Vista Ridge 1R-8 D-CS040916CITY OF COPPELL
PLANNING DEPARTMENT
CASE NO.:
STAFF REPORT
PD-205-HC, Vista Ridge Addition,
Lots 1BR-8X, Block D (The Plaza)
P & Z HEARING DATE:
C.C. HEARING DATE:
September 16, 2004
October 12, 2004
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Along the north side of S.H. 121, approximately 670' east of
Denton Tap Road.
SIZE OF AREA:
CURRENT ZONING:
7.77 acres of property
HC (Highway Commercial)
REQUEST:
APPLICANT:
PD-205-HC (Planned Development-205-Highway Commercial) to
allow the development of six, one- and two-story general and
medical office buildings totaling approximately 62,700-square feet
and two common areas.
JDB Real Estate Investments, LLC
Mr. John Speanburg
434 Copperstone Trail
Coppell, TX. 75019
(972) 745-7307
Fax (972) 745-7118
Engineer: Dowdey, Anderson & Associates, Inc.
Mr. Casey Ross, EIT
5225 Village Creek Drive, Suite 200
Plano, TX. 75093
(972) 931-0694
Fax (972) 931-9538
Page 1 of 5
Item #5
HISTORY:
In March, a 22.5-acre lot was replatted into two lots. The western
14.8-acre lot is the site of a future health-care facility approved by
Conncil in 1998. The remaining 7.7-acre parcel is proposed to be
developed with six one- and two-story medical/office buildings and
is the subject of this rezoning application.
TRANSPORTATION:
Denton Tap Road is a P6D, six-lane divided thoroughfare (120 feet
of right-of-way). State Highway 121 is under construction and
being built to freeway standards. It currently contains one-way
access roads, each 33 feet wide within 450 feet of right-of-way.
SURROUNDING LAND USE & ZONING:
North - single-family residences; City of Lewisville
South - State Highway 121; City of Lewisville
East - vacant land; City of Lewisville
West - vacant land (Presbyterian Medical Center proposal); HC (Highway
Commercial)
COMPREHENSIVE PLAN:
DISCUSSION:
Page 2 of 5
The Comprehensive Plan of May 1996 shows the property
as suitable for regional retail use.
This is a request to implement a land use proposal first explored with the
Planning Commission and City Council in March. At that time, the
applicant replatted a 22-acre site into two lots, one containing the 1998
approved Presbyterian Hospital development, the second lot showed an
exhibit detailing an eventual medical/office building complex. The
exhibit presented in March showed an overall development including a
circulation plan, landscaping concept, residential and office/medical uses
in both Lewisville and Coppell. The property in Coppell was proposed
for all office/medical space, while the Lewisville properties were
envisioned to contain residential, as well as office uses. It is our
understanding that Lewisville has approved 101, 2-3 story townhouse
units on their land, with office/commercial development being allowed
east of the Coppell city limits along the 121 frontage road (to a depth of
approximately 250 feet).
This application details the uses for Coppell and contains a little over
62,700-square feet of office space in six buildings, with two major
landscape areas. The two buildings adjacent to State Highway 121 are to
be two-story structures of 16,000- and 18,000-square feet, and the
Item#5
Page 3 of 5
interior four, one-story buildings will contain anywhere from 6500 to
7900-square feet each. All offices are architecturally compatible and
share the same brick material, colors, roof pitches, shingles, and several
detail features.
The applicant plans to develop this project over a number of years and
will begin with one of the two-story buildings adjacent to 121. An
interesting concept of the plan calls for a roundabout feature acting as
both a circulation element and a focal point for the overall office
development. Extensive landscaping complements design of the
roundabout and adds to the unique concept being proposed on this site.
In that this plan basically follows the earlier replat containing a
conceptual development plan, staff can support this request.
There are a number of conditions that need to be addressed before this
development is built, but we believe the developer can address these
issues to the City's satisfaction. Items to be considered include a 28-foot
wide street in 50 feet of right-of-way. Our general commercial street
standard is 55 feet of r-o-w and 32 feet of pavement. However, because
this is basically a self-contained project, it runs only between the 121
access road and Highland Drive, and the fact that this is a PD request,
we can support the reduced street guidelines. There are two comments
on the Site Plan which need to be eliminated. Comment 5 states no
sidewalks along the Plaza Boulevard frontage. The Landscape Plan
shows sidewalks, and staff strongly recommends they be included for
pedestrian circulation along the frontage of the buildings and for access
to the open space east of these structures. Note 6 states building height
shall be measured to the midpoint between ridge of roof and top plate.
The elevations included with this application clearly state the building
height will be 28.2 feet for the one-story buildings and 43.75 feet for the
two-story buildings. Note 6 should be deleted from the Site Plan. We
need a dimension between the right-of-way line along Highland Drive
and the face of the Lot 1 office building. It scales at 30 feet but the
dimension needs to be placed on the Site Plan. Heights of Lots I, 2, 3
and 4 need to reflect a one-story building of 28.2 feet, not 43 feet.
Also, we have concern that a two-story building extending 44 feet into
the air proposes only a 20-foot setback from the curb. At least 25 feet
should separate the building from the pavement. Landscape screening
needs to be shown at back of parking spaces on the south end of Lot 6,
as was shown on the original Landscape Plan submittal.
