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Vistas of C 1stP-AG 960409CITY COUNCIL MEETIN~ AGENDA REQUEST FORM April 9, 1996 ITEM CAPTION: PUBLIC HEARING: Consideration and approval of Case No. PD-149. Vistas of CoDDell, zoning change from HC (Highway Commercial)and MF-2 (Multi Family-2) to PD-SF-7 (Planned Development, Single Family-7) and PD-MF-2 (Planned Development, Multi Family-2), to allow the development of single- family and multi-family residential uses on 78.786 acres of land, located on the east side of Denton Tap Road, north of Denton Creek. SUBMITTED BY: Gary L. Sieb ~ TITLE= Director of Planning and Comm. Services INITIALS STAFF COMMENTS~ Date of P&Z Meetina: March 21, 1996 Decision of Commission: Approved the PD-SF-7 zoning change request on Tracts I & II, with conditions, (6-1) with Commissioners Lowry, McCaffrey, Cruse, Redford, Reyher and Stewart voting in favor. Commissioner Wheeler opposed. The P&Z Commission 4enie4 the PD-MF-2 zoning change on Tract V. A 3/4 vote of Council is nee4e4 to reverse the Commission's recommendation. See applicant's appeal letter 4ate~ March 26th, attache4. STAFF RECOMMENDATION &pproval ~ Denial ~ EXPLANATION: Please see attached for conditions of approval for the PD-SF-7 zoning change on Tracts I & II. BUDGET AMT.$ FINANCIAL COMMENTS=~/~ AMT. EST.$ +/- ] oD= $ FINANCIAL REVI~ Ageada Request Form - Revised 1/94 ],ut -~' ~ m~- CITY MANAGER REVIEW: Document Name s)zPD149.voc AGENDA REQUEST NARRATIVE PD-149t VISTAS OF COPPELL Conditions for approval on PD-SF-7 zoning change on Tracts I & II (1) The minimum setbacks be varied; i.e., 20, 22 1/2, or 25 feet from the front property line; with no fewer than 25% of the total number of homes in any one of these positions; fencing of side yards adjacent to proposed streets need to adhere to the 15' setback requirement, and 3) compliance with Engineering comments as follows: There is a concern about the traffic impact that these developmentz may have on the access road of S.H. 121 Bypass. Traffic signals may need to be provided to allow vehicles to exit the subdivisions. In addition, a traffic impact analysis should be provided to determine the impact on Denton Tap and MacArthur Blvd. by these developments to determine if mitigation measures are required. (Note: A traffic study has been provided and is currently being evaluated.) Phase I Informz~on should be provided on the flood protection provided by the levee. The Coppeil Floodplain Ordinance requires that the height of the levee be based on the standard project flood elevation, plus 3 feet of freeboard. Any access to the state highway will also require TxDOT approval. Phase H Preliminary Comments: 1. Permission will be required from Lone Star Gas to extend the street over their easement. 2. Any access to the state highway will also require TxDOT approval. 5950 Berkshire I_ane Suite 400 Dallas, Texas 75225 (214) 360-1500 PROPERTIES, INC. March 26, 1996 Mr. Pert Virtanen Assistant Director of Planning & Community Services City of Coppell P.O. Box 478 Coppell, Texas 75019 Re: PD 149 Vistas of Coppell Dear Pert: We wish to appeal the denial decision regarding Tract 5 referenced in the attached letter regarding PD 149, Vistas of Coppell. We further request that the Coppell City Council consider Tract 5 when they consider Tracts 1 and 2 that were previously approved by the Planning and Zoning Commission. If you have any questions or comments, please do not hesitate to contact me at 360-1526. Sincerely, Dennis K. Winzeler Vice President DKW/jlh Gary Sieb, City of Coppell Dennis Jerke, Carter & Burgess, Inc. Derek Earle, Centex Real Estate Corporation G:\USERS~PRO~ECT~VISTARID\COPP_ SF~V]RTANEN .WPD CASE #; CITY OF COPPELL PLANN~G DEPARTMENT STAFF REPORT PD-149, VISTAS OF COPPELL P & Z HEARING DATE: March 21, 1996 C.C. HEARING DATE: April 9, 1996 LOCATION: East side of Denton Tap Road; north of the Denton Creek SIZE OF AREA: Total site area: 84.15 acres Tract I area: 21.781 acres Tract II area: 45.819 acres Tract V area: 16.555 acres CURRENT ZONING: HC (Highway Commercial) and MF-2 (Multi Family-2) REQUEST: PD (Planned Development-Single Family-7 and Multi Family-2) APPLICANT: Owner: Vista Properties 5950 Berkshire Lane, Ste. 400 Dallas, TX 75225 (214) 360-1500 Engineer: Carter & Burgess, Inc. 7950 Elmbrook Dr., Ste. 250 Dallas, TX 75247 (214) 638-0145 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 existing zoning and reinforced those decisions by adopting a new Official Zoning Map in 1991 as part of Ordinance 91500, the current Zoning Ordinance. The Planning and Zoning Commission opened its public heating on this case on January 18, 1996, continued the hearing until February 15, and continued it again to give the applicant ample opportunity to revise the proposal to