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BP 2014-01-16 PZag011614 Page 1 of 3 NOTICE OF PUBLIC HEARING & AGENDA PLANNING & ZONING COMMISSION January 16, 2014 COMMISSIONERS: Edmund Haas – Chairman Doug Robinson Ed Darling Glenn Portman Justin Goodale Sue Blankenship Vijay Sarma 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, January 16, 2014, 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. 2. Work Session. A. Briefing on work session item from the January 14, 2014 City Council meeting. REGULAR SESSION: (Open to the Public) 3. Call to Order & Welcome New Commissioner. 4. Nomination and Election of Chairman and Vice Chairman. 5. Consider approval of the minutes for December 19, 2013. ITEM # ITEM DESCRIPTION ag011614 Page 2 of 3 6. Consider approval of a six-month extension to the expiration date (February 16, 2014) for the Belmont Landing, Final Plat, to develop 55 single-family lots and three (3) common area lots on 15.18 acres of property located on the south side of E. Belt Line Road approximately 450 feet west of S. MacArthur Boulevard. STAFF REP.: Marcie Diamond 7. PUBLIC HEARING: Consider approval of Case No. PD-265-TH-1, Canterbury Court (REVISED), a zoning change request from LI (Light Industrial) to PD-265-TH-1 (Planned Development-265-Town House-1), to allow the development of 16 single-family lots and two (2) common area lots on three (3) acres of property located on the north side of East Belt Line Road approximately 1,700 feet west of Moore Road, at the request of Jason Rose, JR Rose Architects. STAFF REP.: Gary Sieb 8. Consider approval of the Canterbury Court, Preliminary Plat, to allow the development of 16 single-family lots and two (2) common area lots on three (3) acres of property located on the north side of East Belt Line Road approximately 1,700 feet west of Moore Road, at the request of Jason Rose, JR Rose Architects. STAFF REP.: Gary Sieb 9. PUBLIC HEARING: Consider approval of Case No. PD-270-RBN, The Avenue at Denton Tap, a zoning change request from C (Commercial) to PD-270-RBN (Planned Development-270- Residential Urban Neighborhood), to allow 29 multifamily units and 8,575 squ are feet of office/retail uses on 1.77 acres of property located at the northwest corner of Southwestern Boulevard and South Denton Tap Road, at the request of Prabhav Tella, being represented by Greg Frnka, GPF Architects, LLC. STAFF REP.: Matt Steer 10. PUBLIC HEARING: Consider approval of the Coppell Town Center Addition, Lots 1R & 2R, Block 1, Replat, being a replat of Lot 1, Block 1, Coppell Town Center into two lots for the purpose of establishing Lot 1R for the Town Center Building located at 255 Parkway Blvd and Lot 2R for Fire Station #3 (133 Parkway Blvd.) and the Coppell Justice Center (130 Town Center Blvd.) on property totaling 13.175 acres, at the request of Mindi Hurley, City of Coppell. STAFF REP.: Marcie Diamond 11. Update on Council action for planning agenda items on January 14, 2014: A. An Ordinance for Case No. PD-269-SF-12, St Alphonsa Catholic Church, a zoning change from S-1247R-SF-12 to PD-269-SF-12, to allow the expansion of the existing building and parking, retention of the telecommunication facilities and to allow the retention of the existing wood and chain link fences on the north and east property lines, respectively, in lieu of a required masonry screening wall on 5.5 acres of property located 200 S. Heartz Road. ITEM # ITEM DESCRIPTION ag011614 Page 3 of 3 B. Case No. PD-257R-C, E-Care Coppell (REVISED), a zoning change request from PD-257-C to PD-257R-C, to attach a Detail Site Plan for the development of a 10,260 square-foot, 24-hour emergency room on 1.32 acres of property located north of the northeast corner of South Denton Tap Road and Vanbebber Road. C. Texas Bank Addition, Lot 1R2R, Block A, Replat, a replat of Lot 1R2, Block A, to establish the fire lane and necessary easements for the development of a 10,260-square-foot, 24-hour emergency room on 1.32 acres of property located north of the northeast corner of South Denton Tap Road and Vanbebber Road. D. Case No. PD-268-C, Northlake Woodlands Center Retail (REVISED), a zoning change request from C to PD-268-C, to attach a Detail Plan for the development of a 4,930-square-foot retail building to accommodate a pharmacy and a dry cleaners, both with drive-thru facilities on 0.69 acres of property located at the northeast corner of S. Denton Tap Road and Bethel School Road. E. Northlake Woodlands Center, Lot 2, Block A, Minor Plat, a minor plat to dedicate right-of-way and establish easements to allow a 4,930-square-foot retail building on 0.76 acres of property located at the northeast corner of S. Denton Tap Road and Bethel School Road. 12. 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 10th day of January, 2014 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 officials at (972) 462-0022, or (TDD 1-800-RELAY, TX, 1-800-735-2989). MIN121913 Page 1 of 7 MINUTES OF DECEMBER 19, 2013 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 December 19, 2013, in the Council Chambers of Coppell Town Center, 255 Parkway Boulevard, Coppell, Texas. The following Commissioners were present: COMMISSIONERS: Edmund Haas – Chairman Doug Robinson Ed Darling Glenn Portman Justin Goodale Vijay Sarma Vice Chairman Sangerhausen was not present. Also present were Director of Planning, Gary Sieb; Assistant Director of Planning, Marcie Diamond; Traffic Engineer, George Marshall and Secretary, Juanita Miles. 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. 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 November 21, 2013. Commissioner Portman made a motion to approve the minutes for November 21, 2013 as written. Commissioner Robinson seconded; motion carried (6-0), with Commissioners Goodale, Sarma, Robinson, Haas, Darling and Portman voting in favor. None opposed. 4. PUBLIC HEARING: Consider approval of Case No. PD-265-TH-1, Canterbury Court (REVISED), a zoning change request from LI (Light Industrial) to PD-265-TH-1 (Planned Development-265-Town House-1), to allow the development of 16 single-family lots and two (2) common area lots on three (3) acres of property located on the north side of East Belt L ine Road approximately 1,700 feet west of Moore Road, at the request of Jason Rose, JR Rose Architects. STAFF REP.: Gary Sieb ITEM # ITEM DESCRIPTION MIN121913 Page 2 of 7 Presentation: Planning Director, Gary Sieb introduced this case to the Commission with exhibits. He mentioned 11 notices were mailed to property owners within 200 feet of this request. There were no notices received in favor and one was returned in opposition. He stated that staff is recommending that the public hearing for this case be continued to the January 16th P&Z Commission meeting to address staff’s technical issues mentioned in the staff report. Jason Rose, J.R. Rose, Architecture, 141 Dickens Drive, Coppell, Texas, presented his case to the Commission addressing the 21 specific conditions recommended by staff for approval. George Marshall, City of Coppell/Engineering Department, 265 Parkway Blvd., Coppell, Texas, addressed questions about access to water line and screening wall location. 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: After much discussion, Commissioner Portman made a motion to hold Case No. PD-265-TH-1, Canterbury Court (REVISED), a zoning change request from LI (Light Industrial) to PD-265- TH-1 (Planned Development-265-Town House-1), under advisement, with the public hearing left open and continue the hearing to the January 16th Planning & Zoning Commission meeting. Commissioner Robinson seconded; motion carried (6-0), with Commissioners Goodale, Sarma, Robinson, Haas, Darling and Portman voting in favor. None opposed. 5. Consider approval of the Canterbury Court, Preliminary Plat (REVISED), to allow the development of 16 single-family lots and two (2) common area lots on three (3) acres of property located on the north side of East Belt Line Road approximately 1,700 feet west of Moore Road, at the request of Jason Rose, JR Rose Architects. STAFF REP.: Gary Sieb Presentation: Planning Director, Gary Sieb asked the Commission to deny this preliminary plat, advising the applicant to resubmit a revised plat with the revised PD at the January 16th Planning & Zoning Commission meeting. Action: Commissioner Portman made a motion to deny the Canterbury Court, Preliminary Plat (REVISED), and resubmit with the PD at the January 16th meeting. Commissioner Robinson seconded; motion carried (6-0), with Commissioners Goodale, Sarma, Robinson, Haas, Darling and Portman voting in favor. None opposed. 6. PUBLIC HEARING: Consider approval of Case No. PD-257R-C, E-Care Coppell (REVISED), a zoning change request from PD-257-C (Planned Development-257-Commercial) to PD-257R-C (Planned ITEM # ITEM DESCRIPTION MIN121913 Page 3 of 7 Development-257 Revised-Commercial), to attach a Detail Site Plan to allow the development of a 10,260 square-foot, 24-hour emergency room on 1.32 acres of property located north of the northeast corner of South Denton Tap Road and Vanbebber Road, at the request of Jeffery Medici, Medici Development Partners. STAFF REP.: Gary Sieb Presentation: Planning Director, Gary Sieb introduced this case to the Commission with exhibits, elevations and a color board. He stated that staff is recommending approval with conditions which he read into the record. He also mentioned 22 notices were mailed to property owners within 200 feet of this request; none returned in favor and none returned in opposition Jack Garner, P.E., Adams Engineering, 910 S. Kimball Avenue, Southlake, Texas, was present to represent his case to the Commission, answer questions and he stated agreement with staff’s recommendations. Josh Prickett, Medical Director/E-Care Emergency Center, 8950 N. Tarrant Pkwy., North Richland Hills, Texas, addressed questions about siren noise. 