Riverchase(3)-CS 951221 C1TY OF COPPH. L
PLANNING DEPARTMENT
STAFF REPORT
CASE #: ZC-588, RIVERCHASE
P & Z HEARING DATE: December 21, 1995
C.C. HEARING DATE: January 9, 1996
LOCATION: North and adjacent to the TU easement, approximately 1,249'
north of Riverchase Drive
SIZE OF AREA: 4.4383 acres of property
CURRENT O (Office)
ZONING:
REQUEST: LI (Light Industrial)
APPLICANT: Republic Property Owup Estates, Ltd.
8440 Walnut Hill Lane #800
Dallas TX 75231
(214) 373-6666
Fax (214) 691-4023
HISTORY: The property was classified MF-1 in 1985 as part of a proposal to
develop over 500 acres for a variety of uses. In 1994 City
Council, in a called hearing, changed the zoning classification to
the "O" Office District.
TRANSPORTATION: MacArthur Boulevard is a 4-lane divided thoroughfare built in a
110'-wide right-of-way shown on the thoroughfare plan as a P6D,
6-lane divided thoroughfare.
Item #10
SURROUNDING LAND USE & ZON-tNG:
North City park site; O zoning
South - Electric transmission lines; A zoning
Apartments on other side of transmission line; MF-2 zoning
East - Vacant; PD-SF7 zoning
West - Single-family residential development; SF-9 zoning
COMPI~I=.I4F. NSIVE PLAN: The 1987 Comprehensive Plan showed the area as suitable
for medium-density residential development. The current
Comprehensive Plan update will reflect changes in this
regard as a result of Council called hearings in 1994 which
reclassified significant areas of multi-family zoning to other
zoning categories.
DISCUSSION: Lack of land availability south of Grapevine Creek and resident opposition
to self-storage facilities within Valley Ranch is creating a market for
additional self-storage development in Coppell. The establishment of an
LI District on this property would provide a site with a configuration
suitable for self-storage. Without a resident caretaker a mini-warehouse
is a permitted use in the LI District. No special use permit is required.
Currently a vast area of Coppell, between Denton Tap Road and
Riverchase Golf Course, is free of industrial zoning. This area extends
from the railroad on the south to Denton Creek on the north. MacArthur
Boulevard is a primary image zone and provides the principal north-south
traffic flow through the area. North of the railroad along MacArthur
Boulevard, in addition to there being no industrial zoning, retail and
commercial zoning, with one minor exception, is limited to major
intersections. As a result, MacArthur Boulevard has the highest potential
of any major thoroughfare in the city to provide a first-class visual
impression. However, to pre. serve that potential, the City will need to
.. review all future development along the thoroughfare very carefully.
The applicant has submitted a proposed Declaration of Restrictions which
would limit use of the site to "C" Commercial District uses, general
warehousing activities and uses permitted by special use permit.
RECOMMENDATION: Staff recommends against LI zoning on MacArthur Boulevard
north of Beltline Road and, to protect the image along the
thoroughfare from further potential degradation, favors retention
of the Office District classification on this property to a minimum
depth of 300' off MacArthur Boulevard. However, recognizing
the difficulty of developing the entire site for office use, staff will
support reclassifying the most rearward two-thirds of the site to the
Item #10
"C" Commercial District. This would make it possible to
construct self-storage facilities on the most remote portion of the
site, subject to site plan review through the Special Use Permit
process. On the downside, it would also make it possible to
develop other use permitted without special use permit such as
building material sales, automobile and truck rental, tire dealership
and equipment sales. A combination of office/warehouse uses with
the office portion on the front third of the site, perhaps serving a
market for start-up business enterprises, would seem to offer a
reasonable development solution for the property. Staff will be
receptive to those proposals which will preserve a high-quality
visual image from MacArthur Boulevard, short of introducing
industrial zoning north of the railroad.
