Vista Point II-CS040617CITY OF COPPELL
PLANN1NG DEPARTMENT
STAFF REPORT
CASE NO.: PD-199R-HC Vista Point II
P & Z HEARING DATE:
C.C. HEAR1NG DATE:
June 17, 2004
July 6, 2004
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
South of S.H. 121, west of MacArthur Boulevard
SIZE OF AREA:
9.1 acres of property.
CURRENT ZONING:
PD- 199-HC (Planned Development- 199-Highway Commercial)
REQUEST:
PD-199R-HC (Planned Development-199 Revised-Highway
Conunercial) to attach a Detail Site Plan to Tract 1 to allow the
construction of three office/assembly/warehouse buildings.
APPLICANT:
Christopher Gardner
Jackson Shaw Company
4890 Alpha Road, Suite 100
Dallas TX 75244
972-628-7421
FAX: 972-628-7444
David Littleton
Halff Associates
8616 Northwest Plaza Dr.
Dallas, TX 75225
214-346-6227
FAX: 214-361-5573
HISTORY:
The subject property was originally part of Lot 3, Block G, a 49.20-
acre tract within the Vista Ridge Addition. The property lies within
Denton County and was part of the City of Lewisville when the first
plat was recorded in September of 1986. Since that time, the City of
Coppell has annexed this and other portions of the Vista Ridge
Business Park.
Page 1 of 7
Item # 9
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.
This Site Plan expired 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 comer 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&sign concerns. On December 16, 1999,
the Planning and Zoning Commission recommended denial of this
request, and it ~vas not appealed to City Council.
On April 13, 2004, City Council overruled staff's and Planning and
Zoning Commission's recommendation for denial and approved the
Concept Planned Development to allow the construction of 210,000-
square feet of office/warehouse/assembly buildings and five retail
pad sites. Council also approved SUP-1211 for a gas station and car
repair on Lot 4 of this PD.
TRANSPORTATION:
S.H. 121 is under construction to freeway standards with access
roads, within 450 feet of right-of-way. Forest Hill is a residential
street built within 50 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; PD-199-HC (Planned Development-199-Highway
Commercial)
West- Vistas of Coppell; PD-149-SF-7 (Single-Family)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
mixed-use development, including retail/commercial, office
parks, schools, churches, and other compatible non-
residential uses.
Page 2 of 7
Item # 9
DISCUSSION:
As mentioned in the HISTORY section of this report, City Council
approved a Concept Plan for this property to allow the development of six
office/warehouse/assembly uses in April of this year. This request is to
approve the Detail Plan for the first phase of development, consisting of
three buildings, totaling 93,550-square feet. While this Detail Plan is in
general conformance with the Concept Plan and conditions approved by
Council, there are several technical issues and refinements that need to be
addressed.
SITE PLAN
The Site Plan indicates three buildings ranging in size from 27,760- to
35,790-square feet. Per the PD conditions, a maximum of 30% of the
aggregate square footage of this entire tract (93,550 x .30) or 28,065-square
feet may be devoted to warehouse/distribution in this phase. Additionally,
no individual building shall exceed 50% of the floor area being devoted to
warehouse/distribution. A note to this effect has been added to the Site
Plan; however, the occupancy ratios of the individual buildings have not
been specified, given the speculative nature of this development.
Another PD condition allows for the inclusion of dock-high doors to serve
the warehouse/distribution nature of the future tenants of this development.
The condition specifically states the following:
"The dock high service doors shall not exceed a ratio of one (1) dock
high door for every eight thousand (8,000) square feet of the total
aggregate building square footage of each respective Tract."
This permits 11 dock-high doors within this first phase. The elevations
indicate a total of nine dock-high doors (plus seven at-grade, overhead
doors) in this phase. The applicant has requested to retain the right to add
the additional three dock high-doors, as permitted in the PD, in the event
that these are required by future tenants. However, there appears to be a
conflict with the proximity of the loading areas serving these dock doors to
the fire lanes. Specifically, Building Two indicates two, plus two future
dock-high doors, which are located approximately 15 feet from the
designated fire lane. The parking and staging of vehicles are not permitted
in the fire lane. Therefore, the fire lanes will need to be relocated or the
loading doors eliminated. There are also some potential conflicts with the
proximity of the fire lanes to the loading areas in the southern comers of
Buildings One and Three.