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 person spoke: Marla Williams, 137 Hollywood Drive, Coppell, Texas, commented about mixed-used zoning and siren noise. Chairman Haas closed the public hearing. Action: Commissioner Portman made a motion to approve Case No. PD-257R-C, E-Care Coppell (REVISED), a zoning change request from PD-257-C (Planned Development-257-Commercial) to PD-257R-C (Planned Development-257 Revised-Commercial), subject to the following conditions: 1. There will be additional comments during detailed engineering plan review. 2. On the Site Plan along the east property boundary, add note that the wall is six (6) feet tall. 3. Applicant needs to recognize that a sealed landscaping plan will be required before landscaping is installed. Commissioner Robinson seconded; motion carried (6-0), with Commissioners Goodale, Sarma, Robinson, Haas, Darling and Portman voting in favor. None opposed. 7. PUBLIC HEARING: Consider approval of the Texas Bank Addition, Lot 1R2R, Block A, Replat (REVISED), being a replat of Lot 1R2, Block A, to establish the fire lane and necessary easements for the development of a 10,260-square-foot, 24-hour emergency room on 1.32 acres of property ITEM # ITEM DESCRIPTION MIN121913 Page 4 of 7 located north of the northeast corner of South Denton Tap Road and Vanbebber Road, at the request of Jeffery Medici, Medici Development Partners. STAFF REP.: Gary Sieb Presentation: Planning Director, Gary Sieb introduced this companion case to the Commission with exhibits. He stated that staff is recommending approval with one condition which he read into the record. 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 Portman made a motion to approve the Texas Bank Addition, Lot 1R2R, Block A, Replat (REVISED), subject to the following condition: 1. There will be additional comments during detailed engineering plan review. Commissioner Sarmar seconded; motion carried (6-0), with Commissioners Goodale, Sarma, Robinson, Haas, Darling and Portman voting in favor. None opposed. 8. PUBLIC HEARING: Consider approval of Case No. PD-268-C, Northlake Woodlands Center Retail (REVISED), a zoning change from C (Commercial) to PD-268-C (Planned Development-268- Commercial), to attach a Detail Plan to allow the development of a 4,930-square-foot retail building to accommodate a pharmacy and a dry cleaners, both with drive-thru facilities on 0.69 acres of property located at the northeast corner of S. Denton Tap Road and Bethel School Road, at the request of David Hayes, Hawkeye Commercial. STAFF REP.: Marcie Diamond Presentation: Assistant Planning Director, Marcie Diamond introduced this case to the Commission with exhibits, elevations and color board. She stated that staff is recommending approval with one condition which she read into the record. Megan Lozano, The Holmes Builders, 225 E SH 121, Suite 100, Coppell, Texas, addressed most of staff’s issues with a slide presentation to the Commission, answered questions and she stated 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: ITEM # ITEM DESCRIPTION MIN121913 Page 5 of 7 Marla Williams, 137 Hollywood Drive, Coppell, Texas, commented about mixed-used zoning locations in Coppell Lee Haskin, Martinizing Dry Cleaners, 106 N Denton Tap Road, Coppell, Texas, spoke in favor Tom Neil, Pharmacy Plus, 2901 Corporate Drive, Flower Mound, Texas, spoke in favor Chairman Haas closed the public hearing. Action: Commissioner Goodale made a motion to approve Case No. PD-268-C, Northlake Woodlands Center Retail (REVISED), a zoning change from C (Commercial) to PD-268-C (Planned Development-268-Commercial), subject to the following conditions: 1. Driveway design issues being resolved with the property owners and the Engineering Department. 2. The attached signs may be administratively approved by the Planning Director, if they are compliant with the Sign Ordinance. If not compliant, then a PD amendment would be required. 3. There may be additional comments upon detailed engineering review Commissioner Darling seconded; motion carried (6-0), with Commissioners Goodale, Sarma, Robinson, Haas, Darling and Portman voting in favor. None opposed. 9. Consider approval of the Northlake Woodlands Center, Lot 2, Block A, Minor Plat, being a minor plat to dedicate right-of-way and establish easements to allow a 4,930-square-foot retail building on 0.76 acres of property located at the northeast corner of S. Dento n Tap Road and Bethel School Road, at the request of David Hayes, Hawkeye Commercial. STAFF REP.: Marcie Diamond Presentation: Assistant Planning Director, Marcie Diamond introduced this companion case to the Commission with exhibits. She stated that staff is recommending approval with conditions which she read into the record. Megan Lozano, The Holmes Builders, 225 E SH 121, Suite 100, Coppell, Texas, was present to represent the case, answer questions and she stated agreement with staff’s recommendations. Action: Commissioner Goodale made a motion to approve the Northlake Woodlands Center, Lot 2, Block A, Minor Plat, subject to the following conditions: 1. There may be additional comments upon detail engineering review. 2. Remove the 30-foot front yard parking setback line. 3. Revise existing Mutual Access Easement instruments to reflect revised site plan. Commissioner Portman seconded; motion carried (6-0), with Commissioners Goodale, Sarma, Robinson, Haas, Darling and Portman voting in favor. None opposed. ITEM # ITEM DESCRIPTION MIN121913 Page 6 of 7 10. Update on Council action for planning agenda items on December 10, 2013: A. An Ordinance for Case No. PD-194R5-LI, Amberpoint Distribution Center, a zoning change from PD-194R2-LI to PD-194R5-LI, to attach a Detail Plan to allow the development of a 198,802-square-foot office/warehouse on 12.7 acres of property located at the north east corner of Royal Lane and Northpoint Drive. B. The Fire Station No. 1, Lots 1R1 & 1R2, Block 1, Replat, being a replat of Lot 1, Block 1, into two lots (500 Southwestern Boulevard), containing 3.53 acres of property located at the northwest corner of S. Coppell Road and Southwestern Boulevard. C. The Coppell Service Center, Lot 1R2 & Lot 2, Block 1, Replat, being a replat of Lot 1R, Block 1, Coppell Service Center, to include Lot 1, Block E, of the Old Town (Main Street) Phase II Addition establishing Lot 1R2, Block 1, Coppell Service Center Addition and to incorporate Lots 6 & 7, Block A of The Villages of Old Coppell as Lot 2, Block 1, Coppell Service Center Addition, containing 13.54 acres of property, located along the northeast corner of S. Coppell Road and the DART right - of-way. D. The Grapevine Springs Community Ctr., Lots 1R & 3, Block A, Replat/Minor Plat, being a replat of Lot 1, Block A, Grapevine Springs Community Center and a minor plat of Lot 3, Block A, to revise the boundaries of Lot 1, Block A and to plat Lot 3, Block A, dedicating 762 square feet of right-of-way on Bethel Road on 21.28 acres of property, located along the south side of Bethel Road, approximately 400 feet east of S. Coppell Road. E. Case No. PD-269-SF-12, St Alphonsa Catholic Church, a zoning change request from S-1247R-SF-12 to PD-269-SF-12, to attach a Detail Site Plan to allow the expansion of the existing building and parking, retention of the telecommunication facilities and to allow the retention of the existing wood and chain link fences on the north and east property lines, respectively, in lieu of a required masonry screening wall on 5.5 acres of property located 200 S. Heartz Road. F. The Gateway Business Park No. 3, AAA, Lot 1R, Block A, Replat, being a replat of Lots 1 & 2, Block A, to combine the two lots into one and to revise existing fire lanes and easements to allow a revised site plan to accommodate a 248,980 -square-foot building on 18.07 acres of property located at the northwest corner of Freeport Parkway and IH 635. G. APPEAL Case No. PD-237R5-HC/RBN, Trinsic, a zoning change request from A to PD-237R5-HC/RBN, to attach a Conceptual Plan for hotel, multifamily, retail and office uses on 20.74 acres of property located on the eastside of South Belt Line Road between East Dividend and Chartwell Drive. H. APPEAL Case No. PD-237R6-RBN, Trinsic-Aura, a zoning change request from PD- 237R5-HC/RBN to PD-237R6-RBN, to attach a Detail Site Plan for 331 multifamily units and accessory uses on 11.18 acres of property located on the eastside of South Belt Line Road between East Dividend and Chartwell Drive. During the Pre-Session, Planning Director, Gary Sieb advised the Commission of Council’s actions on December 10, 2013 and stated that Council approved all of the above-stated items except Item G and Item H. Council remanded Item G back to the Planning Commission and Item H was withdrawn. ITEM # ITEM DESCRIPTION MIN121913 Page 7 of 7 11. Director’s Comments. Planning Director, Gary Sieb, mentioned the mixed use zoning classification of the 2030 Coppell Comprehensive Master Plan and changes to the plan will be discussed as a work session item by the City Council and the Planning Commission will be briefed at the next meeting. ADJOURNMENT With nothing further to discuss, the meeting adjourned at approximately 8:10 p.m. __________________________________ Edmund Haas, Chairman __________________________________ Juanita A. Miles, Secretary CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Belmont Landing, Final Plat Extension P&Z HEARING DATE: January 16, 2014 STAFF REP.: Marcie Diamond, Assistant Director of Planning LOCATION: South side of E. Belt Line Road, 450 feet west of South MacArthur Blvd. SIZE OF AREA: 15.18 acres of property CURRENT ZONING: PD-261-RBN (Planned Development 261-Residential Urban Neighborhood) REQUEST: An extension of the final plat approval to allow the development of 55 single- family lots and three (3) common area lots. APPLICANT: Larry Jackson Engineer: David Weekley Homes Casey Ross 3301 North I-35 Dowdey, Anderson & Associates, Inc. Carrollton, Texas 75007 5225 Village Creek Drive , Suite 200 972-323-7503 Plano, Texas 75093 972-931-0694 cross@daa-civil.com HISTORY: On April 9, 2013, Council followed the recommendation of the Planning and Zoning Commission and approved a rezoning request from C (Commercial) to PD-261-RBN (Planned Development 261-Residential Urban Neighborhood), to allow the development of 55 single-family residences and three (3) common area lots. On June 11, 2013 Council approved a Preliminary Plat for this property, and also granted Planning and Zoning Commission approval authority for the Final Plat. On August 15, 2013 the Planning and Zoning Commission approved the Final Plat for this property. DISCUSSION: Per the Subdivision Ordinance, the approval of Final Plat will expire if not submitted for signatures by City officials within six months of approval. This time period may be extended by the body that approved the plat. The applicant is requesting a six-month extension to allow additional time to resolve outstanding issues relating to franchise utilities. ITEM # 6 Page 1 of 2 RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL of a six-month extension of the Final Plat for Belmont Landing from February 16, 2014 to August 16, 2014. ATTACHMENTS: 1. Letter Requesting Extension 2. Final Plat ITEM # 6 Page 2 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Case No.: PD-265-TH-1, Canterbury Court P&Z HEARING DATE: October 17, 2013 (December 19, 2013) revisions to initial submittal in bold; January 16, 2014 continued to this date at Commission recommendation C.C. HEARING DATE: November 12, 2013 (January 14, 2014) February 11, 2014 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: North side of E. Belt Line Road, 1700 feet west of Moore Road SIZE OF AREA: Three (3) acres of property CURRENT ZONING: LI (Light Industrial) REQUEST: A zoning change to PD-265-TH-1 (Planned Development-265-Town House One), to allow the development of 22 (16) single-family lots and three (3) two (2) common area lots. APPLICANT: Owner Prospective Purchaser Ind. Dev. International J. R. Rose, Architecture Doug Johnson Jason Rose 5420 LBJ Freeway 141 Dickens Drive Dallas, TX. 75240 Coppell, TX. 75019 (972) 560-7001 (214) 454-7895 Fax: (972) 560-7007 Fax: (972) 534-2850 Email: djohnson@idi.com email: jason@jrosearchitect.com HISTORY: There has been no recent development history on this parcel. It is basically a leave out from an industrial/warehouse building IDI built to the west of this parcel in the mid 2000’s. On October 17, 2013, the Planning Commission voted to continue this zoning request to the December 19 public hearing to allow the developer to address staff concerns with the original submittal. At the December hearing, the Commission elected to continue the hearing to the January agenda because of the number of unresolved issues still needing additional attention. HISTORIC COMMENT: We have found nothing of historic significance attached to this property. ITEM # 7 Page 1 of 6 TRANSPORTATION: Beltline Road is a P6D, four-lane, concrete, divided highway built to standard within a 110-foot right-of-way which can be expanded to three lanes in each direction. This portion of Beltline is in the city of Dallas. SURROUNDING LAND USE & ZONING: North: single family residences; Planned Development-104-SF-9 South: vacant property; within the City of Dallas East: vacant land; “A”, Agriculture West: industrial warehouse; “LI”, Light Industrial COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate for Urban Residential neighborhood. DISCUSSION: This is a difficult case to review. In fact, it was initially scheduled to be heard back in August, postponed to September, and postponed again to this October hearing. The problem relates to the Comprehensive Master Plan which suggests urban residential land use for this parcel. Staff concern with this application relates to the fact that the property is located adjacent to a 50-mile per hour major city street with the highest posted speed limit within Coppell. Contributing to our concerns is the fact that a rail line is immediately adjacent to the north side of this parcel, and the entire property is only three acres in size. Another concern is the presence of a large warehouse facility just to the west of this property—not the best neighbor to be adjacent to residences. In addition, Beltline Road is actually in the city of Dallas, and permission from Dallas is needed for curb cuts and access to the property (see attached letter). With a major highway on one side, a busy warehouse on another, and a railroad projected to be a future DART line on the north, staff questions the practicality of this being a residential site. If residential development is to be allowed here it has to recognize the impacts of these negative influences. To address these negatives, greater buffers including higher and more massive screening walls (thin-wall construction as shown on the applicant’s exhibit, is not appropriate here), and substantially more buffer landscaping needs to be shown on the Site Plan. Soundly built eight-foot high screening walls are appropriate, and a landscape buffer greater than 15 feet in width and including more than just the planting of three inch minimal sized trees adjacent to the screening wall is needed. If these additional screening/landscape suggestions are followed, density on the property will be reduced to a more workable level and a reduction in density will result in larger lot sizes and reduced negative living conditions on the parcel. The Comprehensive Plan calls for density in an Urban Residential Neighborhood of at least four units per acre, but with the limitations of this three-acre site, a density of no more than 12 units should be the absolute maximum allowed here. The dog-leg lot pattern is troubling at this location, Engineering finds the street pattern awkward, more work needs to be done on the entry into the development and the proposed lot sizes and density are inappropriate at this location. The traffic study (attached) was analyzed by our Engineering staff and questions regarding its conclusions remain. ITEM # 7 Page 2 of 6 If suggestions regarding density, access, buffer enhancement, lot design, landscaping, screening, and the other concerns addressed above are resolved, we could be more receptive to this request. Without these changes--at a minimum-- there is no way we can recommend approval of this request. The long term negative living conditions that would result from such a high density project cannot be ignored. Density needs to be rethought, lot sizes need enlargement, the railroad right-of-way needs a buffer, and landscape screening along Belt Line Road needs substantial enlargement. These are all challenging tasks that must be clearly thought out and addressed before this property is ready for residential development. Until that is done, staff cannot support this proposal as the long term negative living conditions that would result from such a high density project cannot be ignored. Our initial concerns with this application boiled down to the site itself, density, lot sizes, access, DART buffer, landscaping and screening wall design. The Site There is not much that can be done to enhance the parcel itself. It is small, will always have the DART line, a 50-mile per hour main thoroughfare immediately adjacent to the parcel, and a large warehouse just to the west. The only way to mitigate these negative site conditions is to modify the density, enlarge the lots and increase the buffer areas. We continue to have these concerns, and the applicant continues to reject several of them, as discussed below. Density/Lot Sizes The initial application requested 22 lots for this parcel. Recognizing that lot count was excessive, the revised plan reflects 16 lots. We would be more comfortable with 12 lots by eliminating the 3 immediately adjacent to Belt Line Road. That area should be devoted to additional landscaping to better buffer and improve the livability of the proposed development. The applicant has made no changes to the density of this project. Access Access has been moved away from the curve on Belt Line Road and we are now comfortable with its location. We support the access location. DART Buffer With a minimal 15-foot setback from the back of a house to the DART right- of-way, additional landscape buffering needs to be shown on that common property line. Also, note Landscaping comments, below. The applicant has added one four inch caliper Southern Live Oak tree to the back yard of each lot adjacent to the DART line. Landscaping The minimum size in caliper inches for tree planting in Coppell is 3 inches. That is what this applicant shows on the Landscape Plan. The tree buffer needs to be upgraded to at least four-inch caliper trees wherever shown on the Plan. In addition, a landscape buffer including over-story trees needs to ITEM # 7 Page 3 of 6 be added to the common DART/property line on the North. The applicant has complied and revised the Landscape Plan to reflect that all trees will be four inch caliper. Screening Wall Design We are continually criticized by HOA’s regarding our allowed thin wall screening guideline. Increasingly these walls are failing and require expensive repair. In an attempt to address this shortcoming in our wall criteria, we are in process of eliminating thin wall construction throughout the city with an ordinance modification that will reach Council mid-2014. The thin wall shown on these plans should be modified to reflect a more substantial wall design such as the Alexander Court wall on Denton Tap/Bethel, or the undulating wall at Red Hawk at the corner of Bethel School and Denton Tap. This subject was discussed at the last hearing (December), and the applicant basically shows the same wall not supported at that meeting. We still have concerns with this wall design and feel a more substantial construction needs to be addressed. It is still a brick thin wall unit. Once the wall is built, the developer walks away and the neighborhood is saddled with its maintenance. This wall needs to be redesigned with a much more substantial base, incorporating construction techniques/design similar to ones in existing screening walls along our major thoroughfares such as Alexander Court or Red Hawk. SYNOPSIS We have reviewed this case with detailed comments over an extended period of time with very little feed-back from the applicant. Listed below are at least 22 conditions that must be addressed before this case can obtain staff approval. Because of the number of concerns that need to be reconciled before we can support this development, staff recommends this case be held under advisement with the hearing left open until the January Planning and Zoning Commission meeting (January 16, 2014). Hopefully, given the extra time to comply with staff concerns, the applicant will obtain a more favorable staff review. There are just too many loose ends that need to be addressed before this case should go forward. Among our comments: 1. Reduce density to 12 lots by eliminating the three next to Beltline Road and increasing the width of lots 4-14 by 5 feet. 2. Add additional landscaping adjacent to the DART/property lines by adding over-story trees. 