We have included here a memo from the City Manager expressing
a slightly different perspective on potential development of this
site (Comment #5). What we all say is that LI unrestricted is not
good zoning here, and will not serve the best interests of the
community. Whether the best means of addressing the issue is
through deed restriction or base zoning will be discussed in detail
at the public hearing.
ALTERNATIVES: 1) Approve the Zoning Change
2) Disapprove the Zoning Change
3) Modify the Zoning Change
ATrACHMF~NTS: 1) Zoning Exhibit
2) Memorandum from the City Manager
3) Letter from Republic Property Group and Declaration of Restrictions
Item #10
MEMORAN
Date: December 14, 1995
To: Gary Sieb, Director of l~l'~lni~i ,\ g
From: lira Witt, City Manage
Subject: Self Storage Units on MaeA~'thur
Gary, you and I have had several opportunities to visit regarding the self-storage units on
MacArthur. I'd just like to summarize my feelings toward the project and my impression of
what has occurred on that piece of property.
1. The City of Coppell was able to secure, through negotiations with the property owner,
a park site in an under-served area of the community.
2. The City Council, in consideration of the ElVIF issue, decided not to buy a 200 foot strip
of land adjacent to TU's power lines.
3. Republic could have scrubbed the entire deal because the City would not purchase that
200 foot strip.
4. While Republic benefitted financially from the sale of the land, the citizens of Coppell
will now benefit from the acquisition of that property, and the previously acquired piece
of land from Vista Properties, which now gives us 17 acres of park land on MacArthur.
5. The practical uses, as I am sure you know, are very limited on that particular site. I
reali?e that you have some concerns regarding the LI zoning and I share those blanket
concerns with you. I do believe that the deed restrictions provide enough insurance for
us to work with the developer in this case to provide an attractive, aesthetically pleasing
project that does not subject any human beings to EMF exposure for an extended period.
Once again, I appreciate your review of my comments and their consideration into your final
Staff comments on this particular case.
JW:kar
sieb 12.13
11:60 ID:REPU~-/C PROPERTY GROUP FAX:l-214-6¢'",-4023 P~GE 2
REPUBLIC PROPERTY GROUP, INC.
Dece~ber 15, 1995
VI~ FACgXMXT.~
Mr. Gary Sieb
Director of Planning
City of Coppell
Post O~fice Box 478
Coppe11, Texas 75019
Re~ Zoning Application ZC-588
4.4 Acres, Riverchase
Dear Mr. Siebs
The captioned zoning application for 4.4 acres was discussed
during the Development Review meeting on December 7, 1995. Based
on our discussion, ! agreed to deed restrict the development of the
property to not allow Light Industrial District use regulations
numbers 2-17, and 19.
Enclosed ks the deed restriction based on our discussion. We
are prepared to file this restriction upon approval of our request
and before the adoption of the ordinance approving the zoning
change.
Should you have any additional questions, please call.
Sincerely yours,
=er w. dale
Senior Vl~e President
JWR/~lb
Enclosure
8440 Walnut Hill Lane, 8th Floor · Lock Box 3 · Dallas. 'J~xi, 75231 · (214) 373-6666 - Fax (214) 691-4023
1~15 '95 11:51 ID:REPUP~-.~C PROPERTY GROUP FAl~:l-el4-e"".402$ PAGE
SENT BY: 12-)4-85 ; 17:30 ; JI~IR~$ &OlI. CI~IST-. ! 214 6111 402~;f
DIK~.&R~TION Olt II~EIIUCTION$
TIU$ DIBCL~RATION OP IU/STRICTIONS (~s sl]uelaral~n"), nmd~
the benecflt of TH~ CTI'Y OF COPPIU.~,, Ti]XA$ (Ute nCR}m);
A. Declannt i~ the owner of a ce.-lai~ tra~ Of land (Ibc
City of' CoPI~I, ~ Coonty, Texu, u mote pmictdady 4e, a~bed in ~h~t
hereto and made ~t pan hereof fo~ all purpose,
~o "LI' l.l~t lndustrbd, thc City Im required ~,,t DecAmm m~te.r into ~ Dee.,Inm~on.