Access to this first phase will be via two driveways on S.H. 121 and one
on Forest Hill Drive. The driveway spacing shown adjacent to S.H. 12l
needs to be reviewed and approved by TxDOT, and a deceleration lane is
needed to serve the eastern driveway.
Page 3 of 7
Item # 9
As indicated on the Plat, all fire lanes need to be designated as fire lanes
and mutual access easements. Once this "mixed use" PD is fully
developed, it will be appropriate to encourage traffic to circulate internally
from the place of employment to the retail and restaurants, without having
to access SH 121, MacArthur Blvd. or Forest Hill Drive. The driveway
on Forest Hill Drive will have a "headache bar" over the driveway to
prohibit 18-wheeler tmck from accessing Forest Hill Drive. All truck
traffic in this phase of development will be limited to SH 121.
There is a minor drafting issue on the site plan, where there is a note
specifying a wood sign. Assuming that is the current marketing sign, this
notes needs to be removed from the Site Plan so that it will not be a part of
the official PD site plan
LANDSCAPE PLAN
The Landscape Plan is also in general conformance with the approved
Concept Plan, except that several additional trees have be included in this
phase of development and additional specification of the flowering and
evergreen ornamental trees have been included. Given the amount of
retribution required due to the significant tree loss, the applicant has chosen
to upsize the trees at the time of planting from 3- to 4-caliper inches.
Various omamental trees have also been included to soften the view of this
development from the residential areas to the south. Instead of extending
the screening wall adjacent to Phase Two of this development, the applicant
was permitted by Council to plant 52 additional trees on the north side of
Forest Hill Drive with that phase of development. However, to provide some
additional buffering during this initial phase, the Landscape Plan indicates
nine additional overstory trees in the parking islands along the northern
property line (in Phase 2) that will be planted with this phase of
development. Also, at the entrance onto Forest Hill Drive, four additional
trees (three pine and one Burr Oak) are included. A note has been added to
the Landscape Plan, which commits to the planting of the remaining 48
additional trees with the second phase of this development.
Two minor drafting revisions are needed. First, for clarification, the extent
of the screening wall needs to be more specifically provided on the
Landscape Plan as illustrated on the Site Plan. Second, the note "Refer to
sheet L1.02 for Levee Planting" needs to be deleted.
ELEVATIONS
The elevations proposed are utilizing the same materials, color and general
design as approved in the Concept plan, which is a combination of painted
tilt-wall, cultured stone veneer, brick and some standing-seam metal roofs.
Page 4 of 7
Item # 9
The ratio of tilt-wall to masonry is within the minimums required by the PD
Ordinance. The percentage of masonry is proposed as follows:
% required % provided on Detail Plan
Elevation
by PD Building 1 Building 2 Building 3
From 35-40% 36% 37% 36%
Side 25-30% 31-32% 28-32% 25-26%
Rear 0% 0*% 0*% 0*%
Page 5 of 7
*The rear elevations are 100% tilt-wall with metal doors. The
calculations are in error on the elevation sheets; however, they are
still compliant with the PD condition.
The color board submitted indicated two choices in colors of cultured stone
veneer and three paint colors. The applicant has requested that final
determination be allowed in the field at the time of construction.
Staff is requesting that the elevations be re-labeled to indicate north, south,
east and west, instead of front, side and rear.
The PD Conditions include Sign Criteria which limit the signs, to "white,
ivory or black", as required in the City's Sign Ordinance. However, given
that this is a Detail Plan, it is salient that all signage within this phase be
designated as a consistent color, which may be white, or ivory or black.
Again, reflective of City Ordinance, logos of any color will be permitted up
to 20% of the area of the sign. The elevations also need to designate the
general signage area on the facades of the buildings.