3. Change minimum caliper of trees from three-inch to four-inch 4. Eliminate any thin wall construction and replace it with an eight-foot tall wall similar in construction to the Red Hawk or Alexander Court screening walls. 5. There will be additional comments during detailed engineering review. 6. Storm drain connection needs to be approved by the City of Dallas and an approval letter submitted to us. 7. Drainage into DART row will need to be approved by DART and approval letter submitted to us. ITEM # 7 Page 4 of 6 8. The driveway and median cuts need to be permitted through the City of Dallas. 9. Screening wall not allowed in utility easement. 10. Sidewalks required along Beltline Road. 11. Trees will not be allowed on top of the water lines/easements. 12. Hidden Forest Court street name needs to change. 13. Median opening on Beltline Road will be required. 14. Additional fire hydrant required near the parking stalls. 15. Tree removal permit required before start of construction. 16. Park Development fees of $1,285.00 per lot. 17. “Dog leg” lots not desirable. 18. Trees shown on Landscape Plan and Site plan do not track. 19. All landscaping must be on your property not the City of Dallas. 20. Indicate stamped entry on Landscape Plan. 21. Add a PD condition to Site Plan and Floor Plan exhibits indicating these units will have a maximum of three bedrooms as shown on the floor plan. 22. Plant material list missing from Landscape Plan To summarize the applicant’s response to the conditions listed above: #1 is still unresolved; #2 and #3 have been complied with; #4 is still outstanding; #5 through #9 have Engineering ok; #10 shows the required 5 foot sidewalks, but a 5 foot width note needs to be added; #11 has been acknowledged by applicant; #12 street name shall be Cameron Court; #13 has been acknowledged; #14 through # 16 have been complied with although #15 and #16 will be specific conditions for approval ; #17 applicant disagrees with; #18 is still wrong, #19 through # 21 complied with, #22 added under latest review. We are left with several issues based upon our initial review of this case and one issue raised by Commission. Regarding the stated issues: One, determine the proper density for this project. Two, re-design of the screening wall. Three, the “dog leg” concern. The Commission had additionally asked for guarantee that some one story units be built in this project. The applicant has not specifically stated that one story units will be built here. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending DENIAL of this request for the reasons outlined above CONTINUATION of this case until the January 16, 2014 Public hearing, with the hearing left open. APPROVAL of this case with the following conditions: 1. 12 dwelling units on this parcel. 2. Redesign screen wall to be more substantial. 3. Tree removal permit required before start of construction. 4. Park Development fees of $1285 per residential lot. 5. “Dog leg” lots not desirable. 6. Trees on Landscape Plan and Site Plan do not track. 7. Plant material list missing from Landscape Plan 8. Show sidewalk width of 5 feet on all exhibits. 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 # 7 Page 5 of 6 ATTACHMENTS: 1. Dallas contact letter from Jason Rose dated August 15, 2013 2. Electronic Traffic Analysis letter from Stephen Moore dated August 5, 2013 3. Enlarged drawing of city limits, easements and wall location with dimensions. 4. Colored Perspective/Elevations/Floor Plan Drawings (nine 11x17 inch exhibits) 5. Site Plan (Sheet O1) 6. Typical House Side Elevation and with First and Second Floor Plan (Sheet A1) 7. Tree Removal Plan (Sheet L1) 8. Landscape Plan (Sheet L3) 9. Screening Wall Details (Sheet S1) ITEM # 7 Page 6 of 6 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Canterbury Court, Preliminary Plat P&Z HEARING DATE: October 17, 2013 (December 19, 2013) revisions to initial submittal in bold; January 16, 2014 continued to this date at Commission recommendation C.C. HEARING DATE: November 12, 2013 (January 14, 2014) February 11, 2014 STAFF REP.: Gary L. Sieb, Director of Planning LOCATION: North side of E. Belt Line Road, 1700 feet west of Moore Road SIZE OF AREA: Three (3) acres of property CURRENT ZONING: LI (Light Industrial) REQUEST: A preliminary plat to allow the development of 22 (16) single-family lots and three (3) two (2) common area lots. APPLICANT: Owner Prospective Purchaser Ind. Dev. International J. R. Rose, Architecture Doug Johnson Jason Rose 5420 LBJ Freeway 141 Dickens Drive Dallas, TX. 75240 Coppell, TX. 75019 (972) 560-7001 (214) 454-7895 Fax: (972) 560-7007 Fax: (972) 534-2850 Email: djohnson@idi.com email: jason@jrosearchitect.com HISTORY: There has been no recent development history on this parcel. It is basically a leave out from an industrial/warehouse building IDI built to the west of this parcel in the mid 2000’s. On October 17, 2013, a preliminary plat request to subdivide this tract into 22 single family lots with three (3) common areas was denied by the Planning Commission. At that meeting the applicant was instructed to rectify staff concerns with the requested zoning reflected by this plat and urged to resubmit a revised subdivision for the December 19, public hearing. The applicant has complied with that suggestion. Because the Commission elected to continue the zoning case reflected by this Preliminary Plat to January, they had to deny this subdivision. They directed staff to bring it back at the January hearing. HISTORIC COMMENT: We have found nothing of historic significance attached to this property. ITEM # 8 Page 1 of 2 TRANSPORTATION: Beltline Road is a P6D, four-lane, concrete, divided highway built to standard within a 110-foot right-of-way which can be expanded to three lanes in each direction. This portion of Beltline is in the city of Dallas. SURROUNDING LAND USE & ZONING: North: single family residences; Planned Development-104-SF-9 South: vacant property; within the City of Dallas East: vacant land: “A”, Agriculture West: industrial warehouse; “LI”, Light Industrial COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate for Urban Residential neighborhood. DISCUSSION: Because we could not support the zoning request which preceded this subdivision plat, staff cannot recommend approval of this proposal. It is too dense, does not respect the physical nature of the site, is designed in a fashion that does not reflect sound land use planning, provides inadequate utility easements as well as substandard cul-de-sac dimensions, and ignores a number of quality of life issues such as noise abatement, livability, and subdivision layout, among others. There are a vast number of issues with the zoning case being reflected by this Preliminary Plat that still need to be resolved--at least 21. We were forced to recommend the zoning case be continued to resolve those conditional concerns. That being the case, we must again ask that this Plat be denied until the zoning application is more in line with our review comments. We would further recommend that this Preliminary Plat be re-submitted for Commission consideration at the January 16, 2014 public hearing. The applicant has complied with the recommendation of the Planning Commission and resubmits the Preliminary Plat with this request. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending DENIAL APPROVAL of this subdivision request if the conditions recommended for the PD approval are addressed, for the reasons outlined above. We further recommend that this Preliminary Plat be re-submitted for consideration by the Planning Commission on January 16, 2014, hopefully addressing the concerns of staff outlined in the zoning application review comments. with the following conditions: 1. There will be additional comments during detailed engineering plan review. 2. Obtain all approvals required by the City of Dallas. 