Vista Properties-AG 900313AGENDA REQUEST FOR ,i ·
CI~ COUt~CIL I~ING l~arch 13, 1990 IT~ ~0. /~
PUBLIC HI~tRING, To consider a zoning change, Case
ITEM CAPTION: rural to (RC,LI,C & MF-2) Highway Commercial, Light ~l~tria!-,
uercial an~-Multi-Family-2, located at (~act 1} the no~heas~ ~er of S~ 552
al~d Denton Tap Road; (~a~ 2) at the southeast ~er of ~ 553 ~ ~ton
~oad; (Tracts ~4,5 &8) ad]ace~t to ~nton Creek in the vista '~dge Bu~ness Pa~
~avard, at the ~sg ~ ~t~ _~rtgage ~d Realty.. ~
,.~BHIrTED EY: ( i~ t ~sS ~ P&Z ~ ~tor
~?ALUATION OF ~IT~ ' -~ ~:
D:~tc of Planning & Zoning Meeting: February 15, 1990
Oeo/si. on oi Planning & Zonin~ Cc~,ss~o~:' ApproX. {3~2);
Applicant is requesting approval of a
L~
:~. C, & MF-2) Highway Co~erclal.
Please nee attache~ staff report
~lti-Family
BUDGET
LEGAL REVIEW BY: ............ ,._;.._.... ,
HEARING DATE:
"' CITY OF COPPELL
PLAITING DEPAF~MENT
STAFF REPORT
CA~R #: ZC-526
February 15, 1990
LOCATION:
The northeast corner of Spur 553 and Denton Tap Road (Tract
1), the southeast portion of Spur 553 and I~mton Tap Road
adjacent to Denton Creek in the Vista Ridge Business Park
(Tracts 2,3,4,5; & 8), and along the north and south side
of Denton Creek at MacArthur Boulevard (Tracts 6 & 7).
REQUEST:
Zoning change from (A) Agricultural, to (HC, LI, C and
MF-2) Highway Commercial, Light Industrial, Comaercial and
Multi-Femily-2.
SIZE OF AREA: 285.879 acres
APPLICAI~T:
Vista Mortgage & Realty Corporation
1600 Viceroy Drive
Dallas, Texas 75235
(214) 879-7643
HISTORY:
This property was only recently annexed into the City of
Coppell after having been disannexed by Lewisville. As
annexed land, it comms into the City with an (A)
Agricultural zoning classification, until permanent zoning
comparable to that granted by the disannexing entity is
established.
TRANSPORTATION:
Spur 553, the eventual 121 Bypass, is adjacent to this
request and is built to standard (approximately 400 feet
R.O.W.) highway requirements. MacArthur Boulevard is a
120' R.O.W. thoroughfare built to standard, and is located
between tracts 5 and 6; the applicant is vigorously
pursuing extending MacArthur from south of Denton Creek
across the creek to link-up with the existing alignment on
the north side. Denton Tap Road, the western boundary of
the proposal, is a substandard, two-lane thoroughfare
contained within a R.O.W. varying from 100 to 1Z0 feet in
width. An additional 20 feet of R.O.W. must be acquired on
the west side of Denton Tap Road before this road can be
upgraded to thoroughfare standards, although your attention
is directed to a concern of our Public Works staff who feel
Denton Tap Road should be improved when this property is
Platted in Coppell.
ITEM 6
SURROUNDING LAND USE & ZONING:
North - vacant, improved property outside the City of
Coppell, Vista Ridge Development
East - vacant, improved property outside the City of
Coppe11, Vista Ride Development
South - Denton Creek open space, and TC, SF-7 & A zoning
West - vacant, unimproved land, zoned LI, HC, & PD (FP)
COMPREHENSIVE PLAN:
This land area is outside the boundaries of the
Comprehensive Plan with the exception of Tracts 2 and 3,
which are shown as mixed use areas (no MF), on the Plan.
