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CITY COUNCIL MEETING:
AGENDA REQUEST FORM
May 14, 1996
ITEM
ITEM CAPTION:
PUBLIC HEARING (CONTINUED):
Consideration and approval of Case No. PD-149, Vistas of Coppell,
zoning change from HC (Highway Commercial)and MF-2 (Multi Family-2) to
PD-SF-7 (Planned Development, Single Family-7) and PD-MF-2 (Planned
Development, Multi Family-2), to allow the development of single-
family and multi-family residential uses on 78.786 acres of land,
located on the east side of Denton Tap Road, north of Denton Creek.
TITLE: Director of Planning and Comm. Services
STAFF COMMENTS:
Date of P&Z Meeting: March 21, 1996
Decision of Commission: Approved the PD-SF-7 zoning change request on
Tracts I & II, with conditions, (6-1) with Commissioners Lowry,
McCaffrey, Cruse, Redford, Reyher and Stewart voting in favor.
Commissioner Wheeler opposed. The P&Z Commission denied the PD-MF-2
zoning change on Tract V. A 3/4 vote of Council is needed to reverse
the Commission's recommendation. See applicant's appeal letter dated
March 26th, attached. On April 9th, Council continued Publlc Hearing.
STAFF RECOMMENDATION Approval ~ Denial ~
EXPLANATION:
Please see attached for conditions of approval for the PD-SF-7 zoning
change on Tracts I & II.
BUDGET AMT. $
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FINANCIAL REVIEW~
Agenda Request Form - Revised 1/94
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CITY MANAGER REVIEW:I
Document Name pzPD149.voc
AGENDA REQUEST NARRATIVE
PD-149t VISTAS OF COPPELL
Conditions for approval on PD-SF-7 zoning change on Tracts I & II
(1)
The minimu~ setbacks be varied; i.e., 20, 22 1/2, or 25 feet from
the front property line; with no fewer than 25% of the total
number of homes in any one of these positions;
2)
fencing of side yards adjacent to proposed streets need to adhere
to the 15' setback requirement, and
3) compliance with Engineering comments as follows:
There is a concern about the traffic impact that these developments may have on the
access road of S.H. 121 Bypass. Traffic signals may need to be provided to allow
vehicles to exit the subdivisions. In addition, a traffic impact analysis should be
provided to determine the impact on Denton Tap and MacArthur Blvd. by these
developments to determine if mitigation measures are required. (Note: A traffic
study has been provided and is currently being evaluated.)
Phase I
Information should be provided on the flood protection provided by the levee. The
Coppell Floodplain Ordinance requires that the height of the levee be based on the
standard project flood elevation, plus 3 feet of freeboard.
Any access to the state highway will also require TxDOT approval.
Phase H
Preliminary Comments:
1. Permission will be required from Lone Star Gas to extend the street over their
easement.
2. Any access to the state highway will also require TxDOT approval.
qmda Narrative - Revised 1/94
SENT BY:UIST~ PROPERTIES ; ~-26-96 4
PROPERTIES, INC.
Suite 400
D, II~, Te~s ?5225
Max~h 26, 1996
Mr. Pen Vinanen
Assistant DirecWr of Planning & Commu
City of Coppell
P.O. Box 478
Coppell, Texas 75019
Re: PD 149 Vistas of Coppell
Dear Pert:
We wish to appeal the denial decision rega
PD 149, Vistas of Copl~ll. We further reqt
they consider Tracts I and 2 that wet
Commission.
If you have any questions or comments, pl
Sincerely,
Dermis K. Windier
Vice President
DKW/jIh
c¢:
Oary 5ieb, City of Coppcll
Dennis Jerke, Carter & Bur~css, thc
Derek Earle, Cen~x Real Estate
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ity Se, rvic~s
d/ng Tract 5 referonced in thc attached letter regarding
=st that the Coppell City Council considcr Tract 5 when
previously approved by the Planning and Zoning
ase do not hesitate to contact me at 360-1526.
rotation
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-149, VISTAS OF COPPELL
P & Z HEARING DATE: March 21, 1996
C.C. HEARING DATE: April 9, 1996
LOCATION:
East side of Denton Tap Road; north of the Denton Creek
SIZE OF AREA:
Total site area: 84.15 acres
Tract I area: 21.781 acres
Tract H area: 45.819 acres
Tract V area: 16.555 acres
CURRENT ZONING:
HC (Highway Commercial) and MF-2 (Multi Family-2)
REQUEST:
PD (Planned Development-Single Family-7 and Multi Family-2)
APPLICANT:
Owner:
Vista Properties
5950 Berkshire Lane, Ste. 400
Dallas, TX 75225
(214) 360-1500
Engineer:
Carter & Burgess, Inc.