3. Subdivision name is wrong on Preliminary Plat—should be Canterbury Court. ALTERNATIVES: 1. Recommend approval of the request 2. Recommend disapproval of the request 3. Recommend modification of the request ATTACHMENTS: 1. Preliminary Plat Document resubmitted ITEM # 8 Page 2 of 2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO. PD-270-RBN, The Avenue at Denton Tap P&Z HEARING DATE: January 16, 2014 C.C. HEARING DATE: February 11, 2014 STAFF REP.: Matt Steer, City Planner LOCATION: NWC of Southwestern Boulevard and S. Denton Tap Road SIZE OF AREA: 1.77 acres of property CURRENT ZONING: C (Commercial) REQUEST: A zoning change to PD-270-RBN (Planned Development-270-Residential Urban Neighborhood), to allow 29 multifamily units and 8,575 square feet of office/retail uses. APPLICANT: Applicant: Architect: Dr. Prabhav Tella GPF Architects, LLC 825 W. Royal Lane, Suite 230 440 W. Bethel Road Irving, Texas 75039 Coppell, Texas 75019 Phone: 855-349-6885 972-824-7966 Email: tprabhav@hotmail.com gpfarchitects@gmail.com HISTORY: There has not been any recent development activity on this vacant property. HISTORIC COMMENT: This property has no known historic significance. TRANSPORTATION: Denton Tap Road is a P6D, six-lane divided thoroughfare built to standard within a 120-foot right-of-way. Bullock Street is a 24-foot unimproved local road within a 50-foot right-of-way. The applicant has agreed to improve the asphalt surface to concrete from the former Southwestern right-of-way to the proposed drive approach. SURROUNDING LAND USE & ZONING: North – residential and Retail Shopping Center; PD-198-SF-7 C (Commercial) South – former Southwestern right-of-way, Dairy Queen Restaurant, Vacant Land; C (Commercial) East – Office (The Mercantile); C (Commercial) West – Vacant and Residential; C (Commercial) and PD-198-SF-7 ITEM # 9 Page 1 of 5 COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, designates this area as Mixed-Use Neighborhood Center. The purpose of which is “To provide areas for neighborhood serving retail, restaurant and service uses, as well as upper story residential uses above commercial uses…” This land use category has been designated as appropriate at various locations in the City of Coppell including: the northeast, northwest and southeast corners of Sandy Lake and MacArthur; Bethel School Road and Denton Tap Road; Belt Line and Southwestern; and in Old Coppell; therefore, the appropriate uses, densities and heights will vary depending on the specific location and abutting land uses. DISCUSSION: This request is for a Planned Development (PD) District, based on the Mixed-Use Neighborhood Center land use designation of the 2030 Comprehensive Plan. Typically, PD Districts designate a base Zoning District as defined in the Zoning Ordinance (i.e. SF-12, TH-2, C, RBN) to base development standards and then incorporate various exhibits (site plans, landscape plans and elevations) as well as written PD conditions which modify the regulations in the base district to be applicable for the particular development. The RBN district is a newly created district designed to assist in the implementation of the Comprehensive Plan and was used to formulate this proposed PD. This proposed development is compliant with many aspects of this district, but warrants deviations to the requirements in some areas. Land Uses: This proposal is for 29 multifamily units (16 second floor & 13 third floor) with 8,575 square feet of office/retail on the 1st floor. Community rooms are proposed to be located on both the second and third floor within the main structure. Also noted on the Site Plan is a Future Community Center. More detail is needed regarding the community center use before staff can recommend approval of this component (i.e. height, elevations, purpose, ownership, maintenance responsibilities, etc…). This overall concept is supported and encouraged both by the RBN District of the Zoning Ordinance and the Mixed-Use Neighborhood Center Land Use Designation of the Comprehensive Master Plan. Setbacks: This building is proposed to be setback 43 feet from Denton Tap Road and 69 feet from Bullock Street. In the RBN District, “build-to lines” are required in lieu of minimum setbacks as required in all other districts. These are recommended to be altered within this Planned Development District due to the unique location of this proposal on Denton Tap Road and the single family residential proximity. Typically, a 10-foot “build-to line” is required adjacent to a local road (Bullock). The intent of this regulation was for a new development fronting on a local road internal to its respective development not be located more than 10 feet from the property line (similar to what is currently found in the Old Town Main Street development). It is recommended that the 69-foot setback be allowed in this instance to keep a buffer and transition from the residential neighborhood into the proposed higher intensity mixed use development. ITEM # 9 Page 2 of 5 A 36.5-foot setback is proposed along the northwest property line. This is adjacent to a 25-foot right-of-way owned by the city which provides even a greater separation from the residential neighborhood. The main building is 43 feet from the Denton Tap Road right-of-way where the RBN District calls for a building to be no more than 15 feet from the lot line. Staff can support this deviation, as both a drive and parking are warranted for the office/retail use. Staff can support the location of the proposed main structure on site. Parking: This proposal exceeds the 116 parking space requirement by providing 119 spaces. Both the Comprehensive Plan and the RBN District encourages structured parking. In this development 41 of the 119 spaces are contained within the structure. It is recommended that this parking area on the first floor be better screened with a three-foot masonry wall incorporated into each façade and this has been listed as a condition of approval. Beyond the structured parking are 41 spaces in a parking lot. This area is proposed to be screened with a 12 foot wide landscaped area east of Bullock Street. Within the RBN District, on-street parking is encouraged where appropriate. Further, the RBN District states that off-street parking and drives shall not be placed between buildings and streets. In this instance, staff supports the proposed off-street parking and drive (similar to a slip street recognized in the Comprehensive Plan). The proposed parking located on the Denton Tap Road side is angled with a one-way drive to provide an opportunity for streetscaping without actually having dangerous on-street parking on Denton Tap. Height: The Zoning Ordinance measures height as “The vertical distance of a building measured from the average established grade at the street line or from the average natural front yard ground level, whichever is higher… to the mean height level between eaves and ridge for hip and gable roofs”. This proposal is three stories in height. In the RBN District, the height would be limited to 24 feet based on the proximity of the single story residential property. The height is proposed to be two-story (27.6 feet) on the northwest corner adjacent to the residential corner and three-story (35.5 feet) on the remainder of the building. Staff can support the request, as additional height is warranted in this development due to it being adjacent to Denton Tap and special attention has been given to the portion of the structure which is closest to the single family neighborhood. Architecture: Overall, the architecture meets the requirements of the RBN District. Staff recommends that more attention be given to the west elevation adjacent to Bullock Street. Staff is requesting that a three-foot masonry wall be incorporated into the design of the building to better enclose and screen the parking area. Also, as was depicted on the east elevation, it is recommended that the gable elements of the structure be extended to the ground. The current rendering is misleading. It should include the existing Dairy Queen to give a better perspective in terms of scale. Also, staff is recommending that a rendering of the revised building and parking lot from Southwestern and Bullock Street (view from the southwest to the northeast) be provided. ITEM # 9 Page 3 of 5 Signage: Two types of signage are shown- standard attached signage with what appear to be pin mounted letters and blade signs. Blade signs are more appropriate for this type of development and fit in well with the more urban architecture being proposed. Staff recommends deleting the pin mounted signage and proposing all blade signs. If the name of the development is desired, then a projecting blade sign from the northeast corner would be appropriate and staff would recommend that this be allowed to be approved administratively. Landscaping: The landscape areas within a RBN District are different than the typical business zoning districts where under the RBN, a minimum 15% open space/common area is required. The proposal indicates that 17% has been provided. The streetscaping of the retail/office area is adequate where street trees are being provided. However, additional landscape islands are being recommended in the parking lot where there is no structure over the parking. Not more than 15 parking spaces are typically permitted without an island and one island is required at the end of each parking row; therefore, three islands are recommended. Also, the applicant has agreed to add an evergreen area of landscaping (containing Nellie R. Stevens and Eastern Red Cedars) to the 25 foot right-of-way strip located northwest of the property to better buffer/screen this proposal from the existing residential neighborhood. Staff can support this request and believes this proposal adequately addresses a necessary transition between the existing conditions (single family residential to the northwest) and desired mixed use product called for in the Comprehensive Master Plan. There are a several outstanding conditions that staff is basing the recommendation upon and these are listed below. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL subject to the following conditions being met: 1. Additional Comments will be generated during detailed Engineering Plan Review. 2. Minor Plat approval is required prior to obtaining a building permit. 3. Park fees of $1,285 per unit shall be paid prior to building permit. 4. Draft property owners association documents are required to be submitted for attorney review and filed at the time of plat recordation if units are sold individually. 