Vista Point 2R-CS060316CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-199R3-HC Vista Point Lot Block A
P & Z HEARING DATE:
C.C. HEARING DATE:
March 16, 2006
April 11, 2006
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
Along the west side of MacArthur Boulevard, south of S.H. 121.
SIZE OF AREA:
10.046 acres of property
CURRENT ZONING:
PD- 199-HC (Planned Development- 199-Highway Commercial)
REQUEST:
Zoning change request from PD-199-HC (Planned Development-
199-Highway Commercial) to PD-199R3-HC (Planned
Development-199, Revision 3-Highway Commercial) to attach a
Detail Site Plan to allow the development of three buildings,
containing. 37,800 square-feet, 41,475 square-feet and 36,250
square-feet, respectively.
APPLICANT:
Christopher Gardner
Jackson Shaw Company
4890 Alpha Road, Suite 100
Dallas TX 75244
(972) 628-7421
FAX: (972) 628-7444
Eric Hauglie
Pacheco Koch
8350 N. Central Expressway
Dallas, TX 75206
(972) 235-3031
FAX: (972) 235-9544
HISTORY:
Page 1 of 6
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 Lewisvilte when
Item # 6
TRANSPORTATION:
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.
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 December 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 denied by the Planning and
Zoning Commission, 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.
In July 2004, Council approved PD-199R-HC, which attached a
Detail Site Plan to Tract 1 to allow the construction of the first phase
of this development, which included three
office/assembly/warehouse buildings with a total of 93,550-square
feet. Phase 1 is currently fully constructed and is in the process of
being leased.
In April 2005, Council approved a Detail Plan to allow the
construction of a bank facility on Lot 5 of this development. Bank
of Texas should be open in the near future.
An Amending Plat was approved in May 2005 which revised the
location of various fire lanes, added lot dimensions and updated the
owner information. During the same meeting, Council approved a
request to re-establish S-1211 permitting the development of a gas
station, car wash and car repair facility on Tract 4 of this PD.
S.H. 121 is under construction to freeway standards with access
roads, within 450 feet of right-of-way. Forest Hill Drive is a
residential street built within 50 feet of right-of-way.
Page 2 of 6
Item# 6
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 - Bank of Texas (currently under construction) and vacant
property; PD-199-HC (Planned Development-199-Highway
Commercial)
West- three office/warehouse buildings; PD-199R-HC (Planned
Development-199 Revised-Highway Commercial)
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.
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 2004. This request is to
approve the Detail Plan for the second and final phase of this
development, consisting of three buildings, totaling 115,525-square feet.
While this Detail Plan is in general conformance with the Concept Plan
and conditions approved by Council, there are several technical and
'drafting issues and refinements that need to be addressed.
SITE PLAN
The Site Plan indicates three buildings ranging in size from 35,750 to
40,900-square feet. Per the PD conditions, a maximum of 30% of the
aggregate square footage of this entire tract (115,525 x .30) or 34,657-
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 bccn spccified, given the speculative nature of thi~
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 14 dock-high doors within this phase. The elevations
indicate four dock-high doors, plus a potential for three additional dock-
Item# 6
Page 3 of 6
high doors serving Building 4. Given the layout of the buildings, only the
loading area of this building is deep enough to accommodate large trucks.
The other two buildings indicate overhead and entry doors along the rear
elevations.
Access to this second phase will be via two driveways along S.H. 121 and
two along Forest Hill Drive, all being mutual access easements with
abutting tracts. As indicated on the Plat, the fire lanes are 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 area,
without having to access S.H. 121, MacArthur Boulevard or Forest Hill
Drive. The driveways along Forest Hill Drive will have "headache bars"
over the driveways to prohibit 18-wheeler trucks from accessing Forest
Hill Drive; therefore, these two driveways cannot be designated as fire
lanes.
There are several drafting issues and typos that need to be addressed prior
to sending this case forward to City Council:
· Remove the shading to clarify that the fire lanes do not extend over
the driveways to Forest Hill Drive, where the "headache" bars are
proposed.
· Add the parking space striping, which is missing at the northeast
portion of the Site Plan.
· Under Notes and Conditions, delete "in use of most major
thoroughfares."
· Include the maximum heights of the buildings in the Notes and
Conditions.
· Correct S.H. 127 to S.H. 121 under the Site Plan title block, and
correct the lot designation from Lot 2 to Lot 2R.
· Delete the sign note along S.H. 121. It appears to be an existing sign
that is not intended to be a part of the official PD Site Plan.
· Rectify all inconsistencies in the designation of Lot 2R, not Lot IIR.
· All plans need to be consistent with regard to firc hydrant locations.
· All fire hydrants need to be within three to five feet of the fire lane.
· Correct the spelling of accordance on all Elevation Sheets.
LANDSCAPE PLAN
The Landscape Plan is also in general conformance with the approved
Concept Plan. An original PD condition allowed for a variance to the
requirement to provide landscape buffers along internal lot lines, as well as
to permit the calculation of the landscape areas on an overall versus a tract-
by-tract basis. As part of this submission, staff requested an update to the
landscape calculations for the entire PD. Per their calculations, the entire
PD is still over by 1,408-square feet of total landscaped areas.
Item # 6
Page 4 of 6
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. Instead of extending the screening wall adjacent to the first
phase into this development, the applicant was permitted, by Council, to
plant 52 additional over-story trees on the north side of Forest Hill Drive.
There will be approximately 70 trees along this 552-liner feet, where only 11
would normally be required. These trees are proposed to be a variety of
evergreen, over-story and omamental, thus providing adequate screening to
the project.