SCREENING WALL
The Site Plan indicates that the eight-foot tall screening wall will extend
from along the entire southern property wail adjacent to the Vistas of
Coppell, Phase lB. This will be approximately 1,150-linear feet. The
design, as proposed, indicates a "thinwall masonry, with a rowlock top
course, with masonry pilasters at 30 feet on center. First, it must be
specified what color this eight-foot wall is proposed. Will it match the color
of the brick or stone on the building? Given the length, height and visual
impact on the homes directly abutting this fence, the design of this fence
needs to go beyond minimal compliance of the Ordinance; which states:
Sec. 12-33-1.(8) (A) Location of required screening: "Masonry
columns shall be expressed at a minimum of ten feet and a maximum
of 30 feet on centers and should typically be taller than the
remainder of the wall. Brick detailing at the top of the w,all shall
produce a change in plane or texture. Developers are encouraged to
create offsets in the wall to provide visual variety ".
Item # 9
Also required in this section of the Ordinance is:
"trees shall be planted in the landscaping strip between the curb and
screening wall according to standards set in article 34 for non-
residential and multi-family lots. Landscaping, in the form of trees
and shrubs, shall be used to break up long continuous lengths of
wall. In general, a minimum of 15 percent of the wall elevation
should be screened with vegetation ".
As currently indicated on the Site Plan, this screening walt will be located on
the property line, with all of the overstory and ornamental trees on the
office/assembly/warehouse side of the property. This is not compliant with
this provision of the Ordinance. A related issue is the proximity of this wall
to the existing residential alley. The alley serving the homes in the Vistas of
Coppell consists of 10 feet of paving, within 15 feet of right-of-way, leaving
2.5 feet on each side of the paved area for maneuverability. Staff is
concerned about the ability of the residents to back out of their driveways
without hitting this wall. Therefore, it is recommend that the wall be
relocated a minimum of 10 feet from the property line to allow for both the
required tree plantings and maneuverability from the existing alley. Staff
understands that negotiations need to occur with the holder of the 15-foot
Electric and Gas Easement, which runs parallel with this property line.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of PD- 199R~HC, subject to the following conditions:
1) Resolution to the conflict of the location of the loading areas to the fire lanes.
2) The extent of the screening wall needs to be more specifically provided on the
Landscape Plan as indicated on the Site Plan.
3) The driveway spacing shown adjacent to S.H. 121 needs to be reviewed and
approved by TxDOT. and a deceleration lane is needed to serve the eastern
driveway.
4) Fire lanes need to be designated as fire lanes and mutual access easements on the
Site Plan.
5) Deletion of the "Wood Sign" note from the Site Plan so that it will not be a part
of the official PD Site Plan.
6) Delete the note "Refer to sheet L1.02 for Levee Planting" on the Landscape Plan.
7) The location of the screening wall needs to be more specifically provided on the
Landscape Plan as illustrated on the Site Plan.
8) Revise the masonry calculations for the rear elevations to reflect 100% painted
concrete tilt-wall on the areas net of the metal doors.
9) Staff review of the final color palette for all external building materials.
I0) Need to re-label the elevations north, south, east and west, especially the side
elevations.
Page 6 of 7
Item # 9
I1) Relocation of the 8-foot screening wall and revise the elevations to be in
compliance with See. 12-33-1.(8) (A), of the Zoning Ordinance.
12) Delineation of the signage area, as well as the specification of color, in accordance
with the Signage Criteria of the PD.
ALTERNATIVES
1)
2)
3)
4)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1 ) Site Plan
2) Existing Tree Plan and Legend (2 sheets)
3) Landscape Plan ( 2 sheets)
4) Building Elevations (6 sheets)
Page 7 of 7
Item # 9
CASE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Vista Point II Addition, Lots 1-7, Block Al
Replat
P & Z HEARING DATE:
C.C. HEARING DATE:
June 17, 2004
July 6, 2004
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
South of S.H. 121, west of MacArthur Boulevard
SIZE OF AREA:
25.81 acres of property.
CURRENT ZONING:
PD- 199-HC (Planned Development- 199-Highway Commercial)
REQUEST:
Replat of Lot 3R, Block G, of the Vista Ridge Addition, to allow
the construction of the first phase of development consisting of
three office/assembly/warehouse buildings.
