Vista Point II-CS031218CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-199-HC, Vista Point II, MacArthur Ridge
P & Z HEARING DATE:
C.C. HEARING DATE:
December 18, 2003
January 13, 2004
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
Southwest comer of S.H. 121 and MacArthur Boulevard.
SIZE OF AREA:
Approximately 26 acres of property.
CURRENT ZONING:
HC (Highway Commercial)
REQUEST:
PD-199-HC(Planncd Development-199-Highway Commercial),
Concept Plan to allow the development six
office/assembly/warehouse buildings, totaling approximately
200,000-square feet, and five retail/restaurant pad sites.
APPLICANTS:
Delnian Salmon
Jackson Shaw Company
4890 Alpha Road, Suite 100
Dallas, Texas 75244
972-628-7400
FAX: 972-628-7444
Jeff Libby
Standridge Companies
14860 Monfort Dr. # 241
Dallas, Texas 75254
214-363-1998
FAX: 214-363-1997
HISTORY:
Page I of 8
The subject property is part of Lot 3, Block G, a 49.20-acre tract
within the Vista Ridge Addition. The property lies within Denton
County and was originally part of the City of Lewisville when
recorded in September of 1986. Since that time, the City of
Item # 10
Coppell has annexed this and other portions of the Vista Ridge
Business Park.
In September 2001, City Council approved a Site Plan and Final
Plat to allow for the construction of a one-story, 71,000 square-foot
office building on seven acres of this 26-acre parcel of land. The
Site Plan would have expired September 11, 2003; however, on
September 9, 2003, City Council approved a six-month extension.
The approved Site Plan will now expire in March 2004.
In September 1999, a request for a PD for a gas station,
convenience store and car wash on 1.5 acres at this corner of S.H.
121 and MacArthur Boulevard was recommended for denial by
staff. Due to this recommendation, the applicant requested a
postponement until December of that year to allow for a redesign
of the site plan and elevations to address staff design concerns, but
staff still strongly opposed the use at this location. On December
16, 1999, the Planning and Zoning Commission recommended
denial of this request, and it was not appealed to City Council.
TRANSPORTATION:
S.H. 121 is under construction to freeway standards with access
roads, within 450 feet of right-of-way.
SURROUNDING LAND USE & ZONING:
North - S.H. 121; City of Lewisville
South - PD-132-SF-9; The Peninsulas of Coppell, and PD-149-SF-
7 Vistas of Coppell
East -vacant, HC (Highway Commercial) and office park; LI
(Light Industrial), City of Lewisville
West - Vistas of Coppell; PD-I49-SF-7-Single-Family
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
mixed-use development, including retail/conm~ercial, office
parks, schools, churches, and other compatible non-
residential uses.
I)ISCUSSION:
Page 2 of 8
The applicant desires to construct a similar project to one that they
developed on the north side of S.H. 121 in the City of Lewisville.
Initially, this request was to rezone this property from Highway
Commercial (HC) zoning to a Planned Development for HC uses to
Item ,7 10
Page 3 of 8
allow tilt-wall conslruction, which is no longer permitted in the HC
District. However, this PD Concept Plan is also requesting variances to
the uses permitted by right in the HC district, landscape and sign
ordinances. This submission has also not addressed staff's concerns
about location of loading areas, screening, lighting, building materials
and tree preservation.
Proposed Uses:
This PD is requesting approval for approximately 210,000 square feet of
office/assembly/warehouse use and five retail pad sites. The existing
Highway Commercial zoning is defined in the Zoning Ordinance as
follows:
"Sec. 12-22-0. General purpose and description.
