CC approval on 1/9/1996[~~ AGENDA REQUEST FORM
CITY COUNCIL MEETING: January 9, ~996 IT~ ~ /t~
ITEM CAPTION:
PUBLIC HEARING:
Consideration and approval of Case No. ZC-588. Riverchase, zoning
chang~ from O (Office) to LI (Light Industrial), on 4.4383 acres of
property located on the east side of MacArthur Blvd., north of and
adjacent to TU easement, approximately 1,249 feet north of Riverchase
Drive.
SUBMITTED Gary L. Sieb
TITLE: uir-~'6tor of Planning and Comm. Services INITIALS
STAFF COMMENTS:
Date of P&Z Meeting: December 21, 1995
Decision of Commission: Denied (5-2) with Commissioners McCaffrey,
Cruse, Redford, Reyher and Stewart voting in favor of denial.
Commissioners Lowry and Wheeler opposed.
STAFF RECOMMENDATION Approval Denial ~
EXPLANATION:
PLEASE SEE ATTACHED LETTER FROM THE APPLICANT. A 3/4 VOTE OF COUNCIL
IS NEEDED TO REVERSE THE COMMISSION'S RECOMMENDATION.
BUDGET AMT.$ AMT. EST.$ +/- BUD:$
FINANCIAL COMMENTS:~\~:
FINANCIAL REVIEW:~ CITY MANAGER REVIEW:~!,
Agenda Request Form - Revised 1/94 Document Name ozzc588.rc ~
Put 'gol,t~nmd' paler in pdnu~-
\
l~/?? '95 10;41 ID;REPUBLIC PROPERTY GROUP FaX:l-214-691-4023 P~GE 2
,/ DEC 2 2 1995
REPUBLIC PROPERTY GROUP, INC.
VIA FAC$IMIL£
December 22, 1995
Mr. Gary Seib
Director of Planning a~d Community Service
City of Coppoll
P.O. Box 4'/8
Coppell, Texa~ 75019
RE: Zoning Case No. ZC-$88
Rivcrcha~c
Dear Mr. Seib:
i hcreby appeal to the City Council the Planning and Zoning Commission denial of the captioned
zoning ease. i request that the City Council hear my request at the earliest possible date.
Se-~ior Viadent
cc: Jim Witt
8440 Walnut Hill Lane, 8th Floor ' ].ack Box 3 · I)alla~, Texas 752.31 · (214) 373-6666 · Fax (214) 691-4023
CITY OF COPPF~I.L
PLANNING DEPARTMENT
STAFF REPORT
CASE #: ZC-588, RIVERCHASE
P & Z HEARING DATE: December 21, 1995
C.C. HEARING DATE: January 9, 1996
LOCATION: North and adjacent to the TU easement, approximately 1,249'
north of Riverchase Drive
SIZE OF AREA: 4.4383 acres of property
o (omce)
ZONING:
REQUEST: LI (Light Industrial)
APPLICANT: Republic Property Group Estates, Ltd.
8440 Walnut Hill Lane//800
Dallas TX 75231
(214) 373-6666
Fax (214) 691-4023
HISTORY: The property was classified MF-1 in 1985 as part of a proposal to
develop over 500 acres for a variety of uses. In 1994 City
Council, in a called hearing, changed the zoning classification to
the "O" Office District.
TRANSPORTATION: MacArthur Boulevard is a 4-lane divided thoroughfare built in a
110'-wide right-of-way shown on the thoroughfare plan as a P6D,
6-lane divided thoroughfare.
Item
SURROUNDING LAND USE & ZONING:
North City park site; O zoning
South - Electric transmission lines; A zoning
Apartments on other side of transmission line; MF-2 zoning
East - Vacant; PD-SF7 zoning
West - Single-family residential development; SF-9 zoning
COMPREHENSIVE PLAN: The 1987 Comprehensive Plan showed the area as suitable
for medium-density residential development. The current
Comprehensive Plan update will reflect changes in this
regard as a result of Council called heatings in 1994 which
reclassified significant areas of multi-family zoning to other
zoning categories.
DISCUSSION: Lack of land availability south of Grapevine Creek and resident opposition
to self-storage facilities within Valley Ranch is creating a market for
additional self-storage development in Coppell. The establishment of an
LI District on this property would provide a site with a configuration
suitable for self-storage. Without a resident caretaker a mini-warehouse
is a permitted use in the LI District. No special use permit is required.
