Villas at LV-CS040715CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-202-TH-1, Villas of Lake Vista
P & Z HEARING DATE:
C.C. HEARING DATE:
July 15, 2004
August 10, 2004
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Southeast comer of Lake Vista Drive and MacArthur Boulevard.
SIZE OF AREA:
22.024 acres of property.
CU~NT ZONING:
HC (Highway Commercial)
REQUEST:
PD-202-TH-1 (Planned Development-202-Townhouse 1) to allow
the construction of 155 tmxanhome lots and 23 common areas.
APPLICANT:
Wakeland Property Co.
Mr. Mark Wakeland
17480 Dallas Parkway
Suite 217
Dallas, Texas 75287
(469) 916-5812
Fax: (972) 931-5156
HISTORY:
There has been no recent development history on the subject tract. A
little over a year ago Planning Commission initiated a zoning change
from LI (Light Industrial) to HC (Highway Commercial) because of
office developmentjust north of the subject tract. In conjunction
with the zoning change, an amendment to the 1996 C~mprehensive
Master Plan was also initiated, changing the land use from light
industriaI/showroom to mixed use.
Page 1 of 6
Item # 9
TRANSPORTATION:
MacArthur Boulevard is a P6D, an improved four-lane divided
thoroughfare contained within a ll0-foot right-of-way. Lake Vista
Drive is an improved street located in the City of Lewisville with a
70-foot-wide right-of~way.
SURROUNDING LAND USE & ZONING:
North- office buildings, City of Lewisville
South vacant at levee, residential to the south: A (Agriculture) and
PD-132, Single Family-9
East - vacant; City of Lewisville
West - vacant; PD-199-HC (Planned Development-199-Highway
Commercial)
COMPREHENSIVE PLAN:
The 2003 amendment to the Comprehensive Plan of May
1996 shows the property as suitable for mixed-use
development.
DISCUSSION:
The Comprehensive Plan of 1996 indicated that the best use for this land
was industrial. That plan was modified in 2003 to recommend mixed-use
development for this tract. The Master Plan was amended because several
changes to abutting land use had occurred since '96, including several
office improvements just north of this tract in Lewisville. These changes
have dramatically altered our thinking regarding the eventual use of this
parcel. The development of The Peninsulas, a single-family subdivision
just south of this property, also suggests a re-look at this land. A
residential use now seems more appropriate since the property in
Lewisville has been developed with garden-type office. The big question
remaining relates to the type of residential product and the density of such
a use.
This is a request for Planned Development zoning to construct 155 two-
story townhouses with an Amenity Center. The project calls for units to
range in size from 1600-square feet, includes two-car garages with either
street or alley entry, and requests an alteration to the noimally required 30-
foot lot width to 25-feet on some lots, and lot depth reduction from 100
feet to 90 feet in some instances. Overall density of this project is seven
units per acre, slightly less than that allowed in TH-1 (eight du's per acre).
The Amenity Center will be composed of a 1500- to 2000-square-foot
building with bathrooms, exterior covered patio and exercise center.
There will also be a pool, spa and an outdoor cooking area. Brick and
decorative-metal fencing will enclose the project and a 20-foot-tall entry
tower will be located at the main entrance to this residential community.
Item # 9
Page 2 of 6
The applicant is showing two products here--one townhouse type that is
25-feet wide and a second that is 30-feet wide. A typical 25-foot-wide
unit could contain 2000-square feet of air-conditioned space, and a typical
30-foot-wide unit is shown to contain 2400-square feet of living space. We
say "typical" because one of the PD conditions, submitted with this
application, states that no unit shall contain less than 1600-square feet of
air-conditioned space. Therefore, if approved, some units could contain a
minimum of 1600-square feet. The applicant proposes all masonry
construction ~vith off-white slurry applied to the brick to give it an "old
world" appearance, with accent brick in a warm earth tone (see color
board).
In addition to the floor plans, elevations of both 25- and 30-foot-wide units
have been provided. These elevations shoxv two-story units with a
maximum height of 35 feet. Although a note on the elevations states:
"allowable height 35 feet from grade to mid line of rooF', the elevations
exhibit indicates a maximum height of 35 feet (which is the height limit
for townhouses), and staff recommends that height limitation be a
condition of PD approval.
