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Vista Point II-CS040715CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-199R-HC, Vista Point II P & Z HEARING DATE: C.C. HEARING DATE: July 15, 2004 (Planning and Zoning Commission held this request under advisement at the June 17, 2004, meeting). August 10, 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. CURRENTZONING: PD- 199-HC (Planned Development- 199-Highway Commercial) REQUEST: PD-199R-HC (Planned Development-199 Revised-Highway Commercial) 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 annexed this and other portions of the Vista Ridge Business Park. Page 1 of 7 Item # 4 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 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. On December 16, 1999, the Planning and Zoning Commission reconunended denial of this request, and it was 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. Item # 4 Page 2 of 7 DISCUSSION: As mentioned in the HISTORY section of this report, 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 corners of Buildings One and Three. The fire lane has been relocated to allow for 40 to $0 feet of loading/maneuvering area between the dock doors and the fire lane. The fire lane radii is in accordance with the requirements. Page 3 of 7 Item # 4 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. 121 needs to be reviewed and approved by TxDOT, and a deceleration lane is needed to serve the eastern driveway. As indicated on the Plat, all fire lanes need to be designated as ftre lanes and mutual access easements. (Now labeled as fire lane 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 truck 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 note needs to be removed from the Site Plan so that it will not be a part of the official PD site plan. (this note has been deleted) 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 thc significant tree loss, the applicant has chosen to upsize the trees at the time of planting from 3- to 4-caliper inches. Vahous ornamental 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. (provided) Second, the note "Refer to sheet L1.02 for Levee Planting" needs to be deleted. (deleted) Page 4 of 7 Item# 4 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. The ratio of tilt-wall to masonry is within the minimums required by the PD Ordinance. The percentage of masoi~ry is proposed as follows: % required % provided on Detail Plan Elevation by PD Building 1 Building 2 Building 3 Front 35-40% 36% 37% 36% Side 25-30% 31-32% 28-32% 25-26% Rear 0% 0*% 0*% 0*% *The rear elevations are 100% tilt-wall with metal doors. The calculations are in error on the elevation sheets (has not been corrected); hoxvever, 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. (Revised) 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. (Typical sign areas are designated on the elevations, with black being specified as the color.) SCREENING WALL The Site Plan indicates that the eight-foot tall screening wall will extend from along the entire southern property wall adjacent to the Vistas of Coppell, Phase lB. This will be approximately 1,I50-1inear 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 walI is proposed. (not specified) 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 Page 5 of 7 Item # 4 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 wall shall produce a change in plane or texture. Developers are encouraged to create offsets in the wall to provide visual variety". 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 wall xvill 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. Since the last meeting, the applicant has: sent letters to all the laroperty owners adjacent to the wall; researched the exact location of the existing utility lines within the easement, and had discussions with TXU Electric Delivery, the easement holder. As of the writing of this report, no response has been received from the neighboring property owners. Through on-site research, it appears that the existing utility lines are located within the southern portion of this easement. This will allow for the placement of the screening wall within the northern 5 feet of this easement, running parallel to the utility lines. Therefore, the revised Site Plan btdicates the proposed wall undulating from 10 to 17feet from the southern property line, both within and to the north of the easement. StafJ~s only concern with the placement of the wall, is that it stops 35-feet short of the western property line and 20' short of its intersection with Forest Hill Drive. The applicant has explained that part of their Page 6 of 7 Item#4 negotiations with the easement holder is allowing for the wall parallel to, but not to cross, the utility lines. Wax Myrtle trees and Lacebark Elms are indicated at the termination of the wall to add visual screening. The Landscape Plan has also been revised to indicate the placement of this wall. Sixty-two trees are on the alley side of the wall, approximately 60% of which are evergreens and the remaining 40% are overstory trees. Additional trees and berming are located on the north side of the wall. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends APPROVAL of PD-199R~HC, subject to the following conditions: 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) Firs !any: need tv ~'~ ~::ignated ~ c..~ S/t: Plan. 7) The location ~c ,k ............ ::al! ~A. ................ ~ ................. ~ ......... j prov +~ L dscap Pi a,..., .... a ~- ,u~ e;+~ 8) Revise the maso~ calculations Dr 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. Provide color and m~eHals of the masons-screening wall. 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. Page 7 of 7 Item # 4 ATTACHMENTS: 1) 2) 3) 4) Ordinance for PD-199-HC approved by Council July 6, 2004 Site Plan Existing Tree Plan and Legend (2 sheets) Landscape Plan ( 2 sheets) Building Elevations (6 sheets) Page 8 of 7 Item # 4 CITY OF COPPELL PLANN1NG DEPARTMENT STAFF REPORT CASE: Vista Point II Addition Lots 1-7 Block Replat P & Z HEARING DATE: C.C. HEARING DATE: July 15, 2004 (Planning and Zoning Commission denied this request at the June 17, 2004, meeting). August 10, 2004 STAFF REP.: Marcie Diamond, Assistant Plarming 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 annexed this and other portions of the Vista Ridge Business Park. Page 1 of 4 Item # 5 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 Plarming and Zoning Corrunission recommended denial of this request, and it was not appealed to City CounciI. 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 ofCoppell; 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 # 5 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 25.81 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. 12l, 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 along S.H. 121 and at least the first driveway along 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 Lots 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. (provided on the replaO This driveway will be equipped with a "headache" bar to prohibit 1 fl-~vheeler 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. There is a note on the plat stating that "Final Site PIm~ 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 ." (note added) The fire lanes, as revised on the site plan, have also been reflected on this replat. Page 3 of 4 Item # 5 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: 1) The driveways along S.H. 121 and at least the first driveway along 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. ,,,~:o~: .....~ SUP 1211." ALTERNATIVES 1) 2) 3) Recommend approval of the request Reconunend disapproval of the request Recommend modification of the request ATTACHMENTS: 1 ) Engineering Comments 2) Replat Item # 5 Page 4 of 4 DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: Vista Point H Addition Lots 1-7~ Block A~ ReplaL_being a 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 totaling 93,550-square feet on 9.1 acres of this 25.8 acre tract located south of State Highway 121, west of MacArthur Blvd., at the request of Chris Gardner of Jackson Shaw. STAFF REP.: Marcie Diamond PROJECT 1D# RP-04-0037 DRC DA TE: May27, 2004and June3, 2004 CONTACT: Kenneth M. Griffin, P.E., Dir. of Engineering/Public Works 972/304-3686 COMMENTSTATUS: ~ [ ,,"FINAL I RE!/!SED Final Plat - 1. Driveways on SH 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 the driveways will also need to be reviewed and approved by those two entities. Preliminary Drainage Layout - 1. TxDOT and/or City of Lewisville needs to review and accept the proposal to tie into the existing culvert within the TxDOT right-of-way. 2. Show calculations on the downstream system. If that system is inadequate to collect the 100- year storm event, onsite detention may be required. Additional comments may be fi~rthcommg during the full eng~neenng review.