5. A three-foot masonry wall shall be incorporated in the façades of the main building to better screen parking area contained within the building. 6. Extend the gable elements of the building to the ground as depicted on the east elevation. 7. Include the Dairy Queen on the existing rendering and provide a rendering of the revised building and parking lot from Southwestern and Bullock Street (view from the southwest to the northeast). 8. Include three 150-square-foot landscape islands with an overstory tree within the proposed surface parking area where not under the structure. No more than 15 spaces are typically permitted without an island and one island is required at the end of each parking row. 9. Include the six-foot brick wall details on Elevations Sheet. 10. Delete the pin mounted signage and show all blade signs. If the name of the development is desired, depict a projecting blade sign from the northeast corner. ITEM # 9 Page 4 of 5 11. Submit Future Community Center plans to the Director of Planning for administrative review, prior to permitting or construction. 12. Label the 25-foot right-of-way northwest of the site as City of Coppell Property. Include Eastern Red Cedars and Nellie R. Stevens south of the existing fence. 13. Overhead electric line shall be relocated and buried. 14. List all requested variances to the RBN District in the PD Conditions table. 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. Rendering 2. Site Plan 3. Floor Plan 4. Elevations 5. Landscape Plan (2 pages) ITEM # 9 Page 5 of 5 BE R M U D A S O L I D S O D , T Y P . MU L C H B E D ( 2 4 " ) AT B . O . C T O A L L O W FO R C A R O V E R H A N G , T Y P . MU L C H B E D ( 2 4 " ) AT B . O . C T O A L L O W FO R C A R O V E R H A N G , T Y P . BE R M U D A S O L I D S O D , T Y P . 1 LO 40 BB L 30 BB L 55 BB L 55 BB L 60 BB L 65 BB L 1 EL O 5 LE RE F . E N G I N E E R D R A W I N G S FO R W A L L D E T A I L S , T Y P . 6 DW 4 TO 7 NR S 47 DB H 6 SO 10 LM 25 KO 1 LO 1 LO 2 LE 1 TO 3 RY 5 TS 4 LO 6 TS 2 RY 4 NR S 1 TO 6 TS 4 RY 1 TO 26 KO 5 LE 7 LM 30 DB H 7 LM 8 DB H 5 ER C 1 LE 6 EL O 1 LO 2 LE 1 LO 17 LM 5 TO 16 KO 9 TS 3 RY 5 TS 7 KO 1 TO 4 LM 4 DB H 3 LM 5 SO 18 DB H 80 BB L 10 LM 10 KO BE R M ; 4 : 1 SL O P E S , T Y P . SE C T I O N A * Mixed Use Project 12 . 9 . 1 3 1. 1 . 1 4 STATE O F T E X A S 5 72 4 A M AN A RICH D W . ARDSON GR A P H I C S C A L E FE E T 0 40 20 Sc a l e 1 " = 2 0 ' - 0 " L1 . 1 13 5 4 AW R AW R LA N D S C A P E P L A N 1 1 GENERAL LAWN NOTESEROSION CONTROL AND SOIL PREPARATION:THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TOP SOIL AT THE CORRECTGRADES. CONTRACTOR TO FINE GRADE AREAS TO REACH FINAL CONTOURS ASSPECIFIED PER CIVIL PLANS. ALL CONTOURS SHOULD ACHIEVE POSITIVE DRAINAGEAWAY FROM BUILDINGS AND STRUCTURES. WATER SHOULD NOT BE ABLE TO POOL INANY AREAS UNLESS SPECIFIED OTHERWISE. EROSION FABRIC SUCH AS JUTE MATTINGOR OPEN WEAVE TO BE USED WHERE NECESSARY TO PREVENT SOIL EROSION.ANY LOSS OF TOPSOIL OR GRASS DUE TO EROSION IS THE RESPONSIBILITY OF THECONTRACTOR UNTIL IT IS 100% ESTABLISHED.CONTRACTOR TO REMOVE ANY ROCKS 3/4" AND LARGER, STICKS AND DEBRIS PRIOR TOINSTALLATION OF TOPSOIL AND SOD.FOUR (4") OF TOPSOIL SHALL BE APPLIED TO AREAS DISTURBED BY CONSTRUCTIONRECEIVING SOD. IF TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALLPROVIDE TOPSOIL AS APPROVED BY THE OWNER OR OWNERS REPRESENTATIVE.TOPSOIL SHALL BE FRIABLE, NATURAL LOAM FREE OF ROCKS, WEEDS, BRUSH, CLAYLUMPS, ROOTS, TWIGS, LITTER AND ENVIRONMENTAL CONTAMINANTS.CONTRACTOR SHALL BE RESPONSIBLE FOR SOD UNTIL ACCEPTANCE. THIS SHALLINCLUDE, BUT NOT BE LIMITED TO: MOWING, WATERING, WEEDING, CULTIVATING,CLEANING AND REPLACING DEAD OR BARE AREAS TO KEEP PLANTS IN A VIGOROUS,HEALTHY CONDITION. SOD SHALL BE REPLACED IF NECESSARY.SOLID SOD:SOLID SOD SHALL BE PLACED ALONG ALL IMPERVIOUS EDGES, MINIMUM. THIS SHALLINCLUDE CURBS, WALKS, INLETS, MANHOLES AND PLANTING BED AREAS. SOD SHALLCOVER OTHER AREAS COMPLETELY AS INDICATED BY PLAN.SOD SHALL BE STRONGLY ROOTED DROUGHT RESISTANT SOD, NOT LESS THAN 2 YEARSOLD, FREE OF WEEDS AND UNDESIRABLE NATIVE GRASS AND MACHINE CUT TO PADTHICKNESS OF 3/4" (+1/4"), EXCLUDING TOP GROWTH AND THATCH. PROVIDE ONLY SODCAPABLE OF VIGOROUS GROWTH AND DEVELOPMENT WHEN PLANTED.DO NOT INSTALL SOD IF IT IS DORMANT OR GROUND IS FROZEN. LAY SOD WITH TIGHTLYFITTING JOINTS, NO OVERLAPS WITH STAGGERED STRIPS TO OFFSET JOINTS.SOD SHALL BE ROLLED TO CREATE A SMOOTH EVEN SURFACE. SOD SHOULD BEWATERED THOROUGHLY DURING INSTALLATION PROCESS.SHOULD INSTALLATION OCCUR BETWEEN OCTOBER 1ST AND MARCH 1ST, SOD SHALLINCLUDE AN OVER-SEED OF ANNUAL RYE OR WINTER RYEGRASS AT A RATE OF FOURPOUNDS PER ONE THOUSAND SQUARE FEET FOR A GROWN-IN APPEARANCE.CONTRACTOR SHALL ENSURE CONFORMANCE TO †115.D OF TITLE 7, PART XXIX,HORTICULTURE COMMISSION CHAPTER 1.HYDROMULCH:SCARIFY SURFACE TO A MINIMUM OF 2" DEPTH PRIOR TO THE IMPORT TOPSOILAPPLICATION. TOP SOIL SHALL BE PLACED 2" IN DEPTH IN ALL AREAS TO BE SEEDED.CONTRACTOR TO SUPPLY HIGH QUALITY IMPORTED TOPSOIL HIGH IN HUMAS ANDORGANIC CONTENT FROM A LOCAL SUPPLY. IMPORTED TOPSOIL SHALL BEREASONABLY FREE OF CLAY LUMPS, COARSE SANDS, STONES, ROOTS AND OTHERFOREIGN DEBRIS.IF INADEQUATE MOISTURE IS PRESENT IN SOIL, APPLY WATER AS NECESSARY FOROPTIMUM MOISTURE FOR SEED APPLICATION.ALL SEED SHALL BE HIGH QUALITY, TREATED LAWN TYPE SEED AND IS FREE OFNOXIOUS GRASS SEEDS. THE SEED APPLICATION SHALL BE UNIFORMLY DISTRIBUTEDON THE AREAS INDICATED ON PLANS. HYDROMULCH WITH BERMUDA GRASS SEED AT ARATE OF TWO POUNDS PER ONE THOUSAND SQUARE FEET.IF INSTALLATION OCCURS BETWEEN OCTOBER 1ST AND APRIL 1ST, ALL HYDORMULCHAREAS SHALL BE OVER-SEEDED WITH ANNUAL RYE GRASS AT A RATE OF FOUR POUNDSPER ONE THOUSAND SQUARE FEET. CONTRACTOR TO RE-HYDROMULCH WITH BERMUDAGRASS AT THE END OF THE ANNUAL RYE GROWING SEASON.AFTER APPLICATION, NO EQUIPMENT SHALL OPERATE OVER APPLIED AREAS. WATERSEEDED AREAS IMMEDIATELY AFTER INSTALLATION TO SATURATION.ALL LAWN AREAS TO BE HYDROMULCHED SHALL ACHIEVE 100% COVERAGE PRIOR TOFINAL ACCEPTANCE.LANDSCAPE NOTESREFERENCE SITEWORK AND SPECIFICATIONS FOR INFORMATION NEEDED FORLANDSCAPE WORK.CONTRACTOR TO VERIFY AND LOCATE ALL PROPOSED AND EXISTING STRUCTURES.NOTIFY LANDSCAPE ARCHITECT OR DESIGNATED REPRESENTATIVE FOR ANY LAYOUTDISCREPANCIES OR ANY CONDITION THAT WOULD PROHIBIT THE INSTALLATION ASSHOWN.CONTRACTOR SHALL CALL 811 TO VERIFY AND LOCATE AY AND ALL UTILITIES ON SITEPRIOR TO COMMENCING WORK. LANDSCAPE ARCHITECT SHOULD BE NOTIFIED OF ANYCONFLICTS.A MINIMUM OF 2% SLOPE SHALL BE PROVIDED AWAY FROM ALL STRUCTURES.LANDSCAPE ISLANDS SHALL BE CROWNED, AND UNIFORM THROUGHOUT THE SITE.ALL PLANTING AREAS SHALL BE GRADED SMOOTH TO ACHIEVE FINAL CONTOURS ASINDICATED ON PLAN WITH 3" OF TOPSOIL AND 3" OF COMPOST AND CONSISTENTLYBLENDED TO A DEPTH OF 9". ALL BEDS SHALL BE CROWNED TO ANTICIPATE SETTLEMENTAND ENSURE PROPER DRAINAGE.PLANTING AREAS AND SOD TO BE SEPARATED BY STEEL EDGING. EDGING TO BE GREENIN COLOR AND A MINIMUM OF 3/16" THICK. EDGING SHALL BE STAKED FROM THE INSIDEOF BED. EDGING NOT TO BE MORE THAN 1/2" ABOVE FINISHED GRADE.MULCH SHALL BE INSTALLED AT 1/2" BELOW THE TOPS OF SIDEWALKS AND CURBING.QUANTITIES ON THESE PLANS ARE FOR REFERENCE ONLY. THE SPACING OF PLANTSSHOULD BE AS INDICATED ON PLANS OR OTHERWISE NOTED. ALL TREES AND SHRUBSSHALL BE PLANTED PER DETAILS.CONTAINER GROWN PLANT MATERIAL IS PREFERRED HOWEVER BALL AND BURLAPPLANT MATERIAL CAN BE SUBSTITUTED IF NEED BE AND IS APPROPRIATE TO THE SIZEAND QUALITY INDICATED ON THE PLANT MATERIAL LIST.TREES SHALL BE PLANTED AT A MINIMUM OF 5' FROM ANY UTILITY LINE, SIDEWALK ORCURB. TREES SHALL ALSO BE 10' CLEAR FROM FIRE HYDRANTS.4" OF SHREDDED HARDWOOD MULCH (2" SETTLED THICKNESS) SHALL BE PLACED OVER4.1 OZ WOVEN, WEED BARRIER FABRIC OR APPROVED EQUAL. WEED BARRIER FABRICSHALL BE USED IN PLANT BEDS AND AROUND ALL TREES AND SHALL BE DE WITT 'WEEDBARRIER' OR APPROVED EQUAL. MULCH SHALL BE SHREDDED BARK OR RUBBERLANDSCAPE MULCH, PINE STRAW MULCH IS PROHIBITED.CONTRACTOR TO PROVIDE UNIT PRICING OF LANDSCAPE MATERIALS AND BERESPONSIBLE FOR OBTAINING ALL LANDSCAPE AND IRRIGATION PERMITS.IRRIGATION:IN THE ABSENCE OF AN IRRIGATION SYSTEM OR AREAS BEYOND THE COVERAGE LIMITSOF A PERMANENT IRRIGATION SYSTEM, CONTRACTOR SHALL WATER SOD TEMPORARILY,BY ANY MEANS AVAILABLE, TO DEVELOP ADEQUATE GROWTH AND . TURF SHALL BEW100% ESTABLISHMENT.ALL PLANTING BEDS SHALL HAVE AN AUTOMATIC IRRIGATION SYSTEM WITH AFREEZE/RAIN SENSOR. SYSTEM SHALL ALSO HAVE AN ET WEATHER BASED CONTROLLERAND BE DESIGNED AND INSTALLED BY A LICENSED IRRIGATOR.MAINTENANCE REQUIREMENTS:VEGETATION SHOULD BE INSPECTED REGULARLY TO ENSURE THAT PLANT MATERIAL ISESTABLISHING PROPERLY AND REMAINS IN A HEALTHY GROWING CONDITIONAPPROPRIATE FOR THE SEASON. IF DAMAGED OR REMOVED, PLANTS MUST BEREPLACED BY A SIMILAR VARIETY AND SIZE.MOWING, TRIMMING, EDGING AND SUPERVISION OF WATER APPLICATIONS SHALL BE THERESPONSIBILITY OF THE CONTRACTOR UNTIL THE OWNER OR OWNER'SREPRESENTATIVE ACCEPTS AND ASSUMES REGULAR MAINTENANCE.ALL LANDSCAPE AREAS SHOULD BE CLEANED AND KEPT FREE OF TRASH, DEBRIS,WEEDS AND OTHER MATERIAL.MISCELLANEOUS MATERIALS:STEEL EDGING SHALL BE 3/16" X 4 X 16' DARK GREEN DURAEDG E S T E E L LANDSCAPE EDGING.RIVER ROCK SHALL BE ARIZONA RIVER ROCK, 1 1/2" - 4" DIAME T E R . RI V E R ROCK SHALL BE COMPACTED TO A MINIMUM OF 3" DEPTH OVER F I L T E R FABRIC.DECOMPOSED GRANITE SHALL CONSIST OF A NATURAL MIX OF G R A N I T E AGGREGATE NOT TO EXCEED 1/8" IN DIAMETER AND COMPOSE D O F VARIOUS STAGES OF DECOMPOSED EARTH BASE. DG SHALL B E P L A C E D OVER FILTER FABRIC AT A MINIMUM OF 3" DEPTH.BOULDERS SHALL BE ON AVERAGE 36" X 24" X 24" AND A MIN. O F 5 0 0 L B S . BOULDER TO BE SET IN GROUND ON A 1" SAND SETTING BEDAPPROXIMATELY 2" BELOW FINISH GRADE. BOULDER SHOULD H A V E A WEATHERED FINISH. EACH BOULDER HAS A NATURAL TOP AND B O T T O M . ENSURE THAT THE BOULDER IS POSITIONED CORRECTLY BEFO R E INSTALLATION. * Mixed Use Project 12 . 