The "HC" highway commercial district is intended primarily as
a high intensity area permitting a mixed-use for office,
commercial-retail, and highway oriented uses, such as hotels,
restaurants, and low and mid-rise offices, and should be located
generally along high-volume thoroughfares. The site
characteristics for each area should be designed in a manner to
create an attractive appearance from LH. 635 and S.H. 121,
and an impressive gateway into the community. Because these
areas are designated as major thoroughfare entry points,
emphasis has been placed on building arrangement, setbacks,
parking, and landscape treatment, which are intended to be
elements influencing the character of entrance into the city. It is
the intention of the "highway commercial" zoning district to
create att attractive attd unique entrance into the city".
Given the stated intent and purpose of this district, warehousing use is
only permitted by Special Use Permit (or could be established as part of
this PD). Staff cannot support the proposed office/assembly/warehouse
use along S.H. 121, as well as being in close proximity to the existing
residential neighborhoods to the south. The Site Plan does not define the
proposed ratio of office to assembly to warehouse for these buildings.
Even though the proposed parking ratio could support 100% office,
these buildings could be occupied by a high percentage of uses that are
only appropriate in our industrial area, specifically, warehouse and
assembly.
Retail uses are generally more in keeping with the intent of the HC
district; however, discussion on the specific uses proposed by SUP Ibr
the corner of S.H. 121 and MacArthur is a separate agenda item and
will be discussed as a separate zoning case.
Approximately two years ago, a Detail Site Plan for a 70,000 square-
foot office building was approved for a portion of this tract of land. A
Item # 10
Concept Plan for the remaining parcel also indicated office as the
proposed use. The proposed uses ere enthusiastically supported by
staff, the community, Commission and Council, even though there was
some concern over the materials used. At that time, masonry was not
required in the HC district as it is now. In September of this year City
Council approved a 6-month extension to the Detail Site Plan; therefore,
this office plan is still viable. Staff feels that pure office is more
appropriate and is in compliance with the existing ttC district and
addresses the goals of the Comprehensive Plan.
Loading Areas/Screening:
Due to the characteristics of the office/assembly/warehouse use,
overhead doors are planned to be along 100% of the rear wall of each
building served by massive paved loading areas. These areas are in
close proximity and visible from the residential neighborhoods. The Site
Plan indicates a 6-foot screening wall along a portion of the southern
property line which directly abuts the Vistas of Coppell, Phase lIB
residential subdivision. However, east of that area, along Forest Hill
Drive, and abutting the levee and the City's hike and bike trail, abutting
The Peninsulas residential subdivision, no perimeter screening wall is
shown. The applicant is stating that due to the intervening HC zoned
property (the levee), the screening wall is not required. However, staff
strongly feels that given the topography and the lack of any other visual
barrier between the proposed office/assembly/warehouse and retail and
the homes in The Peninsulas, this screening wall needs to be extended
along Forest Hill Drive to MacArthur Blvd. The elevation of this wall
also needs to be addressed. As currently proposed, it is a 6-foot "thin-
wall masonry" screening. The elevations do not specify color or include
any sort of articulation, columns, etc. This wall, as currently proposed,
will be approximately 1,150-linear feet, and per staff recommendation,
this wall needs to be extended another 850-linear feet. A solid, blank
wall is not acceptable. Staff is further recommending that in the event
this PD is approved, then this entire screening wall and landscaping
adjacent to this wall be built with the initial construction.
Other Site Plan Issues:
Although the retail pad sites are conceptual in nature, it must be pointed
out that Tract 6 is deficient in terms of number of parking spaces and
amount of land devoted to landscaping. Therefore, the size of the
building on this tract needs to be significantly reduced. Additional
landscape comments are included below. Additional information will
also be required to assure that the fire lane criteria are being met in all
the tracts. Given the residential adjacency, staff had requested additional
information about site, parking lot and building lighting, which has not
Page 4 of 8
Item # 10
Page 5 of 8
been provided. Finally, the driveway locations need to be approved by
TxDot, and a deceleration lane must be added if required by TxDot.
