217 4220 4221 4242 3561 3570 3573 3574 3581 3610 3617 3621 3643 3656 2005 2009 2014 2019 2027 2090 2096 2098 2125 21302134 2147 2160 2162 2206 2210 2321 2370 2539 2540 2584 2597 2598 2608 2659 2690 2697 2712 2744 2780 2857 2891 2902 2989 2990 2991 3005 3059 3073 3077 3082 3092 3142 3248 3262 3268 3269 3270 3278 3346 3350 3351 3377 3381 3388 3395 3408 3419 3443 3450 3460 3470 3486 3863 3871 3872 4008 4205 4206 4207 4208 4209 4210 4212 4218 4219 4222 42234224 4234 4236 4237 4238 4239 4240 4243 4244 42454246 4247 4248 42494250 4251 4252 4253 4254 4255 4256 4257 4258425942604262 4264 4265 4266 4405 4406 4407 4408 4409 4410 4412 4413 4458 4460 4461 4462 4464 4465 44664467 4468 4469 4470 4471 4473 4475 4476 4477 4478 3542 3543 35443545 3546 3547 3548 3549 3550 35513552 3553 3554 3555 3556 3557 3558 35593560 3562 3563 3564 3565 35663567 3568 3569 3571 3572 35753578 3579 35803582 3583 3584 3585 3586 3587 3588 3589 3590 3591 3592 3593 3594 35953596 3597 3598 3599 3600 3601 3602 3603 3604 3605 3606 3607 3608 3609 3611 3613 3614 3615 3616 3618 3619 3620 3622 36233624 36253626 3627 3628 3629 3630 3631 3632 3633 3634 3635 3636 3637 3638 3639 3640 3641 3642 3644 3651 3652 3653 3654 3655 3657 3658 3659 3671 3672 3673 3674 3741 2003 2004 2006 2007 2008 2010 2011 2012 2013 20152016 2017 2018 2020 2023 2024 2025 2026 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2042 2043 2045 2047 2048 2049 2052 2056 2057 2058 2060 2063 2064 2065 2066 2067 2069 2072 2073 2074 2075 2076 2077 2078 2079 2080 2081 2082 2083 2084 20852086 20872088 2089 2091 2092 2093 2094 2095 2097 2099 2100 2101 2102 2104 2105 2106 2108 2109 2110 21112112 2113 2114 2115 2116 2117 2118 21192120 2121 2122 2123 2124 2126 2129 2131 2132 2133 2135 2137 2138 2139 2140 2141 2143 2145 2146 2148 21502151 2152 2153 2154 2155 2156 2157 2158 2159 21612163 2164 2165 2166 2167 2168 2174 2175 2176 21772178 2179 2180 2182 2183 21842185 2186 2187 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3465 3466 3467 3468 3469 3471 3472 3474 3476 3477 3478 3479 3480 3481 3482 3483 3484 3485 3487 3488 3489 3490 3491 3492 3493 3494 3495 3496 3497 3498 3499 3501 3502 3503 3504 3505 3506 3507 35093510 35113512 3513 3514 3515 3516 3517 3518 35193520 3521 3522 3523 3524 3525 3526 3527 3528 3529 3530 3531 3532 3533 3534 3535 3536 3537 3538 3539 3540 3541 3859 3860 3861 3862 3864 38653866 3868 3869 3870 3873 38743875 3876 3938 4002 4005 4006 4007 4010 4012 4013 Legend Healthy Trees Declining Trees Property Boundary No Disturbance Area Note: Only protected species and sizes shown. 0 30 60 90 12015 Feet Text VICINITY MAPLIMITCOPPELLCORPORATE PARK MISTY HAVEN Andrew Bro wn Comm unity Park PARKW AYAndrew Bro wn Comm unity Park COTTON WOO D BRANCHCITY CITY COPPELL HIGHLANDLEWISVILLE A C EACE S. H. 121S. H. 121 BUSINESSS. H. 121 BYPASS DENTON CREEK DENTON TAP ROADSITE VICINITY MAP NOT TO SCALE DESIGNED DRAWN CHECKED SCALE DATE KHA PROJECT NO. JAG JAG MEH 1" = 60'APRIL 2012 64447701 TREE SURVEY AND PRESERVATION PLAN FOR REVIEW ONLY WESTHAVEN ZONING: PROPOSED PD-255-SF 297 RESIDENTIAL LOTS / 36 OPEN SPACES BEING 93.781 ACRES OUT OF THE PETER HARMONSON SURVEY, ABSTRACT NO. 1794 (DALLAS COUNTY), ABSTRACT NO. 604 (DENTON COUNTY) AND B.B.B.&C. RR. CO. SURVEY, ABSTRACT NO. 1772 CITY OF COPPELL, DALLAS AND DENTON COUNTY, TEXAS DEVELOPER: Contrast Development 300 E. John Carpenter Frwy, Suite 940 Irving, TX 75062 Tel: (972) 793-7685 Contact: Terry Mitchell, P.E. ENGINEERING/PLANNER: Kimley-Horn and Associates 5750 Genesis Ct. Suite 200 Frisco, TX 75034 Tel: (972) 335-3580 Contact: Mark Harris, P.E. T-4 OWNERS: Howsley, et al c/o William Howsley Hawkeye Realty Schreiber, L.P. Sheet 04 of 04 He alth Pre se rv e d Re mov e d Healthy 9,460.5 inc hes 21,698.6 inc hes Dec lining 964.0 inc hes 1,582.2 inc hes T otal 10,424.5 inc hes 23,280.8 inc hes Healthy 729 total 1886 total Dec lining 63 total 108 total T otal 792 total 1994 total Calipe r Inche s of T re e s Numbe r of T re e s COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-00.dwg 5/7/12 10:59 AM c L-00 LANDSCAPE KEY PLAN NORTH COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-01.dwg 5/7/12 11:03 AM c L-01 LANDSCAPE PLAN NORTH COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-02.dwg 5/7/12 11:10 AM c L-02 LANDSCAPE PLAN NORTH COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-03.dwg 5/7/12 11:05 AM c L-03 LANDSCAPE PLAN NORTH COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-04.dwg5/7/1211:07 AMcL-04LANDSCAPE PLANNORTH 60' WIDE EASEMENT TO BRAZOS ELECTRIC POWER COOPERATIVE, INC. VOL. 91077, Pg. 2012, D.R.D.C.T. VOL. 2973, PG. 0224, O.R.D.C.T. COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-05.dwg 5/7/12 11:08 AM c L-05 LANDSCAPE PLAN NORTH COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 7:55 AM c L-06 LANDSCAPE DETAILS COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 10:51 AM c L-07 LANDSCAPE DETAILS COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 10:51 AM c L-08 LANDSCAPE DETAILS COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 10:52 AM c L-09 LANDSCAPE DETAILS COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 10:52 AM c L-10 LANDSCAPE DETAILS COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 10:52 AM c L-11 LANDSCAPE DETAILS COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 10:53 AM c L-12 LANDSCAPE DETAILS COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 10:54 AM c L-13 LANDSCAPE DETAILS COPYRIGHT 2012 CALLISONO:\Projects\HFMP\CaddHFMP\Sheets\hfmp_l-06.dwg 5/7/12 10:54 AM c L-14 LANDSCAPE DETAILS