Vista Point II-CS031126City of Coppell -DRC Comments, received November 26, 2003
Project # PD-199
I Agency:
Building Inspection
Electric & Gas
Engineering
Reviewed By:
Greg Jones
Jeff Curry
Teresa Curry
DRC Comment:
1. Site plan does not include any interior floor, plan
information to provide basis for rewew, no
comments noted
1. Please contact Jeff Curry at 972-570-4126 to
discuss electric service requirements
1. Verify driveway spacing and locations along the
S.H. 121 frontage road with TxDOT.
2. Minimize the number of taps made into the
water main for the domestic and irrigation water
services. It may be possible to make a single tap
in some locations and branch out to adjacent
buildings.
3. Verify fire hydrant spacing, FDC locations, and
fire line requirements with the fire department,
4. Indicate which utilities will be installed with
which phases of the development.
5. It appears that the northern driveway onto
MacArthur is in conflict with an existing curb inlet.
The driveway curb return cannot begin at the back
of inlet.
6. Stamped concrete paver bands are required at
the driveway approaches
7. Proposed storm drainage systems will need to
be submitted in the future. If the system in
MacArthur BIvd. was not designed for a 100-year
storm, it may be necessary to provide on-site
detention. Please verify,
Vista Point II / MacArthur Ridge Response
Applicant has a "will serve" letter from Jeff Curry
Oncor.
Halff to confirm with TxDOT,
Halff/GF&F reviewing feasibility of this request.
Current layout based upon City requirements
Will be better defined on Dec. 9th re-submittal.
Will verify inlet location, and adjust drive as needed
to not conflict with existing inlet.
Paver bands will be provided.
Halff has confirmed that on-site detention is not
necessary, per submitted Drainage Area Map.
PI)-199-1tC
Fire Administration
Parks and
Recreation
Greg Jones
John Elias
8. A deceleration lane ~s required on MacArthur
and may be required on S.H. 121. Verify with
TxDOT.
9. Eliminate the public on-site fire hydrant from
S.H. 121. Bring fire hydrant offthe private fire line.
1. All Fire Lane radii 30' inside radii 54' outside
radius
2. Contact FD to verify Fire Hydrant spacing, FDC
locations and fire line requirements.
3. Add'l Fire access needed. Contact FD
4. Ref, Tract 4 for add'l comments
5. Bldgs over 5000 s.f. require auto fire sprinkler
systems.
1. Tree mitigation shown on plan is unacceptable.
2. Tree mitigation will be the following:
Gross Retribution (trees removed)
1354"DBH
Preservation Credit
-283"DBH
Landscape Credit
-891"DBH
Net Retribution
233"DBH x $100
According to Mr. Chris Behnke (TxDOT-121_.P.M.), _
..TxDOT will defer to the City
We request reconsideration of declaration lane on \
MacArthur due to limited staging distance and /
impact on existing inlet and trees (#'s 8, 9, 12).
Hydrant @ N.E. Corner of Bldg 2 will be connected
to private fire line.
Site plan complies with this requirement.
Current layout based upon City requirements,
Halff has discussed with Fire Department and will
revised plan for Dec, 9th re-submittah
Halff has discussed with Fire Department and is
waiting on additional City comments.
Agree
Brian Adams w/SMR has discussed John Elias
PI)-199-1tC
Planning
Department
Marcie Diamond
Contribution in the amount of $23,300 to the City of
Coppell Reforestation and Natural Areas Fund will
be required.
3. Might want to consider Up-Sizing trees from 3"
to 4" to off set retribution fees.
Overall Comment:
This property is zoned HC which only permits
limited (max. 20%) warehousing, and only by SUP.
The site plan approved for this tract 2 years ago
was for an 100% office. This Concept Plan
indicates approximately 50% warehousing
including overhead doors and a significant amount
of loading areas, adjacent to residential. The city
has been proactive over the past year rezoning
properties along S.H. 121 from Light Industrial to
Highway Commercial to encourage retail/office and
commercial uses and prohibit tilt wall
industrial/warehousing along our gateway areas
and adjacent to developed residential areas. This
product, with 50% warehouse, is more appropriate
in the established light industrial areas in the west
side of Coppell. That being said, the following are
technical issues also need to be addressed:
Site Plan
I. The proposed loading areas are facing, and in
close proximity, to the single family homes. The
site plan needs to be revised to limit the loading
areas to being internal to the site, so as not to
impact the adjacent residential or be visible from
S.H. 121 or MacArthur Blvd.
We will change all new tree calipers to 4" to 3",
which will satisfy the contribution requirement.
The overall comments are noted and Applicant will
revise the site plan to address these concerns.
However, upon review of the HC zoning ordinance
(Article 22, Sec. 12-22-0) applicant was unable to
find any restriction on the percentage of warehouse.
Documentation as to this restriction is requested.
Additionally, it appears the warehouse percentage
restriction might have been borrowed from the
Commercial zoning ordinance.
It seems as if the scale of this proposed
development is not been considered. The largest
building on this site plan is roughly 43,000 SF.
These buildings are would dwarfed next to 1MM SF
warehouse in the western parts of Coppell. These
are not warehousing building; yes they will have a
warehousing component.
