Riverview Office-CS030116CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Riverview Office Development,
Lot 1, Block A, Site Plan
Summary of Revisions and
Revised Staff Recommendation for
January 16, 2003
Planning and Zoning Commission Meeting
The applicant has once again revised the elevations of these four buildings. This time,
articulations have been added to the doors and windows. Specifically, stone veneer archways
have been added to the doorways that are most visible to the street, which include the doors on
the north elevations and those facing the parking lot azeas. The same stone veneer accent
materials have been added along the top of all of the windows. The doors that are internal to
the tract, facing the courtyazd areas, will be accented with green canvas awnings to match the
roof. The dormers have been retained along the roof, to break up its expanse; however, they
still contain vents. Previously, staff recommended the replacement of the vents with faux
windows and also recommended the windows have either shutters or panes; however, the
stone veneer headers on the windows are an improvement.
These revisions are a vast improvement over the original submission and an attempt to address
staff and Planning and Zoning Commission concerns regarding the aesthetics of the project
have been made. All other technical conditions have been met; therefore, staff recommends
approval.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL, of the Site Plan for Riverview Office Development,
subject to:
1) The entire fire lane needs to be constructed prior to any construction
beyond the foundation.
NOTE: ATTACHED IS THE COMPLETE STAFF
REPORT ON THIS REQUEST
Item # 5
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE• Riverview Office Development, Lot 1, Block A
Site Plan
P & Z HEARING DATE: January 16, 2003 (originally heard on October 17~h and held
under advisement, heard again on November 21, 2002 and held
under advisement.)
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
February 11, 2003
Marcie Diamond, Assistant Planning Director
SWC of Sandy Lake Road and Riverview Drive.
2.17 acres of property.
R (Retail).
Site Plan approval to allow the development of four office buildings
totaling 19,800-square feet.
Architect:
Stirling Wainscott
4815 Keller Springs
Addison, Texas 75001
(972)931-0014
FAX: (931)447-9110
Item # 5
Engineer:
Dowdey, Anderson & Assoc., Inc.
5225 Village Creek Drive, Suite 200
Plano, Texas 75093
(972)931-0694
FAX: (972) 931-9538
Page 1 of 6
HISTORY: In October 1991, the property abutting the subject tract to the south was
rezoned from R (Retail) to SF-9 (Single Family-9). The preliminary plat for
Riverview Estates was also approved with this rezoning. The Final Plat
was not approved until 1997. Given that the preliminary plat had expired
(even with one extension being granted), City Council's approval. was
subject to the granting of a waiver to the Subdivision Ordinance, which
requires approval of a preliminary plat prior to final plat approval. The final
plat also provides for the HOA to maintain the median in Riverview Drive at
Sandy Lake Road. It also maintains the entry features, which were
established, by separate easement, in 1998.
TRANSPORTATION: Sandy Lake Road exists as atwo-lane asphalt road. In the fall of this
year, improvement to a four-lane divided thoroughfare is planned to
commence; completion scheduled for spring of 2004. Sufficient
right-of--way exists adjacent to this property for this road
improvement.
SURROUNDING LAND USE & ZONING:
North -undeveloped; Retail and Office
South - Riverview Estates; Single Family-9
East -undeveloped; Retail
West -Eagle Point at Riverchase; Single Family-7
COIVIPREHENSNE PLAN: The Comprehensive Plan shows the property as suitable for
neighborhood retail.
DISCUSSION: The applicant is requesting site plan approval to allow for the
construction of four, one-story, 4,950 square-foot office buildings
on this 2.17 acre tract of property. The site plan indicates that 70
parking spaces will be provided, which exceeds, by four pazking
spaces, the minimum requirement of one space per 300-square feet
of gross floor area. A six-foot high brick-screening wall will
separate this development from the existing single family abutting
to the south and west.
This property will be accessed via two driveways, one on Sandy
Lake Road and one on Riverview Drive. Once Sandy Lake Road is
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improved to a standard, four-lane divided thoroughfare, the
driveway on Sandy Lake will not be served by a median opening.
There will be a median opening for Riverview Road to
accommodate westbound traffic. The fire lane will extend from
Sandy Lake to Riverview Road and needs to be constructed prior to
any construction beyond the foundation.