overcome staff objections and to address the concerns of the Commission. The Commission's instructions at its meeting on February 14, were Item # 5 for the applicant to provide: I) a copy of the levee use agreement, a more detailed landscaping plan at the screening wall showing plant varieties, sizes, etc., 3) a proposal for one-story houses along the 121 by-pass, a study relating to possible interior vehicular circulation within the 4 parcels of property within the planned development, any additional information regarding the parking situation and the proposed two- vs. three-story multi-family development, a one-sheet master plan showing the proposed roads and lot configuration within the development and the proposed 121 circulation pattern, and density based on stnff interpretatlon of the PD Ordinance, with Tract IV being used as a school site and not included in the planned development sites. TRANSPORTATION: Denton Tap Road is a proposed P6D, six-lane divided (120 foot r.o.w.); currently, a two-lane roadway; 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 r.o.w. SURROUNDING LAND USE & ZONING: North - South - East - West - vacant; City of Lewisville vacant, Denton Creek; *TC" Town Center vacant; Highway Commercial "HC' and City of Lewisville vacant; 'MF-2~ Multi-Family Residential, 'HC~ Highway Commercial and *LV Light Industrial COMPREHENSIVE PLAN: The 1987 Comprehensive Plan shows this property outside the boundaries of the planning area. The proposed '1996 Comprehensive Plan shows the property south of the Highway 121 By-Pass as suitable for low-density residential uses and the property north of the By-Pass as suitable for medium density residential purposes. Item # 5 DISCUSSION: A review of the Planning and Zoning Commission called hearings over the past 18 months documents a concerted effort to reduce the number of multi-family districts within the city and to make lot sizes smaller than 7000 square feet for single-family residential development the exception rather than the role. It is evident that the Commission and the City Council believe there to have been a prior abundance of smalldot housing and an oversupply of vacant land zoned multi-family. The current case confirms the latter. During the past 4 months staff has discussed and negotiated a wide variety of issues with the applicant. The concerns included park land, hike-and- bike trails, traffic circulation, school transportation, lot sizes and their locations, variety and arrangement of housing, the visual impact on the passer-by along the 121 by-pass, the impact of traffic noise on future residents adjoining the 121 by-pass, and the rationale for increasing the height of proposed apartments while simultaneously reducing the area devoted to parking. The application in its current form represents the most the applicant has volunteered. Unless the applicant makes further concessions at the continuation of the public hearing, any additional modifications will be the result of the City requiring them. Therefore, staff believes it is now time for the Commission to take action in one of four forms: 1) approve the proposal, 2) vote it down, 3) modify it to conform with the Commission's view of the public interest, or 4) recommend reclassifying the property to another zoning district considered more appropriate. In reviewing the proposal in its current form, staff believes the following observations to be relevant to the concerns the Commission has expressed during its last two sessions: The proposed park land and trail dedication is on land of limited use and value to the developer, since it is totally within drainage and utility easements. However, it exceeds the requirements of the subdivision ordinance for the 252 lots in Tracts I and II, and the Leisure Services Department is willing to accept it for Tracts I and 12I only. b) Traffic circulation between Denton Tap Road and MacArthur Boulevard, and between the development and a tentative school site, is to be accomplished solely on the service roads of the proposed Highway 121 By-Pass or by a City financed hike-and- bike trail (if it receives matching federal funds with which to do it). Staff is open to alternative transportation forms in this instance. c) All 113 of the lots less than 7000 square feet in area will be concentrated in one area. Staff would prefer to see these dispersed for the purpose of lessening the visual impact. However, the Item #5 d) applicant maintains that dispersal of small lots among larger ones would make the larger lots more difficult to sell. Apparently future buyers of larger lots have a viewpoint toward small-lot housing similar to that of existing owners of larger lots, namely that property values suffer by the association. Housing variety will be provided by placing the