CC approval on 8/10/04AGENDA REQUEST FORM
COPPELL
DEPT: Planning
DATE: August 10, 2004
ITEM #: 15
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-202-TH-1, Villas of Lake Vista, zoning change request from HC (Highway
Commercial) to PD-202-TH-1 (Planned Development-202-Townhouse-1) to allow the construction of 155
townhome lots and 23 common areas on approximately 22 acres of property located south of Lake Vista Drive,
east of MacArthur Blvd., at the request of Wakcland Property Company, and an amendment to thc Land Use Plan
of the 1996 Comprehensive Master Plan from Mixed Use to Residential Medium Density.
APPROVED BY
CITY COUNCIL
ON ABOVE
GOAL(S):
EXECUTIVE SUMMARY:
Motion to close Public Hearing and
Approve subject to condition 1 under Site
Plan, conditions 2, 3 & 6 under Landscape
Plan; a Park Improvement fee of $1,285
per unit and a HOA is required for the
Villas of Lake Vista.
M- Faught · ,.~ Vote 6-0
S- Suhy ?,~? York
absent
Motion to amend the Comprehensive Plan
to reflect Medium Density Residential Use
on this tract as opposed to Retail.
M - Tunnell
S - Faught
Vote - 6-0
York absent.
Date of P&Z Meetino: July 15, 2004
Decision of P&Z Commission: Approval (7-0) with Commissioners McCaffrey, Milosevich, Kittrell,
Borchgardt, Halsey, Foreman and Reese voting in favor. None opposed.
Approval is recommended, subject to the following conditions: SITE PLAN
1. Variance from street spacing requirements of the Subdivision Ordinance.
~ ~,~' .................... 1~ .......... :.4 .-I,.~1;~.+;~-- (CONDITION MET)
3 D~.,;,~ ,u~ m .... :_~: ....23 ........... not 22. (CONDITION MET)
~ ~,,:o~ +u~ m ..... u ..... u;o +~ u~ ~u,~ l ~ ...... u~ ~.,~ .... (CONDITION MET)
LANDSCAPE PLAN
....... ~ ~ ........................ r .............. an Plan, (CONDITION MET)
2. All parking lots must be screened from r-o-w by a minimum 30" hedge.
3. Revise mitigation fees.
.......................... ~ ..... ~ ........................ ~-,~d. (CONDITION MET)
5 o.~.,;a~ t.-a ....;.~ ch. +uA --~a; ..... t. ............ (CONDITION MET)
6. Provide base landscape planting adjacent to the brick-screening wall along MacArthur
and Lake Vista (on outside of wall - clarify).
ELEVATIONS
i ^aa ,,'~ ~' ...... ;a~t .......~u~.~ .-.~u ....... ; ........; ...... ~.. ~.~t ..... ........o;~-~, (COND MET)
2 ^ aa ,,~a e ...... ;~ ~ .......eu~. a ~-a ou ....... ; ........; ...... ~ ..... :~_. (COND MET)
= ~ ........; .... ~,,aa;-- u.:~u,..,;,, ......... a ~ r~. (CONDITION MET)
~ ~u .... c ................ eu~. (CONDITION MET)
PLEASE SEE FOLLOWING PAGE OF CONTINUED CONDITIONS.
Agenda Request Form - Revised 02/04 Document Name: ~ 8PD-202-TH-I I-AR
T H E · C I T Y · 0 F
COPPELL
AGENDA REQUEST NARRATIVE
CONTINUED CONDITIONS RE PD-202-TH-L VILLAS OF LAKE VISTA
LAYOUT PLAN
!. Cle~ '!abe!
DETAILS Sheet
spacLng. (CONDITION MET)
One additional staff condition is that all Engineering Department comments be adhered to.
Agenda Narrative Form - Revised 1/99
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-202-TH-1, Villas of Lake Vista
P & Z HEAR1NG DATE:
C.C. HEARING DATE:
July 15, 2004
August 10, 2004
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Southeast corner of Lake Vista Drive and MacArthur Boulevard.
SIZE OF AREA:
22.024 acres of property.
CURRENT ZONING:
HC (Highway Commercial)
REQUEST:
PD-202-TH-1 (Planned Development-202-Townhouse 1) to allow
the construction of 155 townhome lots and 23 common areas.
APPLICANT:
Wakeland Property Co.
Mr. Mark Wakeland
17480 Dallas Parkway
Suite 217
Dallas, Texas 75287
(469) 916-5812
Fax: (972) 931-5156
HISTORY:
There has been no recent development history on the subject tract. A
little over a year ago Planning Commission initiated a zoning change
from LI (Light Industrial) to HC (Highway Commercial) because of
office development just north of the subject tract. In conjunction
with the zoning change, an amendment to the 1996 Comprehensive
Master Plan was also initiated, changing the land use from light
industrial/showroom to mixed use.
