Vista Properties-CS 980115CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
PD-165, VISTA PROPERTIES
P & Z HEARING DATE:
C.C. HEARING DATE:
January 15, 1998
February 10, 1998
LOCATION:
SIZE OF AREA:
Along the south side of Spur 553, east of Denton Tap Road, north
of Denton Creek.
22.811 acres; 59 residential lots and an open space tract (in excess
of 5 acres)
CURRENT ZONING:
MF-2 (Multi Family-2)
REQUEST:
PD-SF-7 (Planned Development, Single Family 7)
APPLICANT:
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 214-63843447
HISTORY:
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.
TRANSPORTATION:
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 contains one-way access roads, each 33 feet in width,
within 450 feet of right-of-way.
SURROUNDING LAND USE & ZONING:
North- vacant; City of Lewisville
South -vacant, Denton Creek; TC
East - Vistas of Coppell, Phase II; PD-SF-7
West -CISD middle and elementary schools; SF-7
Item # 4
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 thLq 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 easemem 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 adjacent 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 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 turn-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 Deparanent 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.
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
Item # 4
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 two 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 Department is providing a crossover at Ridgemunt 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 interrfil 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.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of this planned development subject to the following
conditions being met:
1)
The dedication of the collector street located on the Coppell Independent
School District property should occur prior to City Council approval
of the final plat for thia subdivision.
2) Indication on the site plan the acreage of the open space tract.
3)
A determination by the Leisure Services Deparmaent whether to accept the
open space tract in lieu of the park fees (see Leisure Services comments).
Continuation of the existing trail along the top of the Denton Creek levee
(along the southern border of the property) in lieu of the corresponding
park development fees (see Leisure Services comments).
5) Provision of a street connection with Vistas of Coppell, Phase 2C.
Item#4
7)
8)
TXDOT approval of the street connection into S.H. 121 bypass frontage
road (see Engineering comments).
Modification of the street intersection (elbow) at the southeast comer of
school property may be required (see Engineering comments).
Provision of 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 modificat/on of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Zoning Exhibit
2) Conceptual Site Plan
3) Landscape Buffer Easement Exhibit
4) Conceptual Landscape Plan
5) Departmental Comments
Item # 4
- 9?2 JO~ ~?
01x05/98 10:32 CITY . COPPELL '~ CITY OF COPPELL N0.016 QB1
DEVELOPMENT REVIEW
LEI$1IRE SERVICES COI~.~ENT$
ITEM: Vista Properties, Zoning Change
DRC DATE: December 23, 1997 a~d December 30, 1~97
CONTACT: Brad Reid, Park Planning and Landscape Manager
This site is impacted b~l the Ci~ of Coppell Hike & Bike Trail Master Plan along the
southern border of the properS. The Denton Creek Gr~enwalk Trail runs along the
propert;j eP~st to west. A maximum 20' trail easement is required.
The Cit~ has worked with Vista Proper~es in the past to have the developer build the
trail along the top of the Denton Creek leve~, with levee district approval It is
requested the existing trail be continued to the west in lieu of the corresponding park
developr~mt fees.
The proper~ noted as ~open space to o~f~et park fee# will not be accepted in lieu of
park fees unless a desirable agreement can be negotiated for this properS. The Leisure
Services Department will hesitate to recommend acquisition of properl!l which does
not have de~iruble recreational valu~ This proper~! is currentl~t being evaluated I~1 the
Leisure Services Department.
Should there be ami questions b~ committee members or r~resentatives of the proposed
develo~ent regarding these comments, please feel free to contact Brad Reid at 304 -
3561.
DRC122397¢