Gunner Sub-CS 970821 (2)CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-162, ARCHON APARTMENTS
P & Z HEARING DATE: August 21, 1997
C.C. HEARING DATE: September 9, 1997
LOCATION:
South side of East Belt Line Road, approx. 2,100 feet east of
South MacArthur Boulevard.
SIZE OF AREA:
37.77 acres; 600 residential units proposed
CURRENT ZONING:
LI (Light Industrial)
REQUEST:
PD-MF (Planned Development, Multi-Family)
APPLICANT:
WHRB Real Estate L.P.
4801 Woodway, Ste 102W
Houston TX 77056
713-624-7909
Fax 713-624-7902
Architect:
Archon Corporation
2710 Oak Lawn Ave, Ste 101
Dallas TX 75219
214-526-0731
HISTORY:
There is no previous zoning history on this property.
TRANSPORTATION:
East Belt Line Road is a PD6 6-lane divided major arterial
thoroughfare built within a 120'-wide right-of-way.
SURROUNDING LAND USE & ZONING:
North
South -
East
West
Railroad, vacant; A and MF-2
Grapevine Creek, single-family residential development; City of
Irving
vacant floodplain; LI
Garden center, self-storage warehouse; LI
Item # 7
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property suitable for
light industrial/showroom uses.
DISCUSSION:
The City's 1972 Comprehensive Plan showed this property suitable for
residential development in the 7- to 12-unit-per-acre range. The City's
1987 Comprehensive Plan showed the property suitable for mixed uses,
but clearly specified that those uses should not include multi-family
development. Given the nature of the current Comprehensive Plan, it
should be evident that at no time during the past 25 years has the City
Council ever shown a favorable inclination toward the development of
multi-family housing south of Belt Line Road.
However, the 1987 Comprehensive Plan showed multi-family development
to be suitable north of Belt Line Road, of which about 40 acres in the
Riverchase development was zoned MF-2. In 1990, City Council
approved an additional 36.6 acres of MF-2 zoning within the Riverchase
development north of Belt Line Road and adjoining MacArthur Boulevard,
while reclassifying several MF tracts farther north to single-family zoning.
This resulted in an overall reduction in density from over 2000 dwelling
units to approximately 1350 units in the Riverchase area. In 1994,
Council rescinded the MF-2 zoning on the portion of the property west of
MacArthur, consisting of 16.2 acres. With this reduction of MF-2 zoning
and the elimination of approximately 650 multi-family units in the 1990
hearing, reconsideration of the area south of Belt Line Road for limited
multi-family development is a viable alternative.
The area is served by an existing 6-lane divided thoroughfare separating
it from established single-family residential neighborhoods and is isolated
by Grapevine Creek from nearby Irving. Development of future
transportation facilities, such as the linkage of S.H. 161 in Irving with the
proposed S.H. 190 in Carrollton, as well as the existence of a rail line
owned by DART adjoining Belt Line Road, will further enhance the
location for multi-family residential purposes.
While supportive of the application, the planning staff has several
concerns about some of the development details. The choice of roof
pitch, coupled with building depths, cause the building heights to rise to
as much as 42 feet at the roof ridge even over 2-story portions, and tops
of chimneys as much as 53 feet. This is on the building elevations shown.
There are several other types of buildings not shown. Also, the amount
of resident recreational area is somewhat short. Staff is of the opinion
that at least 10 percent of the multi-family site area in each phase should
be dedicated for use as playgrounds, parks and recreation for the residents
of the apartment complex. Finally, one of the brick selections for Color
Palette A has a white slurry. We believe that this brick, if used to satisfy
80% masonry requirements, will result in an appearance lighter than the
illustration shown and lighter than the earth-tone standards recommended
Item # 7
by C.I.V.I.C. The applicant could switch the brick on the palette, to use
the white-slurry brick as the accent brick and the darker brick on the
palette as the principal material. Or, the applicant could select other brick
no lighter than the accent brick shown on the palette.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of an amendment to the
Comprehensive Plan to show this 33-acre site suitable for multi-family
residential uses, as well as approval of the rezoning request for a Planned
Development for multi-family uses, subject to the site plan, building
elevations and landscape plan modified to comply with recommended
further conditions, subject to Engineering Comments relative to the site
plan, and subject to the following additional conditions:
Delineation and designation of a total of 2.096 acres of Phase One
and 1.68 acres of Phase Two for use as playgrounds, parks and
recreation for the residents of the apartment complex.
