MacPlaza1/PP-CS 960321CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: MacARTHUR PLAZA, PRELIMINARY PLAT
P & Z HEARING DATE: March 21, 1996
C.C. HEARING DATE: April 9, 1996
LOCATION:
West side of MacArthur Boulevard, adjacent to the TP&L
transmission line
SIZE OF AREA:
Total site area: 6.907
Total pad sites: 4 plus common area
CURRENT ZONING:
C (Commercial)
REQUEST:
Approval of preliminary plat
APPLICANT:
Owner:
CED Construction, Inc.
8445 Freeport Pkwy, Ste. 650
Irving, TX 75063
(214) 929-7127
Engineer:
Nathan D. Maier Consulting Engineers, Inc.
8800 N. Central Expressway, Ste. 300
Dallas, TX 75231
(214) 739-4741
HISTORY:
In 1994 the City reclassified the zoning of this property from "MF-2" Multi-
Family Residential to "O" Office. A lawsuit resulted. In connection with a
settlement agreement not yet approved by the court, the City changed the
zoning to "C" Commercial in late 1995. Recently the Planning and Zoning
Commission recommended reclassification of Lot 5 to a Planned Development
District for a self-storage facility. There has been no previous platting activity.
On February 15, 1996, the Planning and Zoning Commission disapproved the
preliminary plat of MacArthur Plaza and held the public hearing open on the
three associated Special Use Permit requests for the purpose of receiving
coordinated submissions on all four sites within the proposed subdivision.
TRANSPORTATION:
MacArthur Boulevard is a four-lane divided thoroughfare built in
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a l l0'-wide right-of-way shown on the thoroughfare plan as a
P6D, 6-1ane divided thoroughfare.
SURROUNDING LAND USE & ZONING:
Northwest -
South -
East
TU Electric transmission line r.o.w.; "Ar Agricultural
Vacant; "C' Commercial
Jefferson at Riverchase Apartments; "MF-2" Multi-Family
COMPREHENSIVE PLAN:
The 1987 Comprehensive Plan shows Office. The
proposed 1996 Comprehensive Plan shows the property as
suitable for regional retail uses.
DISCUSSION:
This property is subject to a declaration of covenants, conditions and
restrictions for Riverchase. The document stipulates that:
signs identifying commercial buildings shall be permitted if
approved as to size, composition, design, illumination and location
by the Architectural Review Committee;
a plan showing the location and screening of all exterior utility
meters, transformers and other exterior mechanical equipment must
be approved by the Architectural Review Committee with no roof
mounted mechanical equipment permitted unless properly screened
and approved by the Architectural Review Committee;
a landscaping plan approved by the Architectural Review
Committee will be required;
the Architectural Review Committee shall promulgate specific
Design Guidelines governing the composition and location of
screening walls, fences and hedges;
exterior building materials and colors shall conform to the Design
Guidelines and be approved by the Architectural Review
Committee; and
parking shall be located at the sides or rear of buildings.
However, where appropriate, parking may be allowed in front of
the buildings if setback and landscaping provisions are acceptable
to the Architectural Review Committee.
In addition, the applicant has submitted proposed property covenants
requiting approval by Dallas Area Affordable Partners IV, L.P., of
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exterior design and signs. These are important because Lot 4 of the
proposed plat obtains its access to MacArthur Boulevard via easement
across Lots 3 and 5, and Lots 3 and 5 obtain supplementary access across
Lot 4. Consequently there needs to be a mechanism to insure that the
owners of all three lots properly maintain the pavement. In addition, Lot
2 is proposed to be a landscaped common area, requiring a mechanism to
insure that the property will not deteriorate or be converted to other
purposes.
Staff is of the opinion that four commercial property owners, or four
future commercial property owners, may have insufficient interest to
insure the proper maintenance of the proposed common area, and could
decide too easily to dispense with the landscaping in favor of a low-
maintenance surface such as pavement. A broader-based owner
association will be more likely to prevent that occurrence.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the preliminary plat, subject to engineering
comments, and subject to the following additional condition:
That Lot 2 be conveyed to Riverchase Owners Association, Inc. (charter
number 01236966-01) for purpose of perpetual maintenance under the
terms of the Amended and Restated Declaration of Covenants, Conditions
and Restrictions for Riverchase recorded in Volume 92181, at Pages 3258
through 3359, of the Deed Records of Dallas County, Texas.
ALTERNATIVES:
1) Recommend approval of the Preliminary Plat
2) Recommend disapproval of the Preliminary Plat
3) Recommend modification of the Preliminary Plat
ATrACHMENTS:
1) Preliminary Plat
2) Site Plan
3) Landscape Plan
4) Irrigation Plan
5) Departmental Comments
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