ANALYSIS:
This 286 acre parcel was planned and zoned when it was within the City of
Lewisville. When disannexed by Lewisville and annexed by Coppell, roughly
one-third of the Vista Ridge development was affected and given (A)
zoning. The original land use plan was divided into the following use
categories when totally within Lewisville:
General Business 56.4 acres
Office 228.6 acres
Lake center office 62.8 acres
MF-2 @ 12 du/acre 96.6 acres
MF-2 @ 25 du/acre 161.7 acres
Retail 75.6 acres
School site 17.7 acres
Amphitheater 3.9 acres
Park 15.8 acres
TOTAL: 719.1 acres (approximately)
With the annexation procedure completed, the applicant now requests
permanent zoning in Coppell. The request:
Tract 1
Tract 2
Tract 3
Tract 4
Tract 5
Tract 6
Tract 7
Tract 8
from Lewisville
from Lewisville
from Lewisville
from Lewisville
(+26.1 ac FP)
from Lewisville
from Lewisvllle
from Lewisville
from Lewisville
(+ 4.9 ac FP)
(GB) to Coppell (HC) 22.59 ac
(GB) to Coppell {LI) 9.51 ac
(GB) to Coppell (C) 8.2 ac (+ 4.4 ac FP)
(MF-2) @ 24 du/ac to Coppell (MF-2) 69.9 ac
(LI) to Coppell (HC) 48.6 ac (+ 15.7 ac FP)
(LI) to Coppell (LI) 41.8 ac (+ 20.0 ac FP)
(LI) to Coppell (C) 21.3 ac (+ 1.68 ac FP)
(MF-2) @ 24 du/ac to Coppell (HC) 16.0 ac
When the annexation agreement was consummated last spring, the City of
Coppell and Vista Mortgage agreed that zoning would be identical to or
more restrictive than the zoning that existed in Lewisville. This
proposal basically honors that agreement, and in the case of the proposed
(MF) zoning, is a reduction from 82 acres originally approved in
Lewisville, to a net density of 70 acres in Coppell. In addition, the
applicant is in the process of dedicating and building MacArthur Boulevard
across Denton Creek. Also, amphitheater parking will be allowed on Tract
6 (see attachment), until permanent construction is located on the tract.
When thet occurs, deed restrictions will allow amphitheater parking to
continue. Finally, as shown on the zoning exhibit, a calculation of land
in the floodplain amounts to almost 72 acres which cannot be developed.
Thus, of the 286 acres total, developable land is limited to 214 acres.
This area is currently outside the limits of the Comprehensive Plan, and,
therefore, is not evaluated on its conformances with our master
development guide. It could be argued that because of its isolation
caused by Denton Creek, the open space area and floodplain, this zoning
request should be evaluated based on its relationship with the Vista Ridge
Land Use Plan (attached). When based on that plan, it is clearly seen
that the proposed uses do fit into an overall development schedule.
In s-mmary, then, it appears the applicant is asking for zoning comparable
to what was initially granted in Lewisville, the (MF) zoning has been
reduced, the propose1 shows a sensitivity to the Denton Creek floodplain,
and the request does addresa the issue of overall planning.
ALTERNATIVES:
1) Approve the application as submitted
2) Modify the application as s-~ttted
3) Deny the application
ATTACHMENTS:
1) Zoning Exhibit
2) Vista Ridge Development Map
3) Vista Ridge Brochure
ZC526STF
Minutes of February 15, 1990
Planning & Zoning Co~mission
Page 2
She further stated that if this zoning change is approved, the
property could be utilized to keep horses, due to the size and
nature of this request. Ms. Bogen stated that this request
does meet the guidelines of the Comprehensive Plan; therefore,
staff has no objections to the request.
Mrs. Julianna Otts was present to represent this item before the
Commission. Mrs. Otts stated that she has had this property for
over ten years.