Adherence to exterior material selections as shown on the color
boards submitted for Phase One and Phase Two, with the
exception that the white-slurry brick shown for Color Palette A be
permitted only if used as accent masonry to an earth-tone brick as
defined by the C.I.V.I.C. report to City Council of February,
1997.
Placement of the overhead wiring along Belt Line Road
underground (See discussion of the Preliminary Plat).
Accommodation of a hike and bike trail to provide a pedestrian
link between the Riverchase development and nearby school
facilities.
Provision of building elevations for all building configurations,
including leasing/recreation facilities, garages, F-Al-Al-F, E1-C1-
C1-E1, FI-BI-BI-F1, B-A-A-B, etc. On buildings which contain
portions that are three-story, limitation of building height, as
measured at the mean height level between eaves and ridge, to 30
feet for two-story portions and to 40 feet for three-story portions;
with an overall height as measured at the roof ridge not to exceed
35 feet for two-story portions nor 45 feet for three-story portions.
On buildings which do not contain a third story, limitation of
building height, as measured at the mean height level between
eaves and ridge, to 30 feet for the most central 8 units and to 27
feet for the remaining 8 units; with an overall height as measured
at the roof ridge not to exceed 38 feet for the most central 8 units
nor 32 feet for the remaining 8 units.
Item # 7
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) Detail Site Plan
2) Conceptual Elevations A
3) Conceptual Elevations B
4) Conceptual Landscape Plan L1
5) Conceptual Landscape Plan L2
6) Departmental Comments
7) Departmental Comments for Gunner Subdivision Preliminary Plat
Item# 7
DEVELOPMENT REVIEW
ENGINEERING COMMENTS
DRC DATE:
CONTACT:
PD-162 Archon AlnoOnmts, zoning change for property zoned LI
(Light Imhtatrial) to PD-MF (Ptanned D~,dopmmt, Multi-Family) to
permit a 600 trait ~ dodopmmt to be co~ in two
phases on 37. 77 actm of propo~, located on the sotah side of Bdt
the request of WHRB Real Estate IJmited Parmenk~.
Mike Martin, P.E., Assistant City Engineer (304-3679)
COMMENT STA TI]S:
DDE'F Ii~IA?A D~
./'FINAL
See Gunner Subdivision, Lots 1-2, Block A Preliminary Plat comments.
DEVELOPMENT It RVIEW COMMI
ENGINEERING COMMENTS
ITEM: Gunno' S~n. Lots 1-2. Block A. Prdimim~f PIat, to pomit
co~tmction of a gO0 ~ apamm~ d~elotmu~ to l~ contracted
in t~o pkases o~ sqmra~ tracts of land totaling 37.77 acres of
property, located on tke soutk side of Be!_~_'_ne Road, approximately
2,100 feet of MacArtkur Boulemrd, at tke request of Carson-
Salcedo-Mcl~rdliams, Inc.
DRC DATE: ~uly 31, 1997 a~l August 7, 1~7
CONTACT: Man CiO si eer
COMMENT STATUS: pz'r"........,.,,... ,. A..... z'v , FINAL
Preliminary_ Plat
1. Provide the franchise utility signature block.
2. Impact Fees are required.
3. Label the 100 year floodplain. No development will be allowed in the floodplain unless a
flood study is submitted and approved.
4. Show all 20' utility easements on the north side of the development.
5. Remove the contour lines from the plat.
Informational Comments
1. Permission must be provided from the Trinity River Authority (TRA) to connect to their
sanitary sewer line.
2. All bores shall be dry bores.
3. Fire hydrant locations must be approved by the Fire Marshall.
4. A letter of permission must be received to discharge into the levee district on the south' side
of the property.
The proposed 12" sanitary sewer line adjacent to Belt Line Rd. needs to be in the right-of-
way or in an easement.
Provide conduit and traffic pull boxes at driveway for possible future traffic signal.
Provide a drainage area map for the development.
Plan
Show the correct sight visibility triangles at entrance driveway.
There needs to be discussion about participation in the cost of the proposed traffic light at
Fairway Drive.
The location of the most easterly driveway appears to be in conflict with existing curb inlet.
As per the Belt Line Rd. Construction Plan the existing curb inlet is a low point curb inlet.
Therefore the driveway must be relocated west of the inlet.
The site plan shows a portion of the east parking lot to be in the 100 year floodplain. No
development will be allowed in the floodplain unless a flood study is submitted and
approved.
7.
Site