There aze minor revisions that need to be addressed on the site
plan. First, a vicinity map needs to be added (vicinity map added
on the revised plan). Second, all existing and proposed easements
need to be indicated. Third, the screening wall is called out to be
Boral-Old Boston, while all the buildings are specified on the
elevations and the color board to be Boral-Oxford Red. (Oxford
Red is indicated as the screening wall material) It is
recommended that the same brick be used on the building,
dumpster screening and the screening walls. Finally, the gates on
the dumpster screening wall are called out as wood, which tend to
present long-term maintenance issues. It is preferable that these
gates be metal, painted to match the color of the brick. (Gates are
shown as metal, painted to match the brick)
The Landscape Plan generally complies with the regulations of the
Zoning Ordinance. Almost 40% of the site is devoted to
landscaping and 47 trees will be planted as part of this
development. The trees along Sandy Lake Road and adjacent to
the single family will be predominately Live Oak, with Chinese
Pistasce and Lacebazk Elms being used as accent, over-story trees.
Dwarf Burford Holly hedges will screen the pazking areas;
however, an additional hedgerow is required in the parking island
at the northern end of the row of parking east of the driveway from
Sandy Lake Road (11 dwarf Burford Holly shrubs have been
added to this parking island). Finally, the non-vehicular
landscaping exceeds the minimum by 5,716-squaze feet. Fifty
percent ofnon-vehicular landscaping should be located in the front
yazd. In this development, only 48% is in the front yazd, a deficit of
245-square feet. However, given the overage of the landscaping in
other areas of the development, this trade-off appears reasonable.
The elevations portray ared-brick building with a teal green,
standing seam metal roof. The roof, with four dormers, which
appeaz to be white aluminum, accounts for almost 50% of the
elevation. There is a complete lack of architectural accents
normally included in the designs of the buildings in Coppell. It is
strongly recommended that accent material (up to 20% of the
exterior) such as cast stone, stone veneer and/or contrasting brick
Item # 5
Page 3 of 6
color be added to embellish the windows and the entries into the
buildings.
The applicant has made some minor revisions to the elevations,
but it still lacks the architectural quality envisioned for this
property which fronts on one of the City's Primary Image
Zones. Four buildings are proposed for this site, all with exact
elevations; therefore, the architectural quality of these
buildings will significantly impact the aesthetics of this
corridor.
Specifically, the north elevation of these four buildings, which
will directly face Sandy Lake Road, were previously relatively
blank walls with four windows. The redesigned north
elevation includes a door with green awning and the
continuation of the standing seam metal roof. The upper
window has been replaced with a dormer, which contains
metal-louvered vents. Cast stone headers have been added to
the windows. Staff and the subcommittee of the Planning and
Zoning Commission recommended that this entryway be
significantly enhanced given the visibility onto Sandy Lake
Road, including "popping out' of the front entryway and
enhancing it with stone and including a prominent roof and
green awning. It was recommended that the windows be
articulated with windowpanes. Also of concern on the north
fagades are the appearance of the sides of the standing-seam
metal roof that face the east and west. The current elevation
indicates that this area be white siding with wood trim. While
not in conflict with the masonry requirement, there are
concerns with aesthetics and long-term maintenance. The
south elevations are the same as the north, without a door, and
staffs comments on the window, dormer and roof are
reiterated for this fagade.
Similar concerns exist on the east and west elevations of alt
four buildings, whereas the dormers contain vents, the
windows do not have either shutters or panes and the entry
doors are not enhanced beyond the inclusion of green canvas
awnings.
After the last meeting, staff anticipated that alterations would
be made these buildings. Commission members made a
considerable effort to give the applicant guidance regarding
the appearance of these structures, without being cost
prohibitive. For the most part this applicant has disregarded
those suggestions.
Item # 5
Page 4 of 6
The applicant has once again revised the elevations of these four
buildings. This time, articulations have been added to the doors
and windows. Specifically, stone veneer archways have been added
to the doorways that are most visible to the street, which include
the doors on the north elevations and those facing the parking lot
areas. The same stone veneer accent materials have been added
along the top of all of the windows. The doors that are internal to
the tract, facing the courtyard areas, will be accented with green
canvas awnings to match the roof. The dormers have been retained
along the roof, to break up its expanse; however, they still contain
vents. Previously, staff recommended the replacement of the vents
with faux windows and also recommended the windows have either
shutters or panes; however, the stone veneer headers on the
windows are an improvement.
These revisions are a vast improvement over the original
submission and an attempt to address staff and Planning and
Zoning Commission concerns regarding the aesthetics of the
project have been made. All other technical conditions have been
met; therefore, staff recommends approval.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending HOLDING THIS CASE UNDER
ADVISEMENT until such time that concerns with these buildings
have been resolved. If resolution can be accomplished prior to, or at
the Planning and Zoning Commission meeting, then staff can
recommend APPROVAL, of the Site Plan for Riverview Office
Development, subject to:
Staff recommends APPROVAL, of the Site Plan for Riverview O,~ice
Development, subject to:
I) The entire fire lane needs to be constructed prior to any
construction beyond the foundation.
