Vista Properties-CS 980219CITY OF COPPELL
PLANNING DEPARTMENT
CONTINUATION OF CASE NO.: PD-165, VISTA
P & Z HEARING DATE:
C.C. HEARING DATE:
February 19, 1998
March 10, 1998
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
TRANSPORTATION:
Along the south side of Spur 553, east of Denton Tap Road, nor[h
of Denton Creek.
22.811 acres; 61 residential lots and a 2.6 acre open space tract
MF-2 (Multi Family-2)
PD-SF-7 (Planned Development, Single Family 7)
Developer:
Vista Properties
2728 N Harwood, 8th Floor
Dallas TX 75201
214-981-6709
Fax 214-981-6888
Planner/Engineer:
Carter & Burgess, Inc.
7950 Elmbrook Dr, Ste 250
Dallas TX 75247
214-638-0145
Fax 214-638-0447
The City of Coppell annexed portions of the Vista Ridge Business
Park in 1986 and 1990, including the property currently requested
for rezoning. In connection with the annexation proceedings, the
City held public hearings to establish the zoning. After lengthy
discussion on January 15, 1997, the Planning and Zoning
Commi~ion voted to continue the zoning case hearing to its
meeting of February 19, 1998.
Denton Tap Road is currently a two-lane roadway proposed to be a
P6D six-lane divided thoroughfare within a 120'-wide right-of-
way. The S.H. 121 Bypass will be built to freeway standards and
currently contain.~ one-way access roads, each 33 feet in width,
within 450 feet of right-of-way.
Item # 4
SURROUNDING LAND USE & ZONING:
North- vacant; City of Lewisville
South - vacant, Denton Creek; TC
East - Vistas of Coppell, Phase Il; PD-SF-7
West -CISD middle and elementary schools; SF-7
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property developed
with medium-density residential uses.
DISCUSSION:
The applicant had originally requested a straight zoning change from "MF-2"
to "SF-7' zoning for this 22.8 acre tract of land. A major issue in the
approval of Vistas of Coppell Phases 1 and 2 (property immediately to the
cas0 focused on how close housing be placed adjacent to the Highway 121
Bypass, the height of the houses placed there and the height of the ground
beneath the required screenwall. Neither the SF-7 District nor the Subdivision
Ordinance provide regulation of these critical elements. The simplest way of
accomplishing this was to request a PD-SF-7 District. The applicant
withdrew the SF-7 request last year and has reapplied for a planned
development consisting of 59 residential lots and an open space tract.
The proposed conceptual site plan is showing a 50 foot building setback and
landscape easement along Highway 121 frontage road, a restriction of the
first tier of housing to single-story structures and the construction of a 6 foot
high masonry screenwall on top of a 3 foot high earthen berm, consistent
with the Vistas subdivisions to the east. The development standards for this
phase differ slightly from the previous phases, with the side yard setback for
35% of the property being 7 foot, while the remaining 65% of the property
will maintain an 8 foot minimum side yard setback. The site plan indicates
that Lots 11-13, in Block C, will not be developed until the proposed
collector street located on the Coppell Middle School site is dedicated as a
public right-of-way. City regulations require all lots be adjaeem to a
dedicated street to which access is allowed. A greater concern to staff is that
until the private street located on the school district's property is not a
dedicated right-of-way, there is no way to prevent the school from limiting
access to its private road. If such a situation were to occur, the developer is
not providing a mm-around at the end of the two streets that intersect the
current private road located on school property. Efforts are underway to
make this street a public road.
The property noted as ~open space" (approximately 5 acres) is currently
being evaluated by the Leisure Services Department to determine if the land
has a desirable recreational value to the city. If the property does not have
the desired value, the land will not be accepted in lieu of the park fees.
Item//4
This site is impacted by the Hike & Bike Trail Master Plan along the
southern border of the property. The Denton Creek Trail runs along the
property east to west. The City has worked with Vista Properties in the past
to have the developer build the trail along the top of the Denton Creek levee,
with the levee district approval. The Leisure Services Department has
requested the existing trail be continued to the west in lieu of the
corresponding park development fees.