The Landscape Plan also shows a 20-foot high entry monument and
screening wall along the 121 frontage. The location of this entry feature
also needs to be shown on the Site Plan. Because this is a PD, the
height of the wall can be allowed through this zoning application. In
Item #5
addition to the monument, a note has been placed on the plan indicating
signage locations. The applicant included a concept example of what the
entry monument and signage might look like. We need to know
maximum size of these signs, and the plan needs to reflect color,
material, font, etc. The wall will be built of the same material as the
office buildings, and the color boards for those structures have been
include with this application.
Finally, there are additional comments made by Engineering staff related
to driveway issues. They are included with the ATTACHMENTS
package.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this request, subject to the following
conditions:
1. Approval of the 50 foot r-o-w and 28-foot street.
2. Eliminate Note 5 (sidewalks) from Site Plan.
3. Eliminate Note 6 (building height) from Site Plan.
4. Building height on Lots 1-4 need to reflect 28.2 feet.
5. Dimension distance between r-o-w of Highland Drive
and building on Lot 1.
6. Increase two-story building setbacks to at least 25 feet
from back of curb on Plaza Boulevard.
7. Landscape screening needs to be provided at back of
the parking spaces on the south end of Lot 6.
8. Show location of monument/entry structure on Site
Plan.
9. Indicate size, color, font, material, etc., of the
monument signage.
10. Compliance with the Engineering Department
comments (attached).
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 4 of 5
Item #5
2)
3)
4)
5)
6)
7)
Concept Plan for overall site
Planned Development Regulations Exhibit (3 pages)
Concept Monument/Entry Structure and Signage
Site Plan
Landscape Plan
Elevations (3 sheets)
Page 5 of 5
Item #5
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Vista Ridge Addition Lots 1BR-8X, Block D, Replat
P & Z HEARING DATE:
C.C. HEARING DATE:
September 16, 2004
October 12, 2004
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Along the north side of S.H. 121, approximately 670' east of
Denton Tap Road.
SIZE OF AREA:
7.77 acres of property.
CURRENT ZONING:
HC (Highway Commercial)
REQUEST:
APPLICANT:
Page 1 of 3
Replat 7.77 acres into six individual lots, and two open space lots to
allow the development of six, one- and two-story medical/office
buildings totaling approximately 62,700-square feet and two
common areas.
JDB Real Estate Investments, Inc.
Mr. John Speanburg
434 Copperstone Trail
Coppell, TX 75019
(972) 745-7307
Fax (972) 745-7118
Engineer:
Dowdey, Anderson & Associates, Inc.
Mr. Casey Ross, EIT
5225 Village Creek Dr.
Suite 200
Piano, TX 75093
(972) 931-0694
Fax (972) 931-9538
Item #6
HISTORY:
This 22.5-acre platted lot was replatted into two lots in
March of this year. One lot of 14.8 acres is proposed to
become a health-care facility and garnered Site Plan
approval by Council in 1998. The second lot was shown to
contain six medical/office buildings and is the subject of
this further replat.
TRANSPORTATION:
Demon Tap Road is a P6D, six-lane divided thoroughfare (120 feet
of right-of-way). State Highway 121 is under construction and
being built to freeway standards. It currently contains one-way
access roads, each 33 feet in width, within 450 feet of right-of-
way.
SURROUNDING LAND USE & ZONING:
North- single-family residences, City of Lewisville
South -State Highway 121; City of Lewisville
East - vacant land; City of Lewisville
West -vacant land (Presbyterian Medical Center); HC (Highway
Commercial)
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for regional retail use.
DISCUSSION:
This property is currently platted into two lots, one containing
14.8 acres, the other sized at 7.7 acres. In February of 1998,
Presbyterian Hospital proposed, and had granted, a Site Plan,
which has since expired, for the 14.8-acre lot, consisting of two
buildings--a 75,000-square-foot ambulatory-care facility and a
45,000-square-foot medical office. As a sidebar, in recent
discussions concerning this replat, we have been advised that
Presbyterian still has plans to develop this center. When that will
occur has not been determined, but they will need to go through
another Site Plan approval process at that time. At any rate, the
vacant 7.7 acres to the east of the Presbyterian buildings is the
subject of this application. It proposes to be platted into eight
lots, six for building sites and two for open space use.
Page 2 of 3
Item #6
When this 7.7 acre parcel was replatted into one lot in March, the
applicant included a concept plan of what was envisioned to be
built here. This application to plat the property into six building
sites and two open space areas reflects the concept plan shown
earlier and staff can support this request with certain conditions.
As a general comment, Engineering has included a request to
include fire hydrants every 300 feet along the 121 frontage. In
subsequent conversations with Engineering, we would now
recommend that only one fire hydrant be placed outside the
applicant's development and that it be located generally at the
intersection of 121 and Denton Tap Road. When the
development of the 14.8 acre parcel is begun, the remaining
hydrants would be placed on the property.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recomanending APPROVAL of this Replat, subject to the
following conditions:
1. Contact TXU to discuss easement requirements.
2. Show overall width of Plaza Boulevard as 50 feet.
3. Increase building setback lines along Plaza Boulevard
roundabout to track with Site Plan approval.
4. Abide by Engineering comments (attached).
ALTERNATIVES
1)
2)
3)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
ATTACHMENTS:
1)
Replat document
Departmental comments (Engineering)
Page 3 of 3
Item #6