7950 Elmbrook Dr., Ste. 250
Dallas, TX 75247
(214) 638-0145
HISTORY:
The City of Coppell annexed portions of the Vista Ridge Business
Park in 1986 and 1990, including the property currently requested
for rezoning. In connection with the annexation proceedings, the
City held public hearings to establish the existing zoning and
reinforced those decisions by adopting a new Official Zoning Map
in 1991 as part of ordinance 91500, the current Zoning Ordinance.
The Planning and Zoning Commission opened its public hearing
on this case on January 18, 1996, continued the hearing until
February 15, and continued it again to give the applicant ample
opportunity to revise the proposal to overcome staff objections
and to address the concerns of the Commission. The
Commission's instructions at. its meeting on February 14, were
Item # 5
for the
1)
applicant to provide:
a copy of the levee use agreement,
a more detailed landscaping plan at the screening wall
showing plant varieties, sizes, etc.,
a proposal for one-story houses along the 121 by-pass,
a study relating to possible interior vehicular circulation
within the 4 parcels of property within the planned
development,
any additional information regarding the parking situation
and the proposed two- vs. three-story multi-family
development,
a one-sheet master plan showing the proposed roads and
lot configuration within the development and the proposed
121 circulation pattern, and
density based on staff interpretation of the PD Ordinance,
with Tract IV being used as a school site and not included
in the planned development sites.
TRANSPORTATION:
Denton Tap Road is a proposed P6D, six-lane divided (120 foot
r.o.w.); currently, a two-lane roadway; the S.H. 121 Bypass will
be built to freeway standards and currently contains one-way
access roads, each 33 feet in width, within 450 feet of r.o.w.
SURROUNDING LAND USE & ZONING:
North -
South -
East -
West -
vacant; City of Lewisville
vacant, Denton Creek; "TC" Town Center
vacant; Highway Commercial "HC" and City of Lewisville
vacant; "MF-2" Multi-Family Residential, "HC" Highway
Commercial and "LI" Light Industrial
COMPREHENSIVE PLAN:
The 1987 Comprehensive Plan shows this property outside
the boundaries of the planning area. The proposed, 1996
Comprehensive Plan shows the property south of the
Highway 121 By-Pass as suitable for low-density residential
uses and the property north of the By-Pass as suitable for
medium density residential purposes.
Item # 5
DISCUSSION:
A review of the Planning and Zoning Commission called hearings over the
past 18 months documents a concerted effort to reduce the number of
multi-family districts within the city and to make lot sizes smaller than
7000 square feet for single-family residential development the exception
rather than the rule. It is evident that the Commission and the City
Council believe there to have been a prior abundance of small-lot housing
and an oversupply of vacant land zoned multi-family. The current case
confirms the latter.
During the past 4 months staff has discussed and negotiated a wide variety
of issues with the applicant. The concerns included park land, hike-and-
bike trails, traffic circulation, school transportation, lot sizes and their
locations, variety and arrangement of housing, the visual impact on the
passer-by along the 121 by-pass, the impact of traffic noise on future
residents adjoining the 121 by-pass, and the rationale for increasing the
height of proposed apartments while simultaneously reducing the area
devoted to parking. The application in its current form represents the
most the applicant has volunteered. Unless the applicant makes further
concessions at the continuation of the public hearing, any additional
modifications will be the result of the City requiring them. Therefore,
staff believes it is now time for the Commission to take action in one of
four forms: 1) approve the proposal, 2) vote it down, 3) modify it to
conform with the Commission's view of the public interest, or 4)
recommend reclassifying the property to another zoning district considered
more appropriate.
In reviewing the proposal in its current form, staff believes the following
observations to be relevant to the concerns the Commission has expressed
during its last two sessions:
The proposed park land and trail dedication is on land of limited
use and value to the developer, since it is totally within drainage
and utility easements. However, it exceeds the requirements of the
subdivision ordinance for the 252 lots in Tracts I and II, and the
Leisure Services Department is willing to accept it for Tracts I and
II only.
b)
Traffic circulation between Denton Tap Road and MacArthur
Boulevard, and between the development and a tentative school
site, is to be accomplished solely on the service roads of the
proposed Highway 121 By-Pass or by a City financed hike-and-
bike trail (if it receives matching federal funds with which to do
it). Staff is open to alternative transportation forms in this
instance.