Of major concern to planning staff is the circulation pattern resulting from
this development. Looking at build-out of the adjacent properties (housing,
schools, etc.) and the obvious desire to connect these complementary uses in
our overall master plan, it is critical that better vehicular through circulation
south of the Highway 121 Bypass be provided, especially with ~WO public
schools adjacent to this property. It should be remembered that the 36 foot
wide service road is designed only for east-bound traffic. Currently, the
State Highway Depa~:i~ent is providing a crossover at Ridgemont Drive to
accommodate west-bound traffic. However, when the main lanes of the
highway are constructed the crossover will be closed. Because of that fact, it
is imperative that additional traffic circulation be addressed. Planning staff
urges the applicant to provide a street connection with Vistas of Coppell,
Phase 2C providing internal east-west vehicular circulation. A street
connecting the cul-de-sac abutting the open space with the cul-de-sac in
Vistas of Coppell, Phase 2C would provide east-west vehicular circulation
without encouraging cut-through traffic nor would it impact the lot count nor
layout of the subdivision. At present the only east-west connection currently
being proposed for this tract of land is a pedestrian and bicycle route along
the southern border of the property, a connection which will not adequately
service the circulation demand of these developments. Without a connection,
planning staff cannot endorse this application.
At the January 15, 1997 planning Commission meeting the Commission
requested the applicant provide a street connection between Vistas of
Coppeli, Phase H and this proposed subdivision. The newly submitted
Conceptual Site Plan shows the street connection occurring over a
portion of the open space area located at the southeast quadrant of the
subdivision. Also noteworthy, the number of proposed residential lots
has increased by two with this submittal. The two new residenfml lots
are Lots 17 and 18, Block A.
The Leisure Services Department baa determined that the 2.6 acres of
open space along the eastern boundary of the subdivision has little
desirable recreational value. Therefore, the land will not be accepted in
lieu of park fees. An assessment of $1,285.00 per dwelling unit Park
Development fee will be levied on this property. However, the Leisure
Services Department is requesting the developer build the trail along the
Item # 4
top of the Denton Creek levee. The cost of the trail will be deducted
from the park development fee.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of this planned development subject to the following
conditions being met:
1. The CISD Middle School North, Final Plat must be filed with Dallas
County prior to city review of Final Plat for this property.
2. The private road located to the east must be dedicated and accepted by the
City prior to city review of Final Plat for this property.
3. Submit a legal descriptiom
4. Thc property noted as "open space to offset park fees' will not be
accepted in lieu of park fees. (See Leisure Services comments)
5. Developer will be responsible to build the hike and bike trail along the top
of the Denton Creek levee. The cost of the trail will be deducted from the
park development fee. (See Leisure Services comments)
6. Show zoning of CISD property.
7. Obtain TxDot approval for street connection into S.H. 121 bypass
frontage road. (See Engineering comments)
8. Provide a deceleration lane on the S.H. 121 bypass frontage road at the
street on the west side of the development. (See Engineering comments)
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) Conceptual Site Plan
2) Departmental Comments
Item # 4
DEVELOPMENT REVIEW COMMrITEE
ITEM: Vista Properties, Zoning Change ~
DRC DATE: January 29, 1998 and February 5, 1998
CONTACT: Brad Reid, Park PLanning and Landscape Manager
COMMENT STATUS:
__~ PRELIMINARY
The developer should be aware that this development is impacted by the Park
Development ordinance stipuLating $1,285.00 per dwelling unit is required.
The City has worked with Vista Properties in the past to have the developer build the
trail along the top of the Denton Creek levee, with levee district approval It is
requested the existing trail be continued to the west in lieu of the corresponding park
development fees.
It is recommended that the property noted as "open space to offset park fees" not be
accepted in lieu of park fees. The Leisure Services Department hesitates to recommend
acquisition of property which has little desirable recreational value.
Should there be any questions by coi~mittee members or representatives of the
proposed development regarding these co~itinents, please feel free to contact Brad Reid
at 304 -3561.
BIR
DRC12998a