The Amenity Center is built of the same materials as the townhouses and
repeats several of the detail elements shown on the residential units. The
Entry Tower repeats these materials, is six-feet square, has a height of 20
feet and is located in the main entry median along Lake Vista Place.
The applicant has provided numerous exhibits to explain his case,
including details of several elements. We have heard from some
individuals of the surrounding community who support this request. We
have also heard from individuals who oppose it. Points of concem relate
to lighting spillover, the number of trees being destroyed, and the kinds of
boundary trees--particularly on the south end--being proposed to buffer
this area from the residential subdivisions south of this project. Light spill
over should be minimal as the nearest residential home is approximately
500 feet south of this project. In addition, the levee is built up higher than
the surrounding land and the townhomes will be constructed below' the
levee crest. The landscape plan addresses the boundary trees issue and
proposes Elderica Pines (a pyramidal evergreen, which can grow to 40-feet
high and 20-feet wide) a commonly used screening plant, and Live Oaks
as over-story trees.
Based upon the information submitted by this applicant, the time/effort put
into this proposal, and the supporting exhibits, support for the zoning
change seems appropriate. We do have some concerns. For example, the
case was submitted and advertised as a 155-1ot townhouse development.
Close inspection of exhibits submitted show 156 lots. We presume this is
Item # 9
Page 3 of 6
a drafting error, as subsequent information presented by the applicant (site
plan notes, plat title, etc.) and discussion during the submittal and review
process indicates a 155-1ot development. We would also suggest
consideration be given to varying the setbacks of individual residences
within lhe four-unit structures along Snowshill Trail. This long stretch of
roadway is pretty monotonous, as presented. The entire project is enclosed
by a variety of fencing. The screening along MaeArthur Blvd. is an eight-
foot-masonry fence with columns a minimum (although the Details
drawing states "maximum") of 10 feet and a maximum of 50 feet on
center. Detail drawings of the screening along Lake Vista Drive are also
brick, and transitions in height from eight feet to six just east of the main
entry along Lake Vista Place. There is some confusion on the Details
exhibit regarding how far the brick wall continues to the east. There are
conflicting notes on the Details Plan with both brick and decorative metal
fencing called out on the drawing. Staff recommends the brick screening
wall continue to at least the eastern intersection of Snowshill Drive/Lake
Vista, as several townhouse units back up to Lake Vista Drive, and units
that back to a dedicated street are required to have a solid screening wall
adjacent to the street right-of-way. The Plan also indicates a four-foot
decorative-metal fence will be placed between the south property line and
the levee. We believe that fence extends the entire length of the south
property line, although the Layout Plan shows it falling short of extending
to Lake Vista Drive. Ho~v far that fence goes also needs to be defined.
The submittal includes 7g-guest parking scattered throughout the project
and meets the requirement for guest parking.
The Landscape Plan is in general conformance to the Ordinance. One
error on the Landscape Plan relates to plant material. The plant materials
list calls for 75 Leland Cypress trees to be planted on-site, yet the Plan
itself does not identify where they are to be located. The Plan shows
Elderica Pines planted on-site, yet the plant list does not include this tree.
It is possible that the applicant has confused his plant material, and
clarification needs to occur. In addition, there is a note on the Landscape
Plan stating that two trees to be provided each lot will count against the
mitigation fee. That is not the case, individually planted trees on lots are
not counted as mitigation credits.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
There are a number of issues to be resolved with this case, as stated above. Staff can,
however, recommend APPROVAL of this case, subject to the following conditions:
Item # 9
Page 4 of 6
SITE PLAN
1. Variance from street spacing requirements of the Subdivision Ordinance.
2. Most street names must change to avoid duplication.
3. Revise the Plan to indicate 23 common areas, not 22.
4. Revise the Plan to show this is a155-1ot-subdivision -- remove one
unit.
5. Consider variable setbacks on units facing Snowshill Trail.
LANDSCAPE PLAN
1. Clarify plant materials list and plants shown on Plan.
2. All parking lots must be screened from r-o-w by a minimum 30" hedge.
3. Revise mitigation fees.
4. Remove note indicating trees planted on lots are mitigated.
5. Provide landscaping for the median at the eastern entry.
6. Provide base landscape planting adjacent to the brick-screening wall
along MacArthur and Lake Vista.