All 113 of the lots less than 7000 square feet in area will be
concentrated in one area. Staff would prefer to see these dispersed
for the purpose of lessening the visual impact. However, the
Item # 5
d)
applicant maintains that dispersal of small lots among larger ones
would make the larger lots more difficult to sell. Apparently
future buyers of larger lots have a viewpoint toward small-lot
housing similar to that of existing owners of larger lots, namely
that property values suffer by the association.
Housing variety will be provided by placing the front building
setback line 5 feet closer to the street on more than half the lots.
Staff is not impressed with this solution, but concedes that varying
the setback line provides visual relief.
The edge treatment along Highway 121 By-Pass will consist of a
6'-high masonry wall on the crest of a 3'-high berm within a 15'-
wide landscape easement, with substantial landscaping, and
restriction of the first tier of residential lots to single-story
construction. Staff is willing to accept this resolution of the
adjacency issue.
The only justification the applicant has provided the Development
Review Committee for increasing the height and reducing the
parking within the PD-MF-2 area (Tract V) is to argue that those
provisions will make the resulting apartments comparable to those
in Lewisville. Staff is doubtful that the residents of Coppell want
that. In its previous recommendations staff has expressed
willingness to favor multi-family housing on the north side of the
Highway 121 By-Pass, but only if all the current multi-family
zoning on the south side of the highway were to be removed.
Under the current proposal, over 17 acres of multi-family zoning
will remain on the south side of the by-pass, so we see no need to
add 16.5 acres on the north.
RECOMMENDATION:
Staff recommends conditional approval of a 67.6-acre planned
development district for Tracts I and II with the site plan amended
to show:
1)
Specific siting of house fronts, as opposed to minimum
setbacks, with all homes located in one of the following
positions: 21 feet, 24 feet or 27 feet from the front
property line; with no fewer than 25 % of the total number
of homes in any one of these positions; and no two homes
placed side by side with the same setback.
2)
Provision of a street bridging the drainageway between
Tract II and the property to the west; or, in lieu thereof,
provision of a hike-and-bike trail easement along the full
length of Denton Creek between Denton Tap Road and
MacArthur Boulevard.
Item # 5
3)
Provisions to prohibit fencing of side yards adjacent to
proposed streets.
4). Compliance with Engineering comments.
Staff recommends disapproval of any additional multi-family
zoning.
1) Recommend approval
2) Recommend approval with modifications
3) Recommend disapproval
4) Recommend approval of a more appropriate zoning district
AT'rACHMENTS:
1) Planned Development Zoning Exhibit
2) Planned Development Site Plan Tract 1
3) Planned Development Site Plan Tract 2
4) Typical Sections Along Denton Creek
5) Preliminary Landscape and Irrigation
6) Landscape Buffer Easement Exhibit
7) Departmental Comments
Item # 5
C-LINK (Coppell-Linking Individuals to News and Knowledge). With C-LINK citizens can
obtain information and request non-emergency services to identified departments any time of
day, seven days a week. Users will also be able to access the library system. Mr. Goram
introduced the members of the Telecommunications Board: Peggy Quinn, Chairperson; Wayne
Richard, Vice-Chairperson; Don Bailey; Wayne Casa; Danny Green; Edwin Towell and Andy
Bardach. Mr. Goram also recognized Will Pendergast who brought his expertise and knowledge
to the project. Bob Miller and A. G. Rappe were also introduced. Bob Miller, Information
Services Coordinator, made a presentation to the Council and reviewed the procedures for the
bulletin board which will begin June 1, 1996. Councilmembers Sheehan and Sturges thanked
staff, the Telecommunications Board and Will Pendergast for all their time and energy.
13.
pUBtJC HEARING (CONTINUED):
Consider approval of Case No. PI)-149, Vistas of Coppell, zoning change from
HC (Highway Commercial)and MF-2 (Multi Family-2) to PD-SF-7 (Planned
Development, Single Family-7) and PD-MF-2 (Planned Development, Multi
Family-2), to allow the development of single-family and multi-family
residential uses on 78.786 acres of land, located on the east side of Denton Tap
Road, north of Denton Creek.