APPLICANT:
HISTORY:
Christopher Gardner
Jackson Shaw Company
4890 Alpha Road, Suite 100
Dallas TX 75244
(972) 628-7421
FAX: (972) 628-7444
David Littleton
Halff Associates
8616 Northwest Plaza Dr.
Dallas, TX 75225
(214) 346-6227
FAX: (214) 361-5573
The subject property was originally part of Lot 3, Block G, a 49.20-
acre tract within the Vista Ridge Addition. The property lies within
Denton County and was part of the City of Lewisville when the first
plat was recorded in September of 1986. Since that time, the City of
Coppell has annexed this and other portions of the Vista Ridge
Business Park.
Page 1 of 4
Item #10
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, Council approved a six-month extension. This
Site Plan expired 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 comer 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. On December 16, 1999,
the Planning and Zoning Commission recommended denial of this
request, and it was not appealed to City Council.
On April 13, 2004, Council overruled staff's and Planning and
Zoning Commission's recommendation for denial and approved the
Concept Planned Development to allow the construction of 210,000-
square feet of office/warehouse/assembly buildings and five retail
pad sites. Council also approved SUP-1211 for a gas station and car
repair on Lot 4 of this PD.
TRANSPORTATION:
S.H. 121 is under construction to freeway standards with access
roads, within 450-feet of right-of-way. Forest Hill is a residential
street built within 50-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; PD-199-HC (Planned Development-199-Highway
Commercial)
West - Vistas of Coppell; PD- 149-SF-7 (Single-Family)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
mixed-use development, including retail/commercial, office
parks, schools, churches, and other compatible non-
residential uses.
Page 2 of 4
Item #10
DISCUSSION:
This is a replat of the replat approved several years ago to allow for the
development of a 70,000-square-foot office building on a portion of this
property. This replat abandons the fire lanes/mutual access easements and
deceleration lanes that were required to serve the office building, and
establishes them for this development.
This replat encompasses the entire 25.8I acres, although only Lot 1 is
being proposed for immediate construction. The fire lanes and mutual
access easements have been established to allow for circulation from the
employment areas (Tracts 1 and 2) to the retail areas (Tracts 3 through 7).
This first phase of development will have two access points onto S.H. 121,
and one on Forest Hill Drive.
The eastern driveway serving Tract 1 and the driveway between Lots 2 and
3 are required to have deceleration lanes. A PD condition also requires that
a deceleration lane be provided along MacArthur Blvd. for the driveway
proposed between Lots 4 and 5. The driveways on S.H. 121 and at least
the first driveway on MacArthur Blvd. are within the limits of the City of
Lewisville and/or TxDOT right-of-way. The plans for these driveways
will also need to be reviewed and approved by those two entities. It is
recommended that the line weights of the property lines be revised to
accurately reflect the dedication of the required deceleration lanes.
The Site Plan accurately indicates that there is a driveway (mutual access)
between Lot 1 and 2 onto Forest Hill Drive. Although this is not a
required fire lane, it still needs to be noted as a mutual access drive on the
plat. This driveway will be equipped with a "headache" bar to prohibit 18-
wheeler trucks from access onto Forest Hill Drive.
The replat is actually the final plat for all of the lots. Therefore, staff
requested a note clarifying for future purchasers that additional rezoning
action will be required prior to development. Them is a note on the plat
stating that "Final Site Plan required for the development of Lots 1-7".
Staff is requesting a revised note to state "Detail Site Plan approval through
an amendment to the existing PD and/or SUP approval will be required prior
to the development on any lot within this subdivision, except for Lot 4,
which is zoned SUP-1211 ."
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of Vista Point II Addition, Lots 1-7, Block A, subject to
the following conditions:
Page 3 of 4
Item # 10
1) The driveways on S.H. 121 and at least the first driveway on MacArthur Blvd.
will have to be reviewed and approved by the City of Lewisville and/or
TxDOT.
2) The line weights of the property lines need to be revised to accurately reflect
the dedication of the required deceleration lanes.
3) The driveway between Lots 1 and 2 onto Forest Hill needs to be designated as
a mutual access easement.
4) A note needs to be added to the plat which states "Detail Site Plan approval
through an amendment to the existing PD and/or SUP approval will be required
prior to the development on any lot within this subdivision, except for Lot 4,
which is zoned SUP-1211 .'
ALTERNATIVES
1)
2)
3)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
ATTACHMENTS: 1) Engineering Comments
2) Replat
Item #10
Page 4 of 4