Staff Report - 3/17/88 PLANNING AND ZONING DEPARTMENT
STAFF REPORT
Date: March 17, 1988
PLANNING AND ZONING DEPARTMENT:
RE: Case #: ZC-S1Z
LOCATION: North of and adjacent to Denton Creek, and west and
adjacent to Denton Tap Road.
REQUEST: Approval of a zoning change from (A) A~ricultural to
(LI) Light Industrial.
APPLICANT: Magnolia Properties C/O Tom Cravens
Lichliter Jameson & Assoc.
14Z0 W. Mockingbird ~300
Dallas, Texas 75Z47-4906
GENERAL DESCRIPTION: Applicant is rec[uestin~ approval of light industrial
zoning with a variance to the (F.A.R.) requirement.
STAFF RECOMMENDATION: See attached Staff Report.
STF.REPORT/FORM
PZAGN2
ITEM
STAFF REPORT
ZC-512 - Century Park Zonin~ Exhibit
GENERAL INFORMATION
Magnolia Properties, (applicant), is requesting a change in zoning from
(A) (MF) (R) and (0), to (LI) on a total of 200 acres of land. This
tract is located adjacent and west of Denton Tap Road; and north and
adjacent to Denton Creek. The applicant's statement for rezoning is "to
omit multi-family residential use and to develop the property in the
most appropriate and efficient way". (See letter to Planning and Zoning
Commission from owner). Additionally, a variance has been requested to
the Floor Area Ration (F.A.R.) requirement.
Surroundin~ Zoning: Surroundin~ Use:
NORTH - City of Lewisville, Vacant
SOUTH - (TC) and (MF-2) Vacant
EAST - City of Lewisville, Vacant
WEST - (LI), (A) and (MF-2) Vacant
HISTORY
In 1985, a zoning change request was submitted to the City of Coppell to
rezone approximately 130 acres of this land from (R), (TC) and (2F-9),
to (MF-i), (MF-2), (FP-Park), (0) and (R); and was approved by the City
Council on April 23, 1985.
In December, 1987, the City of Coppell annexed several tracts of land
along Coppell's northern boundary. An additional 70 acres of the
Magnolia tract that was previously not within Coppell's Corporate
Limits, was annexed by the City of Coppell. The additional 70 acres was
automatically zoned as Agricultural. (Ail newly annexted territory is
zoned Agricultural).
ANALYSIS
Typically, the community depends, for its economic health, on its
ability to attract and to hold business establishments and industrial plants.
Residential development rarely pays its own way in taxes and fee
revenues, although industrial development has proven to provide a tax
base for a city. As Councils and Commissions make plans for the future
development of a city by implementing masterplans, etc., planning for
business and industry becomes more important. Office development,
shopping districts and industrial parks become a source of relief to
overburdened residential property taxpayers.
IMPACT
A well defined masterplan and a cohesive unit composed of Politicians,
Planning Commissions, C~ty Staff and an Economic Development Board, can
significantly influence the choice of business and industrial locations.
On the other hand, the presence of large office developments, retail
centers and industrial plants has a major impact on the character of the
community, which is reflected in the policies and proposals of the
Comprehensive Masterplan. Not only will land use patterns and
population compositions be affected, but future growth and development
may also be influenced in important ways. A community in which office
development, retail centers or industrial plants thrive, is more likely
to attract more of the same. Therefore, careful consideration must be
given to the type of impact this development, if approved as Light
Industrial, will have on our City.
ALLOWABLE USES IN (LI) DISTRICT
The general purpose of the (LI) zoning district is to provide for
commercial and light industrial manufacturing uses. This type of
regulation is simple to write, and to administer and enforce. However,
due to the era of rapid technological change, it is difficult to keep a
use list complete and up-to-date. These lists are also an unreliable
basis for regulation of industrial development because they fail to
~dentify the impacts resulting from a plants size and of the possible
differences in operating procedures of plants manufacturing the same
products.
Listed below are the allowable uses in the (LI) district:
25.1 Use Regulations: The following uses are permitted in the "LI"
District, provided that such manufacturing or industrial
operation shall not disseminate dust, fumes, gas, noxious
odor, smoke, glare, or other atmospheric influence beyond the
boundaries of the property on which such use is located and
which produces no noise exceeding in intensity at the boundary
of the property the average intensity of noise of street
traffic at that point and provided that such use does not
create fire hazards on surrounding property.
1. Any use permitted in any of the "R", and "C" Districts.
2. Apparel and other products assembled from finished
textiles.
3. Bottling works.
4. Carting, express, hauling or storage yard.
5. Contractor's yard.
6. Cosmetic manufacturer.
7. Drugs and pharmaceutical products manufacturing.
8. Electronic products manufacturing.
9. Fur goods manufacture, but not including tanning or
dyeing.
