CC approval on 3/13/90Roy. ~.--
AGENDA REQU T FORM
PUBLIC HE~ING, To consider a zoning change, Case~ZCL~6 ~from (A) Agricul-
]'3E~ CAPTI0~: tural to (HC,LI,C & ~-2) Highway Co~ercia~, L~gh~ Industrial, Com-
mercial and Multi-F~ily-2, located at (Tract 1) the northeast corner of Spur 553
and Den%on Tap Road; (Tract 2) at the southeast corner of Spur 553 and Denton Tap
Road; (Tracts ~4,5 &8) adjacent to Denton Creek in the Vista Ridge Business Park;
and (Tract 6 ~ 7~ alon~h~th~ ~ and south side of Denton Creek 8 MacArthur Boul-
evard, at the~e~u~ ~ ~~ortgage and Realty.
SUBMITIED5Y:~~ ~ ~~ STAFW~ KEP.: Taryon Paster Bo~an
~. [r~t~' s' S~.~' '- P&Z Coordinator
pT~ER REP.:
EVALUATIOK OF IT~ DATE:
Date of Planning & Zoning Meeting: February 15, 1990
Decision of Planning & Zoning Commission: Approved (3-2).
Applicant is requesting approval of a zoning change from (A) Agricultural to (HC,
LI, C, & MF-2) Highway Commercial, Light Industrial, Commercial and Multi-Family-2
Please see attached staff report for further details.
BUDGET AMT.: N/A AMT. ESTIMATED: AMT. +/- FIDGET:
CO!~'Eb;T$: FIICAKCIAL REVIEW BY:
LEGAL REVIEW BY: r o ~- REVIEWED BY CM: ~J//. _
AGE~,~A REQ FORM. 0..~SoD~ " -
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: ZC-526
HEARING DATE: February 15, 1990
LOCATION: The northeast corner of Spur 553 and Denton Tap Road (Tract
1), the southeast portion of Spur 553 and Denton 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, Commercial and
Multi-Family-2.
SIZE OF AREA: 285.879 acres
APPLICANT: 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 comes 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 120 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
Coppell, 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 (approximately)
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 from Lewisville (GB) to Coppell (HC) 22.59 ac
Tract 2 from Lewisville (GB) to Coppell (LI) 9.51 ac
Tract 3 from Lewisville (GB) to Coppell (C} 8,2 ac (+ 4.4 ac FP)
Tract 4 from Lewisville (MF-2) @ 24 du/ac to Coppell (MF-2) 69.9 ac
(+26.1 ac FP)
Tract 5 from Lewisville (LI) to Coppell (HC) 48.6 ac (+ 15.7 ac FP)
Tract 6 from Lewisville (LI) to Coppell (LI) 41.8 ac (+ 20.0 ac FP)
Tract 7 from Lewisville (LI) to Coppell (C) 21.3 ac (+ 1.68 ac FP)
Tract 8 from Lewisville (MF-2) @ 24 du/ac to Coppell (HC) 16.0 ac
(+ 4.9 ac FP)
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 that 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 summary, then, it appears the applicant is asking for zoning comparable
to what was initially granted in Lewisville, the (MF) zoning has been
reduced, the proposal shows a sensitivity to the Denton Creek floodplain,
and the request does address the issue of overall planning.
ALTERNATIVES: 1) Approve the application as submitted 2) Modify the application as submitted
3) Deny the application
ATTACHMENTS: 1) Zoning Exhibit
2) Vista Ridge Development Map
3) Vista Ridge Brochure
ZC526STF