front building setback line 5 feet closer to the street on more than half the lots. Staff is not impressed with this solution, but concedes that varying the setback line provides visual relief. The edge treatment along Highway 121 By-Pass will consist of a 6'-high masonry wall on the crest of a 3'-high berm within a 15'- wide landscape easement, with substantial landscaping, and restriction of the first tier of residential lots to single-story construction. Staff is willing to accept this resolution of the adjacency issue. The only justification the applicant has provided the Development Review Committee for increasing the height and reducing the parking within the PD-MF-2 area (Tract V) is to argue that those provisions will make the resulting apartments comparable to those in Lewisville. Staff is doubtful that the residents of Copper want that. In its previous recommendations slaff has expressed willingness to favor multi-family housing on the north side of the Highway 121 By-Pass, but only if all the current multi-family zoning on the south side of the highway were to be removed. Under the current proposal, over 17 acres of multi-family zoning will remain on the south side of the by-pass, so we see no need to add 16.5 acres on the north. RECOMMENDATION: Staff recommends conditional approval of a 67.6-acre pIanned development district for Tracts I and H with the site plan amended to show: 1) Specific siting of house fronts, as opposed to minimum setbacks, with all homes located in one of the following positions: 21 feet, 24 feet or 27 feet from the front property line; with no fewer than 25 % of the total number of homes in any one of these positions; and no two homes placed side by side with the same setback. 2) Provision of a street bridging the drainageway between Tract H and the property to the west; or, in lieu thereof, provision of a hike-and-bike trail easement along the full length of Denton Creek between Denton Tap Road and MacArthur Boulevard. Item #5 3) Provisions to prohibit fencing of side yards adjacent to proposed streets. 4). Compliance with Engineering comments. Staff recommends disapproval of any additional multi-family zoning. 1) Recommend approval 2) Recommend approval with modifications 3) Recommend disapproval 4) Recommend approval of a more appropriate zoning district ATI'AC~S: 1) Planned Development Zoning Exhibit 2) Planned Development Site Plan Tract 1 3) Planned Development Site Plan Tract 2 4) Typical Sections Along Denton Creek :5) Preliminary Landscape and Irrigation 6) Landscape Buffer Easement Exhibit 7) Departmental Comments Item # 5 DEVELOPMENT REVIEW COMMI EE ENGINEERING COMMENTS ITEM: PD-149, Wtstas of Co#pell, zoning change from ~HC~ (Highway Commercial), ~MF-2~ (Multi-Family 2), ~LI~ (light Industrial), and ~C~ (Commercial) to nPD-SF-7 and MF-2~ (Planned Doelopment, Single-Family-7 and Multi-Family-2), to allow the development of single-family and multi-family residential uses on 128.15 acres of land, located on the east side of Denton Tap Road, north of the Denton Creek, at the request of Carter & Burgess, Inc. DRC DATE: February 29, 1996 and March 7, 1996 CONTACT: Ken GriJTm, P.E., Assistant City Manager/City Engineer 004-3679) COMMENT STATUS: .~'~'~' ..~...,.... n'~" ,~.. ~'v. ~'FINAL ~ There is a concern about the traffic impact that these developments may have on the access road of $.H. 121 Bypass. Traffic signals may need to be provided to allow vehicles to exit the subdivisions. In addition, a traffic impact analysis should be provided to determine the impact on Denton Tap and MacArthur Blvd. by these developments to determine if mitigation measures are required. (Note: A traffic study has been provided and is currently being evaluated.) Phase I Information should be provided on the flood protection provided by the levee. The Coppeil Floodplain Ordinance requires that the height of the levee be based on the standard project flood elevation, plus 3 feet of freeboard. Any access to the state highway will also require TxDOT approval. Phase H Preliminary Comments: 1. Permission will be required from Lone Star Gas to extend the street over their easement. 2. Any access to the state highway will also require TxDOT approval. Page 2 PD-149, Vistas of Coppell Tract V Any access to the state highway will also require TxDOT approval. More than likely any controlled access to this site will be at Highland Drive or S.H. 121. Therefore, the City requests that you limit your access from Denton Tap Road and take all of your access off Of Highway Drive or $.H. 121. If you insist on access off of Denton Tap then, at a minimum, a deceleration lane and possibly a common access easement with the property to south will be required. No future median opening will be allowed to serve this site.