CC Agenda Item appr'vd 12/10/02COPPELL
AGENDA REQUEST FORM
DEPT: Planning & Economic Development
DATE: December 10, 2002
ITEM #: 12
ITEM CAPTION:
Consider approval of the MacArthur Vista Center, Lot 1, Block A, Site Plan, to allow the development of an
approximate 10,048 square-foot office/retail/medical building on 1.409 acres of property located along the east
side of MacArthur Blvd., south of Denton Creek. I [Motion
APPROVED BY Isubj. tot°cond.Appr°vel, Z & 3
CITY COUNCIL
IM - York
GOAL(S):
ON ABOVE DATE
S - Raine$
Vote - 6-1
Herring Against
EXECUTIVE SUMMARY:
Date of P&Z Meeting: November 21, 2002
Decision of P&Z Commission: Approval (5-0) with Commissioners McCaffrey, Kittrell, McGahey, Halsey
and Foreman voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
1)
A solid, minimum six-foot high masonry screening wall being constructed along the
east property line of this tract, as required by the Zoning Ordinance. (The Commission indicated support
of Council's fencing option.)
2) The monument sign should identify the center itself as opposed to individual tenants.
3) The dumpster enclosure abides by all zoning requirements.
Staff recommends approval.
DIR. REVIEW: v~
Agenda Request Form - Revised 09/02
FIN. REVIEW:
CM REVIEW:
Document Name: ~2MacAVistaSP 1-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: MacArthur Vista Center, Lot 1, Block A
Site Plan
P & Z HEARING DATE:
C.C. HEARING DATE:
November 21, 2002
December 10, 2002
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
SIZE OF AREA:
Along the east side of MacArthur Blvd, south of Denton Creek.
Approximately 1.4 acres of property.
CURRENT ZONING:
R (Retail)
REQUEST:
Site Plan approval for a 10,000 square foot retail, office, medical
facility.
APPLICANT:
OWNER/DEVELOPER:
Univest Properties
12201 Merit Drive, Suite 170
Dallas, Texas 75251
(972) 991-4600
Fax (972) 991-7500
ARCHITECT:
Daniels and Associates, Architects
4320 N. Beltline Road, Suite A-106
Irving, Texas 75038
(972) 255-1515
Fax (972) 255-4141
Page 1 of 4
Item//9
HISTORY:
There has been no recent zoning activity on this parcel.
Approximately 2-3 years ago, there was a Called Heating on this
property to determine proper zoning. At that time, staff
recommended residential zoning (which was supported by our
Comprehensive Plan and the Planning Commission). That
recommendation was denied by City Council, and the property
remains zoned Retail to this day.
TRANSPORTATION:
MacArthur Blvd. is a P6D, improved four- and six-lane divided
thoroughfare (six lanes at this location) contained within a 110-foot
right-of-way.
SURROUNDING LAND USE & ZONING:
North- single-family residential; PD SF-9
South -developing single-family residential; SF-12
East - developing single-family residential; SF-12
West -single-family residential; PD SF-7
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
residential development (see History Section for more
information regarding this parcel).
DISCUSSION:
This property was considered for rezoning to a residential
classification approximately two years ago in a Called Public
Hearing. The owner of the land appeared at the hearing and
objected to any change from the Retail zoning classification on the
property at that time. City Council elected to leave the zoning
Retail. We now have an application for retail, office, medical
users--all of which fit into the Retail classification. That being the
case, we will evaluate this request based on the retail classification
currently existing.
In reviewing this proposal, we find that the applicant has abided by
zoning requirements with the exception of our screening standards
and dumpster location. In addition, his signage proposal
suggesting multi-tenant signage being placed upon the monument
warrants further comment. Our preference is for monument
signage to identify the facility as opposed to individual leases.
Historically, multi-tenant signage in Coppell has proven to be
Page 2 of 4
Item # 9
Page 3 of 4
unsuccessful and several existing buildings have reverted to
building identification only.