Mayor Morton advised that this hearing remains open from the April 9, 1996 City Council
meeting. Gary Sieb, Director of Planning and Community Services, made a presentation to the
Council. Mayor Morton asked for those persons wishing to speak regarding this proposal.
Dennis Jerke, 7950 Elmbrook Drive, representing the Applicant, made a presentation to the
Council and introduced Dennis Winzeler, representing the property, and Derek Earle,
representing Centex Development Corporation. Mayor Morton stated that the question would
be divided for vote having the first vote cover Tracts I and II and the second vote to cover Tract
V. Councilmember Tunnell had questions concerning highest and best use of the land, traffic
impact, buffer zones, safety, school, tax impact on residents and cost of city services. Mr. Sieb
addressed the questions raised by Councilmember Tunnell. Mayor Pro Tem Mayo inquired as
to the ability to develop the remaining tracts. Councilmember Watson had questions regarding
the utility district taxes which were addressed by Mr. Winzeler. After lengthy discussion,
Councilmember Watson moved to deny Tracts I and II of Case No. PD-149, Vistas of Coppell,
zoning change located on the east side of Denton Tap Road, north of Denton Creek.
Councilmember Tunnell seconded the motion. Councilmember Watson requested a consultation
with the City Attorney.
EXEC~ SESSION (Closed to the Public)
Section 551.071, Texas Government Code - Consultation with City Attorney.
CM~I4~
Mayor Morton convened into Executive Session at 9:03 p.m. as allowed under the above-stated
article. Mayor Morton adjourned the Executive Session at 9:14 p.m. and opened the Regular
Session.
(Continuing with Item 13)
Mayor Morton reminded everyone that a motion to deny had been made and seconded and called
the vote. The motion to deny failed 3-4 with Councilmembers Watson, Turmell and Sheehan
voting in favor of the motion and Mayor Pro Tern Mayo and Councilmembers Alexander,
Sturges, and Robertson voting against the motion. Councilmember Watson asked that this matter
be continued for further study and consideration. Councilmember Robertson moved to approve
Tracts I and II of Case No. PD-149, Vistas of Coppell, zoning change located on the east side
of Denton Tap Road, north of Denton Creek, with the condition to increase the building line
setback by 35 feet (making a 50-foot buffer) along Highway 121 and a new site plan to be
submitted to reflect the setback, the berm, the wall and the landscaping easement.
Councilmember Sturges seconded the motion. Mayor Morton recognized Martha Jo Cozby, 412
S. Coppell Road, who wished to voice her opposition to this proposal. The motion carried 4-3
with Mayor Pro Tem Mayo and Councilmembers Alexander, Sturges, and Robertson voting in
favor of the motion and Councilmembers Watson, Tunnell and Sheehan voting against the
motion.
Tract V was discussed at this time. Mayor Pro Tem Mayo inquired as to the developmental
standard of twenty-two units per acre. Gary Sieb, Director of Planning and Community
Development, stated that would be maximum, however with the parking and open space
requirements, the maximum that can practically be reached is eighteen units per acre.
Councilmember Robertson moved to approve Tract V of Case No. PD-149, Vistas of Coppell,
zoning change located on the east side of Denton Tap Road, north of Denton Creek.
Councilmember Sturges seconded the motion; the motion, which required a 3/4 vote, failed 4-3
with Mayor Pro Tem Mayo and Councilmembers Alexander, Sturges, and Robertson in favor
of the motion and Councilmembers Watson, Tunnell and Sheehan voting in favor of the motion.
Councilmember Watson moved to deny Tract V of Case No. PD-149, Vistas of Coppell, zoning
change located on the east side of Denton Tap Road, north of Denton Creek. Councilmember
Sheehan seconded the motion; the motion to deny failed 3-4 with Councilmembers Watson,
Tunnell, and Sheehan voting in favor of the motion to deny and Mayor Pro Tem Mayo and
Councilmembers Alexander, Sturges, and Robertson voting against the motion to deny.
A short recess was held at this time.
14.
IRIBIJC m~ARING:
Consider approval of Case No. PD-I$2, SpeeDee Oil Change, zoning change
from C (Com~ to PD-C (Planned Development, Comn~ggia]), to ti]low
the development of a minor automotive service facih'ty, located on the west
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