ELEVATIONS
1. Add "25-foot-wide lots" to Sheet 3, and show unit separations on
elevations.
2. Add "30-foot-wide lots" to Sheet 4, and show unit separations on
elevations.
3. Remove "allowable height 35' from grade to mid line of too?' from
Sheet 3 and 4, and state maximum height will not exceed 35 feet.
4. Change Stanton street name on Sheet 5.
LAYOUT PLAN
I. Clearly label type of fencing along length of Lake Vista Drive.
2. Clarify location of 4-foot-metal fencing along south property line.
DETAILS Sheet
1. Change note on Plan to indicate a minimum column spacing of 10 feet,
not maximum spacing.
2. Provide brick columns in conjunction with the decorative-metal fencing.
If the zoning request is approved, a motion to amend the Comprehensive Master Plan needs to be
made, changing the land use from mixed use to medium density residential.
ALTERNATIVES
1)
2)
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.
Page 5 of 6
Item # 9
ATTACHMENTS:
1)
2)
4)
~)
6)
7)
8)
9)
1o)
PD Regulations Development Standards (5 pages)
Letter from City of Lewisville Engineer
Departmental comments (Engineering)
Site Plan
Amenity Center Site Plan
Tree Survey/Mitigation Plan
Layout Plan (2sheets)
Landscape Plan (2 sheets)
Details Sheet-fencing and brick wall details
Floor Plans, Elevations, Amenity Center Site Plan, Entry Tower (5 sheets)
Item # 9
Page 6 of 6
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Villas of Lake Vista Preliminary, Plat
P & Z HEARING DATE:
C.C. HEARING DATE:
July 15, 2004
August 10, 2004
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
South of Lake Vista Drive, east of MacArthur Boulevard (southeast
corner).
22.024 acres of property.
tlC (Highway Commercial)
Preliminary Plat approval to allow the construction of 155 townhome
lots and 23 corrmqon areas.
APPLICANT:
Wakeland Prop. Co.
Mr. Mark Wakeland
17480 Dallas Pkwy.
Suite 217
Dallas, TX. 75287
(469) 916-5812
Fax: (972) 931-5156
Engr:
Dowdy, Anderson & Assoc., Inc.
5225 Village Creek Dr.
Suite 200
Plano, TX. 75093
(972) 931-0694
Fax: (972) 931-9538
HISTORY:
There has been no recent development history on the subject tract. A
little over a year ago Planning Commission initiated a zoning change
from LI (Light Industrial) to HC (Highway Commercial) because of
office development just north of the subject tract. In conjm~ction with
the zoning change, an amendment to the 1996 Comprehensive Master
Plan was also initiated, changing the land use from light
industrial/showroom to mixed use.
Item # l 0
Page I of 2
TRANSPORTATION:
MacArthur Boulevard is a P6D, an improved four-lane-divided
thoroughfare contained within a l l0-foot right-of-way. Lake Vista
Drive is an improved street located in the City of Lewisville, with a
70-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North office buildings; City of Lewisville
South - vacant at levee, residential to the south; A (Agriculture) and PD-132,
Single Family-9
East vacant; City of Lewisville
West - vacant; PD-199-HC (Planned Development-199-Highway
Commercial)
COMPREHENSIVE PLAN:
The 2003 amendment to the Comprehensive Plan of May
1996 shows the property as suitable for mixed-use
development.
DISCUSSION:
This is the companion piece to the townhouse request heard earlier. If the
applicant can satisfactorily address issues raised in the zoning case, this plat
can be considered at this time. There are conditions of plat approval that
must be met prior to forwarding to Council, which are addressed in the
RECOMMENDATION section of this report
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this request, subject to the following conditions:
1) Revise the Plat to reflect 23 common areas, not 22.
2) Recommend to Council that a variance be granted to offset street
spacing involving Lake Vista Drive and Lake Vista Place.
3) Change several street names before submission of the Final Plat.
4) Adherence to attached departmental comments (Engineering).
ALTERNATIVES
1)
2)
Recommend approval of the request
Recommend disapproval of the request
Recormnend modification of the request
ATTACHMENTS: 1) Preliminary Plat document
2) Engineering comments
Item # I0
Page 2 of 2