Regarding screening, the east property line is required to have a
minimum six-foot tall brick masonry screening fence adjacent to
the residential zoning beyond. The applicant states a desire to
retain the natural screen, that a brick screening wall will destroy
much of the natural landscape. Having heard this argument before
and on physical observation of this site, staff cannot support a
natural rather than a physical barrier (remember the Deliman case).
In addition, in reviewing the applicant's tree survey (attached as
Exhibit L-l), we are struck by the fact that the required inventory
shows less than a half-dozen trees in a distance of over 500 feet
that would be affected by the masonry screening wall.
With regard to dumpster placement, it is just in the wrong location.
In fact, after staff's initial site plan review, and our concerns with
its placement, the revised plans show it even closer to MacArthur
Blvd. It is a structure and needs to be placed behind building
lines. There are places on this lot that would conform to the
zoning ordinance, and if that requires a slightly smaller building
footprint, then that needs to occur. This is a vacant piece of
property and a building design--which meets all code
requirements--can be placed on this lot. We see no reason why the
dumpster can not be moved to a more appropriate place on this 1.4
acre lot and are concerned with its indicated location.
If the applicant can not abide by our zoning code, he has options
available. One, rezone the parcel to PD and have the screening
fence altered by a specific condition of the PD. He could also
request that the dumpster location remain as shown. Two, with
regard to the fence, the applicant could ask Council to modify our
screening requirement and place a decorative metal and masonry
fence on his east property line. The provision of the
metal/masonry fencing was placed in the zoning ordinance
primarily when a developer had a view he was attempting to
capitalize on such as a greenbelt or creek bed. This situation is not
what was envisioned by the Zoning Ordinance. The applicant's
third option is to appeal to the Board of Adjustment to see if they
might offer relief. There is no question that this property is odd
shaped (one of the reasons for granting Board variances), but
whether the Board would put much credence in that fact is
unknown. Staff position is that the wall be constructed. As
depict by the applicant's landscape plan, considerable plant
material will be added to the east side of the property, much in
Item # 9
over-story trees. In time, that landscaping will serve the same
purpose as existing plants that might be damaged with wall
construction.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Because the zoning on this parcel is Retail, and this proposal essentially
meets most of our development guidelines, staff would recommend
approval of the request subject to the following conditions:
-a solid, minimum 6 foot high, masonry screening wall is constructed
along the east property line of this tract, as required by the
Zoning Ordinance
-the monument sign should identify the center itself as opposed to
individual tenants
-the dumpster enclosure abide by all zoning requirements
ALTERNATIVES:
1)
2)
3)
4)
Recommend approval of the request.
Recommend disapproval of the request
Recormmend modification of the request
Hold under advisement to a specific date.
ATTACHMENTS:
1)
2)
3)
4)
5)
Departmental comments (Engineering, Parks)
Site plan
Elevations,
Tree survey
Landscape plans
Page 4 of 4
Item # 9
NOV
DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM:
MacArthur Vista Center, Site Plan, to allow the development of an
approximate 10,048 square-foot office building on 1.409 acres of property
located along the east side of MacArthur Blvd, south of Denton Creek, at
the request of Brent Lovelady, Daniels & Associates Architects.
STAFF REP.: Gary Sieb
DRC DA TE: October 31, 2002 and November 7, 2002
CONTA CT: Teresa M. Turner, E.I.T., Graduate Engineer (972)304-3681
COMMENT STATUS:
~/ FINAL
1. No construction can take place within the limits of the floodplain.
2. Ensure that the 3-foot sidewalk along the side and back of the building meets state ADA
requirements.
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DEVELOPMENT REVIEW COMMITTEE
PARKS AND LEISURE SERVICES COMMENTS
ITEM: MacArthur Vista Center, Site Plan
DRC DATE: October 31, 2002 and November 7, 2002
CONTACT: John Elias, Landscape Manager
REWSED P&Z
1) Project will require tree reparation in the amount of $4,000. To be paid into
the Reforestation and Natural Areas Fund.
316" total inches on site
160" total inches removed
81" preservation credit
39" landscape credit
40" to be mitigated
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