Additionally, it appears the City of Coppell does not
a definition for "warehousing"; thus, applicant has
been asked to prepare a definition as part of its PD.
The loading area adjacent to the single family
homes has been reduced - providing additional
buffering to residential community. The design will
include the shielding of light sources from the view
of adjacent residences and installation of a screen
!wall and landscaping to buffer noise and visual
!impact.
PD-199-HC
2. The dumpster area between building 1 and 3
needs to be relocated away from the residential,
and not being visible from dedicated rights-of-way.
3. A minimum 6-foot, solid, masonry, screening
wall needs to be provided along the southern
properly line adjacent to the residential district. It is
also recommended that the required wall be
extended along Forest Hill Drive to provide a visual
buffer to the residential to the south. Elevations of
this wall, including color, materials and height need
to be provided. Also, need to include the timing of
the construction of this wall in relation to the
phased development. It is recommended that the
entire wall be constructed with the first phase of
development.
4. Parking spaces are required to be a minimum of
9'x 19'.
5. Need to indicate Phase lines and Tract lines
between Tracts 1 and 2.
6. There are several random easement notes with
either no arrows, or arrows which point to the
wrong details.
7. Need to more clearly indicate the existing and
proposed easements in relation to the property
lines.
8. Must determine how these easements along the
perimeter of the property will effect the proposed
landscaping.
Dumpster location has been revised and is now
approximately 140 ft. from the residential area,
A 6 -foot screen wall has been provided along the
southern property line adjacent to the residential
area. The section of screen wall will be constructed
with the first phase of construction of the Jackson-
Shaw tract.
Screen wall along Forest Hill is not required per
code because adjacent zoning is also HC. Also, the
distance and grades from the adjacent homes in the
Peninsulas will buffer the uses and a wall would be
ineffective when considered along with the grades
and distance from the homes.
However, applicant has eliminated a drive along
Forest Hill (comment #13) to provide additional
buffering.
Agreed
Will be better defined on Dec. 9th re-submittal.
Will be better defined on Dec. 9th re-submittal.
Will be better defined on Dec. 9th re-submittal.
Will be better defined on Dec. 9th re-submittal.
PD- 199-HC
9. Monument signs must be setback 15 feet from
property lines adjacent to the street, and 75 feet
from common property lines.
10. Need to provide information about site, parking
lot and building lighting, especially adjacent to the
residential.
11. Provide dumpster locations on retail tracts.
12. Understanding that this is a Concept Plan
additional note needs to be added to the plan
which indicates that prior to any development on
this tract, Detail Site Plan approval will be required
for each building and that all restaurants and some
types of retail will require approval of an SUP.
13. It is recommended that a maximum of two
driveways be permitted along Forest Hill Drive.
Conceptual Landscape Plan:
1. Must determine how existing and proposed
utility easements along the perimeter of the
property will effect the propose landscaping.
2. Need to indicate the required screening wall
along the southern property line.
3. Due to the residential adjacency, trees are
required at a ratio of one tree per 40 feet along the
southern property line. It is recommended that a
mixture of evergreen and overstory trees be
planted along this property line.
4. Building landscaping should be provided in front
Building 1, sim. ilar to Buildings 2 and 5.
Agreed
All site lighting will be designed to ensure minimal
impact on adjacent residential community
Will be better defined on Dec. 9th re-submittal.
Will be better defined on Dec. 9th re-submittal.
Agreed, please see note # 3.
Will be better defined on Dec. 9TM re-submittal.
Will be better defined on Dec. 9th re-submittal. See
note #3 above.
According to SMR, current plan fulfills requirement
for 1 tree per 40 feet.
Will address mixture of evergreen and overstory
trees.
All additional landscape buffering has been provided
along residential buffer, per discussion with Marcie
Diamond.
Existing plans meets landscape/open space
requirements,
PD- 199-HC
5. If specific variances to the Landscape
Ordinance are being requested (i.e. elimination of
the 10 feet of landscaping along common property
lines for the retail pads) then it must be specifically
stated as such,
Tree Survey:
1, It appears that increasing the landscape
setback along MacArthur Blvd. By approximately
20 feet could preserve a significant amount of 10-
12 inch caliper Cedar Elms and Live Oak trees.
Elevations:
1. Need to provide the percentage of
stone/brick/wall per facade of each building.
1. Need to specifically state the color, materials,
manufacture's specs, etc. for all materials indicated
on the elevations, including the color of the
overhead doors, awnings, etc.
2. Need to provide detail elevations, including
color, height, materials, of the required screening
walls.
3. Need to provide general signage criteria for all
tracts within this PD, including attached and
monument signs, size, color, font, light source, etc.
4. Need to provide color board at the December
4th DRC meeting.
5. Color renderings of the project would also be
helpful.
Will be better defined on Dec. 9TM re-submittal.
Applicant to explore re-designs to address this
comment.
Will be better defined on Dec. 9th re-submittal.
Agreed.
Will be better defined on Dec. 9TM re-submittal.
Will be better defined on Dec. 9th re-submittal.
Provided for Dec. 4th Meeting
Provided for Dec. 4th Meeting
PD-199-HC