Signage:
The Site Plan is indicating a "phase line" between tracts one and two of
the office/assembly/warehouse area. The applicant has not specified an
intent to plat these phases into two or more lots or retain this property as
one lot. The platting of this property will impact the amount and
location of required landscaping, as well as the number of monument
signs permitted. If this entire office/assembly/warehouse area remains
as one lot, then only two 60 square foot monument signs would be
permitted. Assuming that the line between phase 1 and 2 will ultimately
be a lot line, then two 40 square-foot monument signs would be
permitted on Lot 1 and two 60 square-foot signs on Lot 2. The applicant
is requesting five 30 square-foot signs for the office/assembly/warehouse
area. The location of several of the monument signs is also not compliant
with the Sign Ordinance. These variances to the Sign Ordinance will
need to be stated as a specific request as part of this PD. The applicant
also submitted attached sign criteria. Most of the language and
regulations are not applicable to this review and reiterates the sign
requirements in the Zoning Ordi~ance, except for subsection E, which
states, in part, that "colors are limited to white, ivory, or black, unless
this requirement conflict(s) with corporate identi7 (emphasis added).
The City of Coppell Sign Ordinance allows corporate identity up to 20%
of the area of the sign to be logos of any color. The applicant's sign
criteria needs to be amended to reflect this section of the Sign Ordinance,
or requested as an additional variance.
Landscape Plan:
To conduct a proper analysis of the Landscape Plan, an understanding of
the ultimate lot layout is necessary to determine the compliance with, or
variance to, the Landscape Ordinance. In virtue of this being a PD,
trade-ofl~ may be considered, however, deficiencies in amount of total
landscape areas will not be supported. Assuming a minimum of two lots
in the office/assembly/warehouse area, it appears that a relief from the
10' required perimeter landscaping for both sides of internal lot lines is
being requested between these two lots and along some lot lines in the
retail pad sites. Staff can not support this requested relief.
In the office/assembly/warehouse area, Tract 2 (Buildings 4, 5 and 6),
there is a deficiency of approximately 12,000-square feet of non-
vehicular and interior landscaping, in addition to not providing for
perimeter landscaping along the common property lines. Tract 1
(Buildings 1,2, and 3), has a surplus of approx. 650-square feet;
however, this does not begin to address the shortage in Tract 2. It is
Item # 10
recominended that the 6-foot screening wall adjacent to Forest Hill Drive
will be required. In the event that it is not, significantly more tall
evergreen trees, which are full to the base, will be required to provide a
visual screen between this property and the residential property to the
south.
The retail tracts are providing sufficient non-vehicular, interior
landscaping and perimeter landscaping adjacent to streets and the
office/assembly/warehouse area but are deficient in internal lot line
landscaping. As detailed on the Tree Survey, a significant number of
trees will be removed to allow for the development of this property. It
appears that increasing the landscape setback along MacArthur Blvd. by
approximately 20 feet could preserve approximately sixteen 10-12-inch
caliper Cedar Elms and Live Oak trees that were planted as street trees
years ago. The preservation of these trees will enhance the streetscape
of MacArthur Blvd and addresses our Primary Image Zone landscape
criteria.
Elevations:
The final issue relates to the elevations of the buildings. While the
elevations are conceptual in nature and will be further defined for all
buildings (except for Tract 4 - See S-1211 in this agenda) when detail
plans are submitted, this is intended to provide for the overall character
of the development. The applicants have agreed to carry the materials,
signage criteria and design elements from the office/assembly/warehouse
area to the retail pad site areas.
As mentioned in the beginning of this report, the initial purpose of
placing this property under a PD is to allow for a variance to Section 12-
33-5. Type of Exterior Construction of the Zoning Ordinance, which
requires that buildings in this district be a minimum of 80% masonry,
exclusive of doors and windows. Masonry is defined as "brick and stone
of earth tones colors", and does not permit tilt wall. The elevations for
the office/assembly/warehouse buildings appear to be 100% tilt wall
construction with 2.5 feet of brick veneer along the base of the building
with stone accents to enhance the entries, which is a typical industrial
building design. The rear elevations (100% tilt wall with metal doors)
face the residential area and Forest Hill Drive. The calculations on thc
elevation sheets are in error, in that they do not exclude windows and
doors from the percentage calculations, and they even included the metal
roof to increase "percentage of masonry." Metal is not considered a
maso~y product.