Commissioner Weaver stated that the City Council and the Coppell
Historic Committee would be meeting on Monday, February 19,
1990, and he felt that this request should be postponed until
that meeting has been held, in order to hear what the Historic
Committee would be recos~v~nding for this entire area. The
Commissioners agreed that if this request was postponed until
next month, there would be no need for Mrs. Otts to ~ake another
trip to attend that meeting.
Chairman Munsch then opened the public hearing and asked for
persons wishing to speak in opposition to the request. Those
persons speaking were:
Linde Grau
419 Dillard Lane
He then asked for persons wishing to speak in favor of the
request. There were none. The public hearing was then declared
closed.
Following discussion Commissioner Scott moved to take Case
#ZC-524 under advismment contingent upon the results of the
Joint meeting of the City Council and the Coppell Historic
Committee. Commissioner Redford seconded the motion; motion
carried (5-0) with Chairman Hunsch and Commissioners Gross,
Redford, Scott, and ~eaver voting in favor of the motion.
Itmm
6:
Consider a zoning change, Case #ZC-526, from (A) Agricultural,
to (HC,LI,C and MF-2) Highway Co~aercial, Light Industrial,
Commercial and ~ulti-Family-2, located at the northeast comer
of Spur 553 and Denton Tap Road, (Tract 1), and at the southeast
corner of Spur 553 and Denton Tap Road, and adjacent to Denton
Creek in the Vista Ridge Business Park, (Tract 2,3,4,5 & 8), end
along the north and south side of Denton Creek at Naclrthur
Boulevard, at the request of Vista Mortgage end Realty.
Director of Planning Gary L. Sieb introduced this item to the
Commission. Mr. Sieb stated that this request is on 285.8
acres, divided into eight (8) tracts. Mr. Sieb then explained
Minutes of February 15, 1990
Planning & Zoning Commission
Page 3
F I AFT
how each tract is proposed to be zoned. Tract 1 is requested
for (HC] Highway Commercial; Tract 2 for (LI) Light Industrial;
Tract 3 for (C) Commercial: Tract 4 for (MF-2) Multi-Fasily-2;
Tract 5 for lC) Heavy Commercial; Tract 6 for [LI] Light
Industrial; Tract 7 for ICI Commercial; and Tract 8 for (C]
Heavy Commercial. He then stated that approzimately 73 acres of
this property would be retained as Floodplain.
Mr. Jeff Hurt, Attorney for the applicant, was present to
represent this item before the Commission. Mr. Hurt stated that
vista Ridge is approzimately a one thousand acre project,
located in both Coppell and Lewisville. He further stated that
his client is obligated to build the bridge and pave the
remaining portion of MacArthur Boulevard to connect MacArthur up
north towards the new mall. Mr. Hurt also stated that Vista
Mortgage and Lomas and Hettleton are planning high quality
construction for the Vista Ridge project. Mr. Hurt stated that
there are numerous deed restrictions placed on this property by
Vista Mortgage. Mr. Hurt then addressed the issue regarding the
Multi-Family zoning requested within this zoning change. Mr.
Hurt stated that he knew Multi-Family zoning is somewhat of a
controversial issue; however, he feels they have reduced the
Multi-Family area as compared to when they were located in
Lewisville. Mr. Hurt also stated that they do not feel this
development will have a major effect on the Coppell school
system.
Chairman Munsch then opened the public hearing and asked for
persons wishing to speak in opposition to the request. Those
persons speaking were:
3udi Baggett
Orlan Parrish
Ed Thomas
Mr. Campbell
524 Hunters Ridge
716 DeForest Road
721 Greenway
720 DeForest Road
He then asked for persons wishing to speak in favor of the
request. 'There were none. The public hearing was then declared
closed.
Following discussion Coa~issioner Gross ~oved to approve Case
#ZC-526 as submitted. Commissioner Scott seconded the motion;
motion carried (3-2) with Chairman Hunsch and Commissioners
Gross, and Scott voting in favor of the aotion, and
Commissioners Redford and Weaver voting against the motion.
4
VISTA RIDGE DEVELOPMENT
PRDPOSED ZONING WITHIN
CITY OF COPPELL