Page 1 of 6
Item#9
TRANSPORTATION:
MacArthur Boulevard is a P6D, an improved four-lane divided
thoroughfare contained within a 110-foot right-of-way. Lake Vista
Drive is an improved street located in the City of Lewisville with a
70-font-wide right-of-way.
SURROUNDING LAND USE & ZONING:
North - office buildings, City of Lewisville
South - vacant at levee, residential to the south: A (Agriculture) and
PD-132, Single Family-9
East - vacant; City of Lewisville
West - vacant; PD-199-HC (Planned Development-199-Highway
Commercial)
COMPREHENSIVE PLAN:
The 2003 amendment to the Comprehensive Plan of May
1996 shows the property as suitable for mixed-use
development.
DISCUSSION:
The Comprehensive Plan of 1996 indicated that the best use for this land
was industrial. That plan was modified in 2003 to recommend mixed-
use development for this tract. The Master Plan was amended because
several changes to abutting land use had occurred since '96, including
several office improvements just north of this tract in Lewisville. These
changes have dramatically altered our thinking regarding the eventual
use of this parcel. The development of The Peninsulas, a single-family
subdivision just south of this property, also suggests a re-look at this
land. A residential use now seems more appropriate since the property
in Lewisville has been developed with garden-type office. The big
question remaining relates to the type of residential product and the
density of such a use.
This is a request for Planned Development zoning to construct 155 two-
story townhouses with an Amenity Center. The project calls for units to
range in size from 1600-square feet, includes two-car garages with either
street or alley entry, and requests an alteration to the normally required
30-foot lot width to 25-feet on some lots, and lot depth reduction from
100 feet to 90 feet in some instances. Overall density of this project is
seven units per acre, slightly less than that allowed in TH-1 (eight du's
per acre). The Amenity Center will be composed of a 1500- to 2000-
square-foot building with bathrooms, exterior covered patio and exercise
center. There will also be a pool, spa and an outdoor cooking area.
Brick and decorative-metal fencing will enclose the project and a 20-
foot-tall entry tower will be located at the main entrance to this
residential community.
Page 2 of 6
Item# 9
Page 3 of 6
The applicant is showing two products here--one townhouse type that is
25-feet wide and a second that is 30-feet wide. A typical 25-foot-wide
unit could contain 2000-square feet of air-conditioned space, and a
typical 30-foot-wide unit is shown to contain 2400-square feet of living
space. We say "typical" because one of the PD conditions, submitted
with this application, states that no unit shall contain less than 1600-
square feet of air-conditioned space. Therefore, if approved, some units
could contain a minimum of 1600-square feet. The applicant proposes
all masonry construction with off-white slurry applied to the brick to
give it an "old world" appearance, with accent brick in a warm earth
tone (see color board).
In addition to the floor plans, elevations of both 25- and 30-foot-wide
units have been provided. These elevations show two-story units with a
maximum height of 35 feet. Although a note on the elevations states:
"allowable height 35 feet from grade to mid line of roof", the elevations
exhibit indicates a maximum height of 35 feet (which is the height limit
for townhouses), and staff recommends that height limitation be a
condition of PD approval.
The Amenity Center is built of the same materials as the townhouses and
repeats several of the detail elements shown on the residential units. The
Entry Tower repeats these materials, is six-feet square, has a height of
20 feet and is located in the main entry median along Lake Vista Place.
The applicant has provided numerous exhibits to explain his case,
including details of several elements. We have heard from some
individuals of the surrounding community who support this request. We
have also heard from individuals who oppose it. Points of concern relate
to lighting spillover, the number of trees being destroyed, and the kinds
of boundary trees--particularly on the south end--being proposed to
buffer this area from the residential subdivisions south of this project.
Light spill over should be minimal as the nearest residential home is
approximately 500 feet south of this project. In addition, the levee is
built up higher than the surrounding land and the townhomes will be
constructed below the levee crest. The landscape plan addresses the
boundary trees issue and proposes Elderica Pines (a pyramidal
evergreen, which can grow to 40-feet high and 20-feet wide) a
commonly used screening plant, and Live Oaks as over-story trees.