9 . 1 3 1. 1 . 1 4 STATE O F T E X A S 5 72 4 A M AN A RICH D W . ARDSON L1 . 2 13 5 4 AW R AW R LA N D S C A P E S P E C I F I C A T I O N S AN D D E T A I L S SECTION 32 9300 - LANDSCAPEPART 1 - GENERAL1.1REFERENCE DOCUMENTSA.REFER TO LANDSCAPE PLANS, NOTES, AND DETAILS FOR ADDITIONALREQUIREMENTS1.2DESCRIPTION OF WORKA.FURNISH ALL LABOR, MATERIALS, EQUIPMENT, AND SERVICESNECESSARY TO PROVIDE ALL WORK, COMPLETE IN PLACE AS SHOWNAND SPECIFIED. WORK SHOULD INCLUDE:A.PLANTING OF TREES, SHRUBS AND GRASSESa.SEEDINGb.BED PREPARATION AND FERTILIZATIONc.WATER AND MAINTENANCE UNTIL FINAL ACCEPTANCEd.WORK GUARANTEE1.3REFERENCESA.AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) Z60.1 - NURSERYSTOCKB.TEXAS STATE DEPARTMENT OF AGRICULTUREC.TEXAS ASSOCIATION OF NURSERYMEN, GRADES AND STANDARDS1.4SUBMITTALSA.PROVIDE REPRESENTATIVE QUANTITIES OF EACH SOIL, MULCH, BED MIX,GRAVEL AND STONE BEFORE INSTALLATION. SAMPLES TO BE APPROVEDBY OWNER'S REPRESENTATIVE BEFORE USE.B.SOIL AMENDMENTS AND FERTILIZERS SHOULD BE RESEARCHED ANDBASED ON THE SOILS IN THE AREA.C.BEFORE INSTALLATION, SUBMIT DOCUMENTATION THAT PLANTMATERIALS ARE AVAILABLE AND HAVE BEEN RESERVED. FOR ANY PLANTMATERIAL NOT AVAILABLE, SUBMIT REQUEST FOR SUBSTITUTION.1.5JOB CONDITIONS, DELIVERY, STORAGE AND HANDLINGA.GENERAL CONTRACTOR TO COMPLETE WORK BEFORE LANDSCAPECONTRACTOR TO COMMENCE. ALL PLANTING BED AREAS SHALL BE LEFTTHREE INCHES BELOW FINAL GRADE OF SIDEWALKS, DRIVES ANDCURBS. ALL AREAS TO RECEIVE SOLID SOD SHALL BE LEFT ONE INCHBELOW THE FINAL GRADE OF WALKS, DRIVES AND CURBS.CONSTRUCTION DEBRIS SHALL BE REMOVED PRIOR TO LANDSCAPECONTRACTOR BEGINNING WORK.B.ALL PACKAGED MATERIALS SHALL BE SEALED IN CONTAINERS SHOWINGWEIGHT, ANALYSIS AND NAME OF MANUFACTURER. ALL MATERIALSSHALL BE PROTECTED FROM DETERIORATION IN TRANSIT AND WHILESTORED ON SITE.C.DELIVER PLANT MATERIALS IMMEDIATELY PRIOR TO INSTALLATION.PLANT MATERIALS SHOULD BE INSTALLED ON THE SAME DAY ASDELIVERED. IF PLANTING CANNOT BE INSTALLED ON THE SAME DAY,PROVIDE ADDITIONAL PROTECTION TO MAINTAIN PLANTS IN A HEALTHY,VIGOROUS CONDITION.D.STORE PLANT MATERIALS IN SHADE, PROTECT FROM FREEZING ANDDRYING.E.KEEP PLANT MATERIALS MOIST AND PROTECT FROM DAMAGE TO ROOTBALLS, TRUNKS AND BRANCHES.F.PROTECT ROOT BALLS BY HEELING WITH SAWDUST OR OTHER MOISTURERETAINING MATERIAL IF NOT PLANTED WITHIN 24 HOURS OF DELIVERY.G.NOTIFY OWNER'S REPRESENTATIVE OF DELIVERY SCHEDULE 72 HOURS INADVANCE.H.FOR BALLED AND BURLAPPED PLANTS - DIG AND PREPARE SHIPMENT INA MANNER THAT WILL NOT DAMAGE ROOTS, BRANCHES, SHAPE, ANDFUTURE DEVELOPMENT.I.CONTAINER GROWN PLANTS - DELIVER PLANTS IN CONTAINER TO HOLDBALL SHAPE AND PROTECT ROOT MASS.J.STORAGE OF ALL MATERIALS AND EQUIPMENT WILL BE AT THE RISK OFTHE LANDSCAPE CONTRACTOR. OWNER WILL NOT BE HELDRESPONSIBLE FOR THEFT OR DAMAGE.1.6SEQUENCINGA.INSTALL TREES, SHRUBS, AND LINER STOCK PLANT MATERIALS PRIOR TOINSTALLATION OF LAWN/SOLID SOD.1.7WARRANTIES/GUARANTEEA.FURNISH WRITTEN WARRANTY THAT PLANT MATERIALS WILL BE IN AHEALTHY, VIGOROUS GROWING CONDITION FOR ONE YEAR (TWELVEMONTHS) AFTER FINAL ACCEPTANCE. DAMAGE DUE TO ACTS OF GOD,VANDALISM, OR NEGLIGENCE BY OWNER IS EXCLUDED.B.REPLACE DEAD, UNHEALTHY, AND UNSIGHTLY PLANT MATERIAL WITHINWARRANTY PERIOD UPON NOTIFICATION BY OWNER OR OWNER'SREPRESENTATIVE. PLANTS USED FOR REPLACEMENT SHALL BE OF THESAME SIZE AND KIND AS THOSE ORIGINALLY PLANTED OR SPECIFIED.C.THE OWNER AGREES THAT FOR THE ONE YEAR WARRANTY PERIOD TO BEEFFECTIVE, HE WILL WATER PLANTS AT LEAST TWICE A WEEK DURINGDRY PERIODS.D.NOTIFY OWNER OR OWNER'S REPRESENTATIVE SEVEN DAYS PRIOR TOTHE EXPIRATION OF THE WARRANTY PERIOD.a.REMOVE DEAD, UNHEALTHY AND UNSIGHTLY PLANTSb.REMOVE GUYING AND STAKING MATERIALS.1.8MAINTENANCEA.MAINTAIN PLANT LIFE AND PLANTING BEDS IMMEDIATELY AFTERPLACEMENT AND FOR MINIMUM 30 DAYS AFTER FINAL ACCEPTANCE.B.REPLACE DEAD OR DYING PLANTS WITH PLANTS OF SAME SIZE ANDSPECIES AS SPECIFIED.C.REMOVE TRASH, DEBRIS, AND LITTER. WATER, PRUNE, FERTILIZE, WEEDAND APPLY HERBICIDES AND FUNGICIDES AS REQUIRED.D.REMOVE CLIPPINGS AND DEBRIS FROM SITE PROMPTLY . E.COORDINATE WITH OPERATION OF IRRIGATION SY S T E M TO EN S U R E THAT PLANTS ARE ADEQUATELY WATERS. HAND WA T E R AR E A S NO T RECEIVING ADEQUATE WATER FROM AN IRRIGATION SY S T E M . F.RESET SETTLED PLANTSG.REAPPLY MULCH TO BARE AND THIN AREAS.1.9QUALITY ASSURANCEA.COMPLY WITH ALL FEDERAL, STATE, COUNTY AND LO C A L RE G U L A T I O N S GOVERNING LANDSCAPE MATERIALS AND WORK.B.EMPLOY PERSONNEL EXPERIENCED AND FAMILIAR WI T H TH E RE Q U I R E D WORK AND SUPERVISION BY A FOREMAN.C.DO NOT MAKE PLANT MATERIAL SUBSTITUTIONS. IF TH E LA N D S C A P E MATERIAL SPECIFIED IS NOT READILY AVAILABLE, SU B M I T PR O O F TO LANDSCAPE ARCHITECT ALONG WITH THE PROPOSED MA T E R I A L TO BE USED IN LIEU OF THE SPECIFIED PLANT.D.ALL TREES SHALL BE MEASURED BY DIAMETER BREA S T HE I G H T (D B H ) . DO NOT TRIM OR PRUNE TREES AND SHRUBS TO ME E T TH E REQUIREMENTS.E.OWNER'S REPRESENTATIVE SHALL INSPECT ALL PLA N T MA T E R I A L AN D RETAINS THE RIGHT TO INSPECT MATERIALS UPON AR R I V A L TO TH E SI T E AND DURING INSTALLATION. THE OWNER'S REPRESEN T A T I V E MA Y AL S O REJECT ANY MATERIALS HE FEELS TO BE UNS A T I S F A C T O R Y OR DEFECTIVE DURING THE WORK PROCESS. ALL PLA N T S DA M A G E D IN TRANSIT OR AT THE JOB SITE SHALL BE REJECTED.PART 2 - PRODUCTS2.1 PLANT MATERIALSA.ALL PLANTS SHALL BE CERTIFIED IN ACCORDANC E TH E AM E R I C A N STANDARD FOR NURSERY STOCK.B.PLANTS SHALL CONFORM TO THE MEASUREMENTS SP E C I F I E D , EX C E P T THE PLANTS LARGER THAN THOSE SPECIFIED MAY BE US E D . US E OF LARGER PLANTS SHALL NOT INCREASE THE CONTRACT P R I C E . C.WHERE MATERIALS ARE PLANTED IN MASSES, PRO V I D E PL A N T S OF UNIFORM SIZE.D.PLANTS SHALL BE GROWN IN CLIMATIC CONDITIONS SI M I L A R TO TH O S E AT THE INSTALLATION LOCATION.E.SHALL BE FREE OF DISEASE, INSECT INFESTATION, DE F E C T S IN C L U D I N G WEAK OR BROKEN LIMBS, CROTCHES, AND DAMAGE D TR U N K S , RO O T S OR LEAVES, SUN SCALD, FRESH BARK ABRAS I O N S , EX C E S S I V E ABRASIONS, OBJECTIONABLE DISFIGUREMENT, IN S E C T EG G S AN D LARVAE.F.ALL PLANTS SHALL EXHIBIT NORMAL GROWTH HA B I T S , VI G O R O U S , HEALTHY, FULL, WELL BRANCHES, WELL ROOTED, PRO P O R T I O N A T E AN D SYMMETRICAL.G.TREE TRUNKS TO BE STURDY, EXHIBIT HARDENE D SY S T E M S AN D VIGOROUS AND FIBROUS ROOT SYSTEMS, NOT ROOT O R P O T B O U N D . H.TREES WITH DAMAGED OR CROOKED LEADERS, BA R K AB R A S I O N S , SUNSCALD, DISFIGURING KNOTS, OR\INSECT DA M A G E WI L L BE REJECTED.I.PLANT SCHEDULE ON DRAWING IS FOR CONTRACTO R ' S IN F O R M A T I O N ONLY AND NO GUARANTEE IS EXPRESSED OR IMPLIED TH A T QU A N T I T I E S THEREIN ARE CORRECT. THE CONTRACTOR SHALL EN S U R E TH A T AL L PLANT MATERIALS SHOWN ON THE DRAWINGS ARE IN C L U D E D IN HI S OR HER BID.2.2 ACCESSORIES/MISCELLANEOUS MATERIALSA.MULCH - DOUBLE SHREDDED HARDWOOD MU L C H , PA R T I A L L Y DECOMPOSED BY LIVING EARTH TECHNOLOGIES OR AP P R O V E D SUBSTITUTE. MULCH SHOULD BE FREE OF STICK S , ST O N E S , CL A Y , GROWTH AND GERMINATION INHIBITING INGREDIENTS.B.FERTILIZER - COMMERCIAL FERTILIZER CONTAINING 10 - 2 0 - 1 0 OR SI M I L A R ANALYSIS.C.SOIL PREPARATION - SHALL BE FERTILE, LOAMY SOIL . OR G A N I C MA T T E R SHALL ENCOMPASS BETWEEN 3% AND 10% OF THE TO T A L DR Y WE I G H T . SOIL SHALL BE FREE FROM SUBSOIL, REFUSE, ROOT S , HE A V Y OR ST I F F CLAY, STONES LARGER THAN 1", NOXIOUS WEEDS, ST I C K S , BR U S H , LITTER AND OTHER SUBSTANCES. IT SHOULD BE SU I T A B L E FO R TH E GERMINATION OF SEEDS ADN THE SUPPORT OF VEG E T A T I V E GR O W T H . THE PH VALUE SHOULD BE BETWEEN 4 AND 7. APPROXIMATE PARTICLE DISTRIBUTION FOR TOPSOILCLAY BETWEEN 15% AND 25% SILT BETWEEN 15% AND 25% SAND LESS THAN 50%GRAVELLESS THAN 10%D.EXISTING TOPSOIL - MAY BE USED IF IT MEETS THE RE Q U I R E M E N T S FO R THE IMPORTED TOPSOIL OR IF APPROVED BY TH E LA N D S C A P E ARCHITECT OR OWNER'S REPRESENTATIVE. TOPSO I L SH A L L NO T BE STRIPPED, TRANSPORTED OR GRADED IF MOISTURE CO N T E N T EX C E E D S FIELD CAPACITY. TOPSOIL STOCKPILES SHALL BE PR O T E C T E D FR O M EROSION OR CONTAMINATION.E.STEEL EDGING - SHALL BE µ X µ X µ DARK GR E E N LA N D S C A P E EDGING.F.TREE STAKING - REFER TO DETAILS.G.FILTER FABRIC - MIRAFI 1405 BY MIRAFI INC. OR APPRO V E D S U B S T I T U T E . H.SAND - UNIFORMLY GRADED, WASHED, CLEAN, BANK R U N S A N D . I.DECOMPOSED GRANITE - BASE MATERIAL OF NATURAL MA T E R I A L MI X OF *5$1,7($**5(*$7(12772(;&(('µ,1',$0(7( 5  J.RIVER ROCK - LOCALLY AVAILABLE RIVER ROCK BE T W E E N µ   µ IN DIAMETER.PART 3 - EXECUTION 3. 1 P R E P A R A T I O N A. IF WE E D S AR E GR O W I N G IN PL A N T I N G AR E A S , AP P L Y HE R B I C I D E RE C O M M E N D E D BY MA N U F A C T U R E R AN D AP P L I E D BY AN AP P R O V E D LI C E N S E D AP P L I C A T O R . AL L O W WE E D S TO DI E , AN D TH E N GR U B OU T RO O T S T O A M I N I M U M O F 1 / 2 I N C H D E P T H . B. PR E P A R E NE W PL A N T I N G BE D S BY TI L L I N G EX I S T I N G SO I L TO A DE P T H OF SI X IN C H E S PR I O R TO PL A C I N G CO M P O S T AN D FE R T I L I Z E R . AD D SI X IN C H E S OF CO M P O S E AN D TI L L IN T O A DE P T H OF SI X IN C H E S OF TH E TO P S O I L . C. PO S I T I O N TR E E S AN D SH R U B S AS DE S I G N E D ON PL A N . OB T A I N OW N E R ' S RE P R E S E N T A T I V E ' S A P P R O V A L P R I O R T O P R O C E E D I N G . D. AL L PL A N T I N G AR E A S SH A L L RE C E I V E A MI N I M U M OF 2 IN C H LA Y E R OF MU L C H . 3. 