Currently a vast area of Coppell, between Denton Tap Road and
Riverchase Golf Course, is free of industrial zoning. This area extends
from the railroad on the south to Denton Creek on the north. MacArthur
Boulevard is a primary image zone and provides the principal north-south
traffic flow through the area. North of the railroad along MacArthur
Boulevard, in addition to there being no industrial zoning, retail and
commercial zoning, with one minor exception, is limited to major
intersections. As a result, MacArthur Boulevard has the highest potential
of any major thoroughfare in the city to provide a first-class visual
impression. However, to preserve that potential, the City will need to
review all future development along the thoroughfare very carefully.
The applicant has submitted a proposed Declaration of Restrictions which
would limit use of the site to ~Cu Commercial District uses, general
warehousing activities and uses permitted by special use permit.
RECOMMENDATION: Staff recommends against LI zoning on MacArthur Boulevard
north of Beltline Road and, to protect the image along the
thoroughfare from further potential degradation, favors retention
of the Office District classification on this property to a minimum
depth of 300' off MacArthur Boulevard. However, recognizing
the difficulty of developing the entire site for office use, staff will
support reclassifying the most rearward two-thirds of the site to the
Item #10
"C" Commercial District. This would make it possible to
construct self-storage facilities on the most remote portion of the
site, subject to site plan review through the Special Use Permit
process. On the downside, it would also make it possible to
develop other use permitted without special use permit such as
building material sales, automobile and truck rental, tire dealership
and equipment sales. A combination of office/warehouse uses with
the office portion on the front third of the site, perhaps serving a
market for start-up business enterprises, would seem to offer a
reasonable development solution for the property. Staff will be
receptive to those proposals which will preserve a high-quality
visual image from MacArthur Boulevard, short of introducing
industrial zoning north of the railroad.
We have included here a memo from the City Manager expressing
a slightly different perspective on potential development of this
site (Comment//5). What we all say is that LI unrestricted is not
good zoning here, and will not serve the best interests of the
community. Whether the best means of addressing the issue is
through deed restriction or base zoning will be discussed in detail
at the public hearing.
ALTERNATIVES: 1) Approve the Zoning Change
2) Disapprove the Zoning Change
3) Modify the Zoning Change
ATTACHMENTS: 1) Zoning Exhibit
2) Memorandum from the City Manager
3) Letter from Republic Property Group and Declaration of Restrictions
Item #10
Date: December 14, 1995
To: Gary Sieb, Director of planing
From: Jim Witt, City Manager~.~~
Subject: Self Storage Units on MacP~thur
Gary, you and I have had several opportunities to visit regarding the self-storage units on
MacArthur. I'd just like to summarize my feelings toward the project and my impression of
what has occurred on that piece of property.
1. The City of Coppell was able to secure, through negotiations with the property owner,
a park site in an under-served area of the community.
2. The City Council, in consideration of the EMF issue, decided not to buy a 200 foot strip
of land adjacent to TU's power lines.
3. Republic could have scrubbed the entire deal because the City would not purchase that
200 foot strip.
4. While Republic benefitted financially from the sale of the land, the citizens of Coppell
will now benefit from the acquisition of that property, and the previously acquired piece
of land from Vista Properties, which now gives us 17 acres of park land on MacArthur.
5. The practical uses, as I am sure you know, are very limited on that particular site. I
realize that you have some concerns regarding the LI zoning and I share those blanket
concerns with you. I do believe that the deed restrictions provide enough insurance for
us to work with the developer in this case to provide an attractive, aesthetically pleasing
project that does not subject any human beings to EMF exposure for an extended period.
Once again, I appreciate your review of my comments and their consideration into your final
Staff comments on this particular case.
JW:kar
siebl2.13
12/15 'g6 lt:50 [D:~PU~L[C P~OP~TY GROUP FQX:l-21~-6gl-402~ P~GE 2
REPUI3LIC PROPERTY GROUP, INC.
December 15, 1995
V~ FAC~IMIL~
Mr. Gary Sleb
Director of Planning
City of Coppell
poet Office Box 478
Coppe11, Texas 75019
Zoning Application ZC-588
4.4 Acres, Riverchase
Dear Mr. Siebt
The captioned zoning application for 4.4 acres was discussed
during the Development Review meeting on Dec~ber 7, 1995. Based
on our discussion, ! agreed to deed restrict the development of the
property to not allow Light Industrial District use regulations
numbers 2-17, and 19.