Page 6 of 8
Item # 10
The Planning Corrnnission discussed the aesthetics and the detail of
building design at great length when the 70,000 square foot office
building was considered for this property in September 2001. The
Commission spent considerable time assisting the developer in creating
an office building that the community would embrace. These buildings
ignore that input.
The buildings proposed for the retail pad sites will utilize the same
materials; however, they will have a significantly higher percentage of
brick veneer, with stone, tilt wall and stucco being utilized as
architectural accents. The percentage of masonry on the buildings also
needs to be recalculated per Section 12-33-5 of the Zx~ning Ordinance.
Summary:
The City has been proactive over the past year in 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 S.H. 121 and adjacent to developed
residential areas. As specifically stated in the Zoning Ordinance: "/t is
the intention of the "highway commercial" zoning district to create an
attractive and unique entrance into the city". This application is in
direct conflict with that effort.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staffis recommending DENIAL based on:
· This project does not adhere to the stated purpose and intent, or the
regulations, of the Highway Con-nnercial District.
· The industrial nature of this project, in terms of uses and choice of
building materials and design, including the lack of specificity to the
ratio of assembly/warehouse/office, is in direct conflict to the efforts
of the City to encourage commercial/office/hotel and similar freeway
oriented uses along S.H 121.
· The negative impact that this development (proximity of loading
areas and lack of screening) will have on Forest Hill Drive and the
residential areas beyond.
· The deficits in the proposed landscaping and screening, lack of
commitment about site, parking lot and building lighting.
ALTERNATIVES
It
2)
3)
4)
Page 7 of 8
Rccommend approval of the request
Recommend disapproval of thc request
Reconnnend modification of the request
Take under advisement for reconsideration at a later date.
Item # 10
ATTACHMENTS:
1) Proposed Signage Critcria (2 pages)
2) Site Plan
3) Elevation for Front and Sides of thc office/assembly/warehouse
4) Elevations for the Rear and Side of the office/assembly/warehouse
5) Elcvation for the retail buildings
6) Landscape Plan
7) Tree Su~'ey
8) Tree list
Page 8 of 8
Item # 10
Vista Point II / MacArthur Ridge Preliminary Sign Criteria
The purpose of this sign criteria m to create a graphic environment that is individual and distinctive in
identity for the Tenant and also compatible with other signs in the center. The total concept should give an
impression of quality, professionalism and instill a good business image. Lettering shall be well
proportioned and its design, spacing and legibility shall be a maior criterion for approval.
The following specifications are to be used for the design of your sign; however, in all cases final written
approval must be obtained from the Lessor prior to the manufacturing or installation of any signage.
Lessor shall make all final and controlling determinations concerning any questions of interpretation of this
sign policy.
NOTICE: Written approval and conformance with these specifications does not imply conformance with
local City and County s~gn ordinances. Please have your sign company check with local authorities to avoid
non compliance with local codes.
REOUIRED SIGNS
1. Tenant shall identify its premises by erecting one (1) sign which shall be attached directly to the
building fascia as described hereinafter. For buildings and leaseholds with one (1) front fagade,
(front fagade being defined as the building surface directly facing a dedicated street, or where
street frontage does not exist, it shall be defined as the width of the lease space which contains
the main entry), attached signs located at a height of 36 feet or less are permitted a maximum
aggregate effective area equal to one-square foot per lineal foot of building or leasehold frontage
as applicable, or 300 square feet, whichever is less. Where the Leased Premises is at maximum
aggregate area on any one fagade equal to one S.F. per linear feet of fagade width and a
maximum total aggregate area of those of building or tenant frontage on a dedicated street or
300 S.F., whichever is less.
2. Tenant shall instatl approved signage no later than thirty (30) days after receipt of a Certificate of
Occupancy.