2 E X C A V A T I N G A. EX C A V A T E PI T S FO R PL A N T I N G . TR E E PI T S SH A L L BE LA R G E EN O U G H TO PE R M I T TH E HA N D L I N G OF TH E RO O T BA L L WI T H O U T DA M A G E TO TH E RO O T S . TR E E S SH A L L BE PL A N T E D AT A DE P T H TH A T WH E N SE T T L E D , TH E CR O W N OF TH E PL A N T SH A L L BE A R TH E SA M E RE L A T I O N S H I P TO TH E FI N I S H GR A D E AS IT DI D TO TH E SO I L SU R F A C E IN OR I G I N A L PL A C E OF G R O W T H . B. TR E E PI T S PE R C O L A T I O N TE S T : FI L L PI T WI T H WA T E R AN D AL L O W TO ST A N D FO R 24 HO U R S . IF PI T DO E S NO T DR A I N , TH E TR E E NE E D S TO BE MO V E D T O A N O T H E R L O C A T I O N O R H A V E D R A I N A G E A D D E D . C. SH R U B AN D TR E E PI T S SH A L L BE NO LE S S TH A N  µ WI D E R TH A N TH E RO O T BA L L AN D µ DE E P E R TH A N IT S VE R T I C A L DI M E N S I O N . HO L E S SH O U L D B E R O U G H , N O T S M O O T H O R G L A Z E D . 3. 3 P L A N T I N G A. RE M O V E C O N T A I N E R S W I T H O U T D A M A G E T O R O O T S . B. RE M O V E BO T T O M OF PL A N T BO X E S PR I O R TO PL A C I N G PL A N T S . RE M O V E SI D E S A F T E R P L A C E M E N T A N D P A R T I A L B A C K F I L L I N G . C. RE M O V E UP P E R TH I R D OF BU R L A P FR O M BA L L E D AN D BU R L A P P E D TR E E S A F T E R P L A C E M E N T . D. PL A C E PL A N T UP R I G H T AN D PL U M B IN CE N T E R OF HO L E . OR I E N T PL A N T S FO R B E S T A P P E A R A N C E . E. SE T PL A N T S WI T H TO P OF RO O T BA L L S FL U S H WI T H AD J A C E N T GR A D E AF T E R CO M P A C T I O N . AD J U S T PL A N T HE I G H T IF SE T T L E M E N T OC C U R S AF T E R B A C K F I L L I N G . F. BA C K F I L L HO L E S IM M E D I A T E L Y AF T E R PL A N T IS PL A C E D US I N G BA C K F I L L MI X . BA C K F I L L TO ON E HA L F DE P T H , FI L L HO L E WI T H WA T E R AN D L I G H T L Y T A M P S O I L T O R E M O V E V O I D S A N D A I R P O C K E T S . G. TR I M PL A N T S TO RE M O V E DE A D AN D IN J U R E D BR A N C H E S ON L Y . BR A C E PL A N T S O V E R 6 5 G A L L O N S I N S I Z E . H. MU L C H TO TH E TO P OF TH E RO O T BA L L . DO NO T PL A N T GR A S S AL L TH E WA Y TO TR U N K OF TH E TR E E . MU L C H WI T H AT LE A S T µ OF SP E C I F I E D MU L C H . I. DO N O T W R A P T R E E S . J. DO N O T O V E R P R U N E . E. BL O C K S OF SO D SH O U L D BE LA I D JO I N T TO JO I N T AF T E R FE R T I L I Z I N G TH E GR O U N D FI R S T . RO L L GR A S S AR E A S TO AC H I E V E A SM O O T H , EV E N SU R F A C E . TH E JO I N T S BE T W E E N BL O C K S SH O U L D BE FI L L E D WI T H TO P S O I L A N D T H E N W A T E R E D T H O R O U G H L Y . 3. 4 S T E E L E D G I N G A. ST E E L ED G I N G SH A L L BE IN S T A L L E D AN D AL I G N E D AS IN D I C A T E D ON PL A N S . OW N E R ' S RE P R E S E N T A T I V E TO AP P R O V E TH E ST A K E D OR PA I N T E D L O C A T I O N O F S T E E L E D G E P R I O R T O I N S T A L L A T I O N B. AL L S T E E L E D G I N G S H A L L B E F R E E O F B E N D S O R K I N K S . C. TO P OF ED G I N G SH A L L BE 1/ 2 " MA X I M U M HE I G H T AB O V E FI N A L FI N I S H E D GR A D E . D. ST A K E S AR E TO BE IN S T A L L E D ON TH E PL A N T I N G BE D SI D E OF TH E ED G I N G , N O T T H E G R A S S S I D E . E. ST E E L E D G I N G S H A L L N O T B E I N S T A L L E D A L O N G S I D E W A L K S O R C U R B S . F. ED G I N G SH O U L D BE CU T AT A 45 DE G R E E AN G L E WH E R E IT ME E T S SI D E W A L K S O R C U R B S . 3. 5 C L E A N U P A. RE M O V E CO N T A I N E R S , TR A S H , RU B B I S H AN D EX C E S S SO I L S FR O M SI T E AS W O R K P R O G R E S S E S . B. RE P A I R R U T S , H O L E S A N D S C A R E S I N G R O U N D S U R F A C E S . C. PR E M I S E S S H A L L B E K E P T N E A T A T A L L T I M E S A N D O R G A N I Z E D . D. AL L PA V E D AR E A S SH O U L D BE CL E A N E D AT TH E EN D OF EA C H WO R K DA Y . 3. 6 A C C E P T A N C E A. EN S U R E TH A T WO R K IS CO M P L E T E AN D PL A N T MA T E R I A L S AR E IN VI G O R O U S A N D H E A L T H Y G R O W I N G C O N D I T I O N . EN D O F S E C T I O N RE M O V E B U R L A P & R O P E FR O M T O P 1 / 3 O F T H E B A L L BA C K F I L L M I X 2" x 2 " x 4 ' S T A K E ( U N T R E A T E D ) 2" x 2 " x 4 ' C R O S S M E M B E R (U N T R E A T E D ) NO T E : TR E E S T A K E S O L U T I O N S O R S I M I L A R PR O D U C T S S H O U L D B E U S E D . F O R IN S T A L L A T I O N I N S T R U C T I O N S , T R E E S T A K E SO L U T I O N S C A N B E C O N T A C T E D A T 28 1 . 7 2 3 . 9 0 8 1 TR E E P L A N T I N G TR E E S H A L L C O N F O R M T O AM E R I C A N S T A N D A R D F O R NU R S E R Y S T O C K 4" M U L C H O V E R W E E D B L O C K CR E A T I N G A 4 I N C H D E E P SA U C E R PL A C E T O P O F R O O T B A L L MI N . 1 " - M A X . 2 " A B O V E G R A D E PI T T O B E A T L E A S T 2 T I M E S TH E D I A . O F R O O T B A L L . T R E E TO B E C E N T E R E D I N H O L E AN D R E S T O N N A T I V E S O I L PL A C E R O O T B A L L A N C H O R R I N G A T BA S E O F R O O T B A L L . C E N T E R T H E RI N G W I T H T H E T R U N K O F T H E T R E E "U " B R A C K E T NA I L S T A K E I N S T A L L E D F I R M L Y I N T O GR O U N D F L U S H W I T H " U " B R A C K E T , DO N O T I N S T A L L I N T O R O O T B A L L SH R U B P L A N T I N G SH R U B S O R G R O U N D C O V E R A S SP E C I F I E D O N P L A N PL A N T I N G S O I L M I X . T I L L I N W I T H P A R T S EX I S T I N G S O I L , E X C L U D I N G L A R G E CL O D S A N D R O C K S . RO O T B A L L , D O N O T DI S T U R B UN D I S T U R B E D S U B G R A D E / N A T I V E S O I L WE E D B A R R I E R F A B R I C LA Y E R O F M U L C H , SE T T L E D T H I C K N E S S SH O U L D B E 2 " M I N . CU R B O R S I D E W A L K , NO S T E E L E D G I N G AL O N G W A L K , T Y P . TO P O F M U L C H S H O U L D B E , AT M I N I M U M , 1 / 2 " B E L O W WA L K O R C U R B I N G RE F . L A N D S C A P E PL A N F O R S P A C I N G N. T . S . 12 N. T . S . 1/ 2 " M A X I M U M O. C . S P A C I N G O. C . S P A C I N G BA C K O F C U R B MU L C H 24 " M I N . S E T B A C K FO R S H R U B S & GR O U N D C O V E R S AL O N G B A C K O F CU R B T O A L L O W FO R C A R O V E R H A N G SH R U B S P A C I N G A N D P L A N T I N G A T B . O . C . 3 N. T . S . 4' MI N . 2. 5 ' MI N . SP E C I F I E D BE D B O R D E R 2' MI N . BA C K O F C U R B SECTIONASCALE 1/4" = 1'1 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Coppell Town Center Addition, Lots 1R & 2R, Block 1, Replat P & Z HEARING DATE: January 16, 2014 C.C. HEARING DATE: February 11, 2014 STAFF REP.: Marcie Diamond, Assistant Director of Planning LOCATION: Parkway Boulevard and Town Center Boulevard, southeast corner SIZE OF AREA: 13.175 acres of property CURRENT ZONING: TC (Town Center) REQUEST: A replat of Lot 1, Block 1, Coppell Town Center into two lots for the purpose of establishing Lot 1R for the Town Center Building (255 Parkway Blvd.) and Lot 2R for Fire Station #3 (133 Parkway Blvd.) and the Coppell Justice Center (130 Town Center Blvd.). APPLICANT: Owner: Surveyor: City of Coppell Brittain & Crawford 255 Parkway Blvd. PO Box 11374 Coppell, Texas 75019 3908 South Freeway Mindi Hurley Ft. Worth, Texas 76110 Phone: 972-304-3677 Chris Blevins Email: Mhurley@coppelltx.gov Phone: 817-926-0211 cblevins@brittain-crawford.com HISTORIC COMMENT: There is no historic significance related to the subject property. HISTORY: The Site Plan and Final Plat for Fire Station #3 were approved in 1996. In 1999, a Site Plan Amendment was approved which permitted the construction of a 47-space parking lot just north of the Justice Center site to be jointly used by the Coppell Justice Center and the YMCA. In 2001, a Site Plan Amendment was approved which allowed for a 775-square-foot addition and a 734-square-foot covered patio to the Coppell Justice Center. In February 2006, Site Plan amendments were approved allowing a 3,546-square- foot expansion to the existing 7,728-square-foot Fire Station and an 4,028-square- foot expansion to the 22,640-square-foot Justice Center, and a revised parking ITEM # 10 Page 1 of 2 layout. An amending plat was also approved at that time which revised the fire lane and easements. TRANSPORTATION: Parkway Boulevard is a developed C4D, four-lane divided collector in an 88’-wide right-of-way. The right-of-way of Town Center Boulevard along the frontage of Fire Station #3 is 66’-wide with 66’-wide pavement width (including a 16’-wide median). SURROUNDING LAND USE & ZONING: North – Developed residential; SF-7 (Single Family – 7) zoning South – Coppell Family YMCA; TC (Town Center) zoning East – Municipal offices and Town Center Elementary School, TC (Town Center) zoning West – CVS Pharmacy; TC (Town Center) zoning COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, shows this land as appropriate for Mixed Use Community Center. DISCUSSION: This replat simply divides this 13.2 acre tract into two lots. Lot 1R will contain the Town Center Building (255 Parkway Boulevard) on 3.85 acres, and the remaining 9.3 acres (Lot 2R) will contain Fire Station #3 (133 Parkway Blvd.) and Coppell Justice Center (130 Town Center Boulevard). All previously established easements and fire lanes are reflected on this Replat. A new mutual access easement needs to be included which traverses this property from the existing fire lane to the property line of 265 Parkway Blvd (Primrose School of Coppell Addition, Lot 1R, Block A) to reflect the recently installed parking and driveway which connects these two city facilities. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff is recommending APPROVAL Coppell Town Center Addition, Lots 1R & 2R, Block 1, Replat, subject the following drafting issues being corrected: 1. Delete “and Minor Plat” from the Title Block 2. Revise all dates from 2013 to 2014 3. Add the filing information in the Owners Dedication. 4. Revise the City Secretary’s Signature Block to reflect Replat vs. Minor Plat 5. Delete Note #2 – Flood Plain/Floodway Maintenance 6. Add a mutual access easement from the existing fire lane to the east property line. ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request ATTACHMENT: Replat ITEM # 10 Page 2 of 2 ¾ ¾ ¾ ¾ ¾ ¾ TO W N C E N T E R B O U L E V A R D PARKWAY BOULEVARD ¾ ¾