Enclosed is the deed restriction based on our discussion. We
are prepared to file this restriction upon approval of our request
and before the adopt£on of the ordinance approving the zoning
change.
Should you have any additional questions, please call.
Sincerely yours,
Senior Vice President
JWR/Jlb
Enclosure
8440 Walnut Hill La,e. 8th }~loor · Lock Box 3 · Dallas. 'JYxa~ '/.~2.31 · (214) 37~-6666 - l°ax (214) 691=4023
12/15 '95 11:51 ID:REPUBLIC PROPERTY GROUP FA×:1-214-691-4023 PAGE
SENT BY: 12-1~-85 ; 17:,30 ; ,J[~I(I~S & GILO~IST-. I 21~ §~! ~0~;#
DI~3,ARATION OF ~CTtON$
TI. US DBCLA~,ATION OF RBST~CTIONS (this "l)ecilrMion'), nmde this -----
or' l~=cgmt~, 1995, by RK] BERATES, LTD., · Tex~ limited imrtn~ehip ~J)er, ilm~), fog
the beatdtt of TH]~ LT/'Y OF COPPBId., 'I~XAS (tl~
WIINBSSEXH:
A. DeCannt i~ Om owner of a ~=rsi. trna of land (the ~y") s~uatzd in the
City of Coppell, ~ County, Tcxu, u more pa~niculady de~rib~ in IP~h~hit "A'
he, tcto and made a part hereof for ~U purpm~.
B. I~ ootutectio~ with · chan~e of th~ ~o~ cl~~ ai~ii~ to t~
tO 'Ll" liE. bt [p. dustrial, thc City has requh,ed that Declmant ~ma' into ~ ~.
NOW. ~RE. Dedmat d~am that ~e Property i, and shall b~ held.
t~, improved, ~d, c~veyed and o~:upied ,objec~ to the foaowln~ ~ (th,
"l~amHellona"):
!. l,jght Inm,.*Hnt laN~a,~inn,. No porlion of Ih~ YrOl~-rty shall be uned fog any
of the followin[
(a) Apparel ~ other produ~s u~mbled from fin~
nouti~ worts:
(d) Contractor's yard:
(f) Drugs and phnrmnoeufe~_l products manufncturlM;
(s) ~ produc~ manuractud~;
(h) Fur ~.oods manufactu~, but not inctudin~ tarmln~ or dye. iai:
O) Otto produm f~vm pmviou~y man~munzl
Round ,pplianoe pmdum as~mbly and manufacture f-mm
Or) indullx4al and manufactufia~ plants b~cludiM Ule pmee~i~ or I~embU~
of parts for production of f'mi~zl ~luipment where t~ proce~a of manufg~tufinB
tre~tmmt o~ mat~ri~s ia ~uch that only a nominal amount of dust, odor. gM, m~okg or
PP~E d
i2/IE 'g6 tt'6t ID:REPUI~LIC PROPERTY GROUP FC].~X:l-214-691-4023 _..
~ BY: 1~-14-~ ; 17:81 ; ~S I Gl~I~ I ~4 691 40~ B/ ~
O) Musica] instruments usembly and
(m) ~ ~ ~uf~m~, ~t
(n) S~n~ ~ a~l~ ~~t ~uf~;
v~~ eliec (~ ~).
~s~t ~ by ~e Ci~ ~ of ~ City ~ ~
of ~ ~~s, ~ City my ~ the ~~ by p~ at hw ~ ~ ~y
~ty ~ s~ ~ot in ~y way ~ ~ ~ ~ ~~ ~f.
~l~ ~ ~ ~ or ~ ~, ~ d~ ~ ti~, wi~ only
~ ~ ~ ~ ~s of D~ C~n~, ~.
By; ~1~,
Jerr~ W. bj;sd~, Vice V, re~i~t
STATB OF TI3XAS
Il
COUNTY OF DAI2.AS
This tnsmunmt wu acknowledged t~fm~ n~ on , 19...._, by
lerry W. lt~,sd~, Vic~ PrMdmt of
belair of said llm~ ptm~.nhtp.