NOW, ~RI~, D~.l~mt dedsm~ ti~ Ag l~mpeny il mM sh~ be beJd,
transferred, improved, sold, conveyed s~t o~cup'md subject to the foUowln~ ~ (tim
1. ~.i~ht l,au,,~.~ ~,,,~ic. tinen. No portion of ~ Prol~rty shall be used for any
of t,%e foUo',vinB ~:
(a) Aplntel ~' o~er products u~,~led from ~nished
(d) Contr~ctot'l ~d;
(f) Drug~ and ph~~cal pmduct~ m~ufw.,mdn~;
IUCCUO~ pmduc~ m~u~;
Oa) Fur ~oods mnnufact~, bvt nc4 incl~din~ nnnin8
(i) 0tau prodt~'t~ from pmviouaty ,T~t~~
l{ousohold applian~ products al~mbly and manufacture from
/ndustrial and m~uf~clur~g plants includin~ the lx'ooessi~ or assemblin8
of Imrt~ for productb~ of t"mished uqulpment wh~¢ thc~ proccal of
treatment of mnt~rlah is suc~ that only a nominal nmount of dust, odor, I~u, amolm or
P~GE 4
i9--~.~ 'OB ii :Bi ID :REPU~j-tC ._PROPERTY GROL~ FA..._.~.: i-2i4-6°''''4023 ._.
SENT BY: 12-11-95 ; 1'/:81 : ,~NKI~$ & GK.CHRIST- ! 214 691 4020;# ,~! 6
noise is emttmd and not more than twenty peromt ('20~) of the lot or tr&ct il used for
the tyon aorqe o! products, mat=his, or equipment.
(1) Musical insmunentJ assembly and maAufaetum;
(m) Plas~ products manufa~mreo but not ine. ludinl the _proe~___~-,S of mw
(n) Spor~n~ and athletic cqdpmeat mmufjclm-e;
(~ Ve~inamn elini~ (o~ide
2. ,l~. The Restrictions of this Declaration shall run with and bind th~
Property, and shill inu~ to tM, benefit of and be e~fo~ln solely by the City upb".. ~n
instrument sJsnod b_y the Ci~ M~ of Ute City luta been recorded, agroc~rt~ to abolish ~ ~ '
'-"=---~ _amend h'm rcelflcttonl in whol~ m in l:r, rt.. If a~y person shall vio~,,m m' attempt to vinlme thy
of the Restd~o~8. the City my enfo~e tho Reaa'i~ons by pmeeedi~s at law or in ~luity
q.~tt thc pm'mn or persons ~ or attomp1~ to violate thc same, includin~ without
Umimlon, ob~nin~ a r~raln~ ot~r or inj~mction.
3. H--,~i,t. T~ bead. s oonta~d in ~ls ~ are for mferenc~ purpom~
only ~d 8hll not in any way affuct the mi or in~ hureof.
4. An~pdmnn,,. Ttu~ Reatrictlons of this Dochmion may b~ abolished, amended
and/or ~ in who~ or in port, from §me to tin,c, with only the written consent of tho City
Maturer of the City, ss t~lmoed by t document tn writing Im~iM hi~ signature s, nd duly
m~ded in the Deed ~cords of Dallas County, Te~ms.
BXP, CUT~D aa of ~h~ day and year tint above wriuen.
RPO I~STATI~, LTD., a Texa~ Umitcd ~
By: RPOICoIq~I, 1ne., · Tr. aaa cot~,
By;_
Jerry W. Rqsd~, Vice rresidmt
STAT]I OF 't'J3XAS
COUNTY OF DALLAS
'Fids i~mlmeat was acknowlMfed ber~'e m~ on _, Jg__._., I~
Jerr~ W. P,,p-tate, 'Vi~e President of RPO I~'TA'FF, S, LTI~., & 'Texas lindtml ptflnm'ship, on
behsIf of mid IJmieed peflnc~ip,
NOUry Public, Store o~ Tm
My Commiadon lb, pbm: ._ _