2) ^ ...:,,... ^ . ~c~c .c ,.e ~aa°,, .° .w° c_.e D,~_. ;condition
.., ~Y
met)
-m:c~ivPv~cc c°S~c°:ix°cixc~
hlen.(condition met)
... ., «a
*~ -•-°~°'~ *~•°'~••~'a~^^ (condition met)
Item # 5
Page 5 of 6
5) St~l3stitttte ~et~l gatested Ee~teh tl3e b~sl~, e~ the
de~ste~-(condition met)
6)
ire-l~eac~. (condition met)
~) o
.(condition met).
ALTERNATNES:
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.
ATTACI-INIENTS:
1) Site Plan
2) Landscape Plan
3) Elevations
Item # 5
Page 6 of 6
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Riverview Office Development, Lot 1, Block A,
Minor Plat
P & Z HEARING DATE: January 16, 2003 (originally heard on October 17th and denied
due to the site plan being held under advisement, heard on
November 21, 2002 and denied due to the site plan being held under
advisement.)
C.C. HEARING DATE: February 11, 2003
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICA'~IT:
HISTORY
Marcie Diamond, Assistant Planning Director
SWC of Sandy Lake Road and Riverview Drive.
2.17 acres of property.
R (Retail).
Minor Plat approval to allow the development of four office
buildings totaling 19,800-square feet.
Architect:
Stirling Wainscott
4815 Keller Springs
Addison, TX 75001
(972)931-0014
FAX: (931)447-9110
Engineer:
Dowdey Anderson & Assoc., Inc.
5225 Village Creek Drive
Plano, TX 75093
(972) 931-0694
FAX: (972) 931-9538
In October 1991, the property abutting the subject tract to the south was
rezoned from R (Retail) to SF-9 (Single Family-9). The preliminary plat for
Item # 6
Page 1 of 3
Riverview Estates was also approved with this rezoning. The Final Plat
was not approved until 1997. Given that the preliminary plat had expired
(even with one extension being granted), City Council's approval was
subject to the granting of a waiver to the Subdivision Ordinance, which
requires approval of a preliminary plat prior to final plat approval. The final
plat also provides for the HOA to maintain the median in Riverview Drive at
Sandy Lake Road. It also maintains the entry features, which were
established, by separate easement, in 1998.
TRANSPORTATION: Sandy Lake Road exists as atwo-lane asphalt road. In the fall of this
year, improvement to a four-lane divided thoroughfaze is planned to
commence; completion scheduled for spring of 2004. Sufficient
right-of--way exists adjacent to this property for this road
improvement.
SURROUNDING LAND USE & ZONING:
North -undeveloped; Retail and Office
South - Riverview Estates; Single Family-9
East -undeveloped; Retail
West -Eagle Point at Riverchase; Single Family-7
COMPREHENSNE PLAN: The Comprehensive Plan shows the property as suitable for
neighborhood retail.
DISCUSSION: This is a companion request to the approval of the site plan for Riverview
Office Development. This 2.17-acre tract is being platted into one lot to
allow for the development of four office buildings. This plat defines the
property, reflects existing easements and establishes the fire lane and
required utility easements.
This plat requires several minor revisions. First, the water line easements
aze for the fire hydrants that aze private and are not required to be in public
easements. These easements need to be removed from the plat. Second,
an easement for the sidewalk needs to be added to the southeast comer of
the tract, along Riverview Drive. Third, Oncor requested that the applicant
meet with them to determine the location of additional easements for their
Item # 6
Page 2 of 3
facilities. Finally, staff is requesting that the Lot and Block numbers be
added to the Title Block.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of Riverview Office Development,
Lot 1, Block A, « ^a°a °~*° «'°« ~ °°°l~~°a, a~ subject to:
h I?°«..,...,1 ..F rl.° ..,r°.. 1;«° ° ° °«t.. rl.,,r F .. ~..° 1....7....«r~
// (Removed)
'Zl 1~°~°...°«t 1.°:«...,.7.7°.7 F ..., ~:.7°.....11...+ sl.° ......•1.°.,~t .. ° .,F *1,°
lJ p~epe~: (Determined not to be needed)
3) Easements being provided for Oncor Facilities.
. (Added)
ALTERNATIVES:
l) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Minor Plat of the Riverview Office Addition
Item # 6
Page 3 of 3