My ~ laxplmt _ _
Pr'rated Nme
100
50
SCALE
0
100
2OO
FEET
WOODRIDGE ADDITION
SF-7 ZONING
22
24
15
4
NORTHLAKE WOODLANDS
EAST NO 10 PHASE B & C
SF-9
OWNER
R. P. (;. ESTA LTD.
8440 Watnut Hill Lane 8th Floor Lock Box 3 Dallas, Texas 75231
ENGINEER .,, SURVEYOR
TIPTON ENGINEERING, INC.
6550 Belt L~ne Rd ,,, Suite C ,,, Garland, Texas 75045
Phone' 214-226-2967
5
IlO' R 0 W
N 89'03'24" E
88 57'
6
7
8
9
D = 11'55'06"
R = 896 05'
T = 93.53'
L = 186 39'
CD = 186 05'
CB = N 54'48'46" W
L & N LAND CORPORATION
VOL. 80242 PG. 1330
SF- 7 ZONING
N 89'02'34" E
TRACT 1
CITY OF COPPELL
SF-7/OFFICE ZONING
657 38'
/
/
10
N 89'02'34" E 228 1
/ 4.4383 ACRES i~' ~ ,, ~
/ Existing Office Zoning/~ ~ ,,' ~
/Proposed L I Zonmg'~' ~ / ~
-/
60'46'1.9" W
SANDY LAKE
BELT LiNE ROA
SITE
L OCA TI ON
635
MAP
RIVERCHASE GOLF CLUB
GOLF ENTERPRISES INC
VOL 87174 PC 3449
SF-12 ZONING
PROPERTY DESCRIPTION
TRACT 2
BEING a tract of land situated in the S A & M G Survey, Abstract No 1442, in the City of
Coppell, Dallas County, Texas, sold tract being o port of that certain tract conveyed to Terra
Corporate Joint Venture as recorded in Volume 85072, Page 4454, Deed Records of Dallas
County, Texas, and being more porticulaHy described os follows;
COMMENCING at a 1/2" ,ran rod with NDM plastic cop, found for comer on the east line of
MacArthur Boulevard (110' ROW), said point being the southwest corner of a tract conveyed
to L & N Land Corporation as recorded in Volume 80242, Page 1330, Deed Records of Dallas
Coun[y, Texas,
THENCE, N 89' 03' 24" E, deporting said east line and along the south line of said L &
N tract for a dmtance of 88.57 feet to o 1/2" iron rod found for comer;
THENCE, S 00' 02' 08" W, coptinulng, along said south line for a distance of 209 92 feet
to e 1/2" iron rod found for corner,
THENCE, N 89' 02' 34" E, continuing along said South hne of sa~d L & N Tract a
distance of 657 38 feet to a 1/2" iron rod w~th NDM plastic cap set for the POINT OF
BEGINNING of the herein described tract,
JEFFERSON AT RIVERCHASE, L P
MF-2 ZONING
THENCE, N 89' 02' 34" E, 228 16 feet to a 1/2" iron rod with NDM plastic cop set for
corner,
THENCE, S 29' 13' 41" W, 1045 65 feet to a 1/2" iron rod with NDM plastic cap set for
corner m the east right-of-way line of MacArthur Boulevard,
THENCE, N 60' 46' 19" W, 12 18 feet with the east right-of-way line of MacArthur
Boulevard to a 1/2" iron rod found for corner;
THENCE, along o curve to the right and with the east r~ght-of-woy line of MocArthur Boulevard
an arc length of 186.59 feet to a 1/2" iron rod with NDM plastic cap set for comer, said curve
hown9 a central angel of 11' 55' 06", a radius of 896 05 feet, a tangent length of 95 53
feet, a chord bearing of N 54' 48' 46" W, and a chord length of 186.05 feet;
THENCE, N 29' 15' 41" E, 909.60 feet to the POINT OF BEGINNING and containing
4 4585 acres (195,557 square feet) of lend more or less.
S.A.
CITY OF COPPELL,
ZONING EXHIBIT
RIVERCHASE
OUT OF THE
& M.G.SURVEY ABSTRACT NO. 144
IN THE
DALLAS CO UNTY, TEXAS
SCALE: 1"=100' ~ DATE. I1/95 ~ 4. 4383 ACRES