TYPE OF FASCIA SIGN
Non-illuminated or reverse lighted individually pin mounted channel letters.
SIZE OF SIGN
1. Depth - 5 1/z"; height - not-to-exceed 36".
Multiple Rows - not to exceed 36" in total height
including spaces between rows, Minimum Letter Size- 10",
In any case the overall length or spread of the sign cannot exceed 70% of the total linear
measurement of the main entry storefront of leased space or 4-0' 0". whichever is less.
In the case of an irregularly shaped sign or logo sign with letters and/or symbols directly affixed
to the wall of a building, the area of the s~gn shall be the entire area within a single continuous
rectilinear perimeter of not more than the proportional maximum height and width limitations
noted above.
TYPE OF SIGN
1, Lessor will have final review over letter font, style and height.
2. Logos in addition to slgnage must be approved. They must be proportionate to height of fascia
and sign.
3. Box type signs will not be allowed.
COLO.R_
Colors are subject to approval by Landlord or his representative. Matte finish required. Colors are
limited to white, ivory, or black, unless this requirement conflict with corporate identity.
ga Point / MacArthur Ridge Sign Criteria
acember 9, 2003
2age 2 of 2
_CO~NSTRUCTION OF LETTERS
1. Returns and Fronts . .063-aluminum gauge (minimum)
2. Back of letters shall have a minimum of 1/8" clear Plexiglass face.
3. No exposed trim caps permitted.
4. Letters to be pin mounted 1" off building fascia.
5. U.L label is required.
G. ILLUMI~NATION AND WIRING
]. Individual letters to be ~acklit with neon tubing concealed in the letter and projecting the light
source back on the building fascia.
2. Secondary Wiring - All transformers and secondary wiring are to be concealed behind parapets
or within soffits.
3. Electrical power shall be brought to required location at L '
shall be below roof deck and not visible, essee s expense. Routing of conduit
H. _PLACEMENT AND INSTALLATION
1. General Notes
a. Tenant signage shall be as close to a center of-frontage location as possible, subject to
allowance for positioning corner.
b. Attachment of signage to be U.L. approved. No exposed wrong is permitted.
c. All fasteners used are to be non corrosive stainless steel.
d. Tenant will be responsible for all damage to the building incurred during sign installation and
removal and must patch and paint holes in fascia caused by signage attachment and wirmg
upon Lease termination.
SU_BMITTAL FOR APPROVAL
1. Prior to awarding a contract for fabrication and installation, Tenant shall submit three (3) scaled
drawings for final review and approval to Lessor.
2. Elevation of building fascia and sign shall be drawn using a minimum ,~ = -u scale.
lZ" ] ....
3. Drawmg shall indicate the follow~ngspecifications: Type, color, and thickness of Plexiglass, type
of materials, color and finish used on front and return, type of illumination and mounting
method. Tenant's sign contractor shall first visit the site to verify existing conditions prior to
preparation of shop drawings: information needed to prepare submittals shall also be obtained
during the visit.
4. Drawings must include fascia cross section showing electrical connections.
PERMITS
All city permits and approvals from the City of CoppelI are required prior to s~gn fabrication.
TRAILER SIGNS OR TEMPORARY SIGNS WILL NOT BE PERMITTED.
-T_H_E_FOLLOWING ARE NOT PERMITTED
l. Roof signs or box signs
2. Exposed seam tubing
3. Animated or moving components
4. Intermittent or flashing illumination
5. Iridescent painted signs
6. Letter mounted or painted on illuminated panels
7. Signs or letters painted directly on any surface except as herein provided
Signs installed or placed along perimeter of shopping center