10. Glass products from previously manufactured glass.
11. Household appliance products assembly and manufacture
from prefabricated parts.
12. Industrial and manufacturing plants including the pro-
cessing or assembling of parts for production of finished
equipment where the process of manufacturing or treatment
of materials is such that only a nominal amount of dust,
odor, gas, smoke or noise is emitted and not more than
twenty (20%) per cent of the lot or tract is used for the
open storage of products, materials, or equipment.
13. Musical instruments assembly and manufacture.
14. Plastic products manufacture, but not including the
processing of raw materials.
15. Sporting and athletic equipment manufacture.
16. Testing and research laboratories.
17. Housing prefabrication.
18. General warehousing activities (including convenience
storage or "mini warehouse).
19. Veterinarian clinic (outside kennels).
20. Any uses permitted by Specific Use Permit, Section 29.11.
25.2 ~ei~ht Regulations: Maximum height for office or industrial
use - None except limited to thirty-five (35) feet on any
portion of the site within one hundred fifty (150) feet of
property zoned or used for A, SF-ED, SF-18, SF-12, SF-9, SF-7,
SF-0, 2F-9, TH-I, TH-i, MF-1 or MF-2.
25.3 Area Regulations:
1. Size of Yards:
(a) Front Yard: Minimum required, thirty (30) feet with
no front yard parking. If front yard parking is
utilized then sixty (60) feet front yard setback
shall be observed.
(b) Side Yard: Minimum required, ten (10) feet. Unless
adjacent to property in residential district then a
minimum of fifty (50) feet shall be observed.
(c) Rear Yards: Minimum required, ten (10) feet unless
adjacent to property in a residential district then
a minimum of fifty (50) feet shall be observed.
(d) For structures requiring railroad access, setback
requirements from the centerline of the Railroad
Right-of-way shall be in accordance with applicable
state laws.
25.4 Parkin~ Regulations: Required off-street parking shall be
provided in accordance with the specific uses set forth in
Section 30.
In addition, no parking or loading shall be allowed within
thirty (30) feet of the front property line or within five (5)
feet of the rear property line.
25.6 Landscape Requirements: Landscape areas shall be provided
according to Section 33.
25.7 Areas used for open storage shall be screened according to
Section 32.1; 5. Open storage areas shall be confined to the
rear 2/3 ( two thirds) of the lot.
"LI" LIGHT INDUSTRIAL (Requires a Special Use Permit)
1. Airport
2. Arsenal
3. Cemetery
4. Electric substation, transmission line and other public
use utility
5. Gravel, sand stone or petroleum extraction
6. Gun club or shooting range
7. Lumber mill
8. Other mining activities
9. Petroleum products storage
10. Planning mill
11. Printing plant
12. Rooming house
13. Coal, coke or wood yard
14. Concrete or asphalt hatching plant on temporary basis.
15. Drive-in theatre (outdoor).
16. Adult Uses (adult bookstores, adult motion pictures,
massage parlors and nude modeling or photography studios
17. Gasoline service stations.
TRANSPORTATION
Proposed streets are not shown on zoning exhibit (see Century Park
Preliminary Plat). Limited access from the development onto 121 Bypass
is encouraged, in order to prevent traffic congestion. If there is only
a single major access route, the dead-end situation is likely to create
further congestion.
Within the industrial development, local streets may have only two
lanes, but each lane should be wide enough to accomodate large trucks;
designed to handle truck turning movements with ease.
STAFF COMMENTS
One of the most critical problems in this rezoning case is the potential
relationship between buildings and the space surrounding the building.
Preservation of space for light, air, sound control, and privacy is the
determining criteria in measuring adequate space between buildings.
Substantial consideration should be given to the distances between
buildings and property lines.
Front yard setbacks along S.H. 1Z1 Bypass and Denton Tap Road should be greater
distances than the established 30' setback requirement as governed by the
Comprehensive Zoning Ordinance.
RECOMMENDATION
Due to 70 acres (the north portion of this tract) that was recently annexed into
Coppell's territorial City Limits, a comprehensive study of this area, has not
been performed; therefore, staff can not recommend approval of this request.
However, the scope of this project appears to be reasonable, though a further
study should be given to the 4¢1 FAR request. Staff recommends this item to
be tabled for further consideration of determining the highest and best use for
the 70 acres recently annexed.
ALTERNATIVES
1) Approve petition
Z) Deny petition
3) Table petition
4) Recommend a PD-(LI) for site, and require development plan to be
submitted prior to final platting any portion of this Z00 acres.
5) Recommend (HC) Highway Commercial zoning as indicated on the
Future Land Use Plan.
ATTACHMENTS:
1) Letter from owner
Z) Illustration of Floor Area Ratio
3) Staff report for previous zoning (3/21/85)
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