ELEVATIONS
The proposed elevations 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 masonry is proposed as follows:
Elevation % required % provided on Detail Plan
by PD Building 4 Building 5 Building 6
Front 35-40%0 35% 45%0 41%
Side 25-30%0 25-33%0 29-39% 25-28%0
Rear 0% 0 6%
General signage area for attached signs have been indicated on the
facades of the buildings. To be consistent with Phase 1, all attached
signs shall be black. Reflective of City Ordinance, logos of any color
will also be permitted up to 20% of the area of the sign.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-199R3-HC, Vista Point II, Lot
2R, Block A, subject to the following technical issues and drafting errors
being addressed:
1) Remove the shading to clarify that the fire lanes do not extend over
the driveways to Forest Hill Drive, where the "headache" bars are
proposed.
2) Add the parking space striping, which is missing at the northeast
portion of the Site Plan.
3) Under Notes and Conditions, delete "in use of most major
thoroughfares."
Item # 6
Page 5 of 6
4) Include the maximum heights of the buildings in the Notes and
Conditions.
5) Correct S.H. 127 to S.H. 121 under the Site Plan title block, and
correct the lot designation from Lot 2 to Lot 2R.
6) Delete the sign note along S.H. 121. It appears to be an existing sign
that is not intended to be apart of the official PD Site Plan.
Rectify all inconsistencies in the designation of Lot 2R, not Lot I1R.
8) All plans need to be consistent with regard to fire hydrant
locations.
9) All fire hydrants need to be within three to five feet of the fire
lane.
10) Correct the spelling of accordance on all Elevation Sheets.
ALTERNATIVES 1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS: 1) Departmental comments
2) Site Plan
3) Landscape Plan ( 2 sheets)
4) Building Elevations (6 sheets)
Page 6 of 6
Item # 6
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Vista Point IL Lot Block Replat
P & Z HEARING DATE:
C.C. HEARING DATE:
March 16, 2006
April 11, 2006
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
Along the west side of MacArthur Boulevard, south of S.H. 121.
SIZE OF AREA:
10.046 acres of property
CURRENT ZONING:
PD- 199-HC (Planned Development- 199-Highway Commercial)
REQUEST:
Replat approval to revise the locations of fire lanes to allow the
development of three buildings containing 37,800-square feet,
41,475-square feet and 36,250-square feet, respectively
APPLICANT:
Christopher Gardner
Jackson Shaw Company
4890 Alpha Road, Suite 100
Dallas TX 75244
(972) 628-7421
FAX: (972) 628-7444
Eric Hauglie
Pacheco Koch
8350 N. Central Expressway
Dallas, 'IX 75206
(972) 235-3031
FAX: (972) 235-9544
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 Demon 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# 7
TRANSPORTATION:
In December 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 denied by the Planning and
Zoning Commission, and it was not appealed to City Council.
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.
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.
In July 2004, Council approved PD-199R-HC, which attached a
Detail Site Plan to Tract 1 to allow the construction of the first phase
of this planned development, which included three office/assembly/
warehouse buildings with a total of 93,550-square feet. Phase 1 is
currently fully constructed and is in the process of being leased.
In April 2005, Council approved a Detail Plan to allow the
construction of a bank facility on Lot 5 of this development. Bank
of Texas should be open in the near future.
An Amending Plat was approved in May 2005, which revised the
location of various fire lanes, added lot dimensions and updated the
owner information. During the same meeting, Council approved a
request to re-establish S-1211 permitting the development of a gas
station, car wash and car repair facility on Tract 4 of this PD.
S.H. 121 is under construction to freeway standards with access
roads within 450 feet of right-of-way. Forest Hill Drive is a
residential street built within 50 feet of right-of-way.
Page 2 of 4
Item # 7
SURROUNDING LAND USE & ZONING:
North - S.H. 121; City of Lewisville
South - residential, single family; PD-132-SF-9, The Peninsulas
of Coppell, and PD-149-SF-7, Vistas of Coppell
East - Bank of Texas (currently under construction) and vacant
property; PD-199-HC (Planned Development-199-Highway
Commercial)
West- three office/warehouse buildings; PD-199R-HC (Planned
Development-199 Revised-Highway Commercial)
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.
DISCUSSION:
The purpose of this Replat is to adjust the alignment of the fire lanes to
serve the development as indicated on the Detail Plan. As discussed in the
review of the Detail Site Plan, access through the two driveways onto
Forest Hill Drive is limited to vehicular traffic. Large, 18-wheel trucks are
prohibited due to the "headache bars" being erected. Therefore, fire trucks
also may not use these driveways. These driveways need to remain as
mutual access easements, but the fire lane designation must be removed
from the plat.
When the Replat and Amending Plat were approved, there were
unresolved issues relating to locations of various driveway and
deceleration lanes. Approvals were needed from both TxDOT and the
City of Lewisville. It has since been determined that the right-of-way for
the deceleration lane along S.H. 121 to serve the eastern-most driveway
will not be permitted by TxDOT. Therefore, if the applicant so chooses,
this R.O.W. could be abandoned via this Replat due to the fact that this
deceleration lane is in the City limits of the City of Coppell and w~
established previously by plat. Additional landscaping could be provided
in this area.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of Vista Point II, Lot 2R, Block A,
subject to:
1) Correct the designation of the western-most driveway on Forest Hill
Drive to be a 30' mutual access easement (not fire lane), as recorded
on Replat filed in Cab. V, page 952, and as reflected on the Amended
Plat filed in Cab. W, page 598.
Item # 7
Page 3 of 4
2) Correct the name of the plat in the City Secretary's signature block.
ALTERNATIVES 1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS: 1) Department comments
2) Replat
Page 4 of 4
Item # 7