Based upon the information submitted by this applicant, the time/effort
put into this proposal, and the supporting exhibits, support for the zoning
change seems appropriate. We do have some concerns. For example,
the case was submitted and advertised as a 155-1ot town_house
development. Close inspection of exhibits submitted show 156 lots. We
Item # 9
presume this is a drafting error, as subsequent information presented by
the applicant (site plan notes, plat title, etc.) and discussion during the
submittal and review process indicates a 155-1ot development. We
would also suggest consideration be given to varying the setbacks of
individual residences within the four-unit structures along Snowshill
Trail. This long stretch of roadway is pretty monotonous, as presented.
The entire project is enclosed by a variety of fencing. The screening
along MacArthur Blvd. is an eight-foot-masonry fence with columns a
minimum (although the Details drawing states "maximum") of 10 feet
and a maximum of 50 feet on center. Detail drawings of the screening
along Lake Vista Drive are also brick, and transitions in height from
eight feet to six just east of the main entry along Lake Vista Place.
There is some confusion on the Details exhibit regarding how far the
brick wall continues to the east. There are conflicting notes on the
Details Plan with both brick and decorative metal fencing called out on
the drawing. Staff recommends the brick screening wall continue to at
least the eastern intersection of Snowshill Drive/Lake Vista, as several
townhouse units back up to Lake Vista Drive, and units that back to a
dedicated street are required to have a solid screening wall adjacent to
the street right-of-way. The Plan also indicates a four-foot decorative-
metal fence will be placed between the south property line and the levee.
We believe that fence extends the entire length of the south property
line, although the Layout Plan shows it falling short of extending to Lake
Vista Drive. How far that fence goes also needs to be defined. The
submittal includes 78-guest parking scattered throughout the project and
meets the requirement for guest parking.
The Landscape Plan is in general conformance to the Ordinance. One
error on the Landscape Plan relates to plant material. The plant
materials list calls for 75 Leland Cypress trees to be planted on-site, yet
the Plan itself does not identify where they are to be located. The Plan
shows Elderica Pines planted on-site, yet the plant list does not include
this tree. It is possible that the applicant has confused his plant material,
and clarification needs to occur. In addition, there is a note on the
Landscape Plan stating that two trees to be provided each lot will count
against the mitigation fee. That is not the case, individually planted trees
on lots are not counted as mitigation credits.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
There are a number of issues to be resolved with this case, as stated above. Staff can,
however, recommend APPROVAL of this case, subject to the following conditions:
Page 4 of 6
Item//9
SITE PLAN
1. Variance from street spacing requirements of the Subdivision
Ordinance.
2. Most street names must change to avoid duplication.
3. Revise the Plan to indicate 23 common areas, not 22.
4. Revise thc Plan to show this is a155-1ot-subdivision -- remove one
unit.
5. Consider variable setbacks on units facing Snowshill Trail.
LANDSCAPE PLAN
1. Clarify plant materials list and plants shown on Plan.
2. All parking lots must be screened from r-o-w by a minimum 30"
hedge.
3. Revise mitigation fees.
4. Remove note indicating trees planted on lots are mitigated.
5. Provide landscaping for the median at the eastern entry.
6. Provide base landscape planting adjacent to the brick-screening wall
along MacArthur and Lake Vista.
ELEVATIONS
1. Add "25-foot-wide lots" to Sheet 3, and show unit separations on
elevations.
2. Add "30-foot-wide lots" to Sheet 4, and show unit separations on
elevations.
3. Remove "allowable height 35' from grade to mid line of roof" from
Sheet 3 and 4, and state maximum height will not exceed 35 feet.
4. Change Stanton street name on Sheet 5.
LAYOUT PLAN
1. Clearly label type of fencing along length of Lake Vista Drive.
2. Clarify location of 4-foot-metal fencing along south property line.
DETAILS Sheet
1. Change note on Plan to indicate a minimum column spacing of 10
feet, not maximum spacing.
2. Provide brick columns in conjunction with the decorative-metal
fencing.
If the zoning request is approved, a motion to amend the Comprehensive Master Plan needs to be
made, changing the land use from mixed use to medium density residential.
ALTERNATIVES
1)
Page 5 of 6
Recommend approval of the request
Item # 9
2)
3)
4)
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1)
2)
3)
4)
5)
6)
7)
8)
9)
10)
PD Regulations Development Standards (5 pages)
Letter from City of Lewisville Engineer
Departmental comments (Engineering)
Site Plan
Amenity Center Site Plan
Tree Survey/Mitigation Plan
Layout Plan (2sheets)
Landscape Plan (2 sheets)
Details Sheet-fencing and brick wall details
Elevations, Color Elevations of Buildings and Entry Tower (3 sheets)
Page 6 of 6
Item#9
Exhibit "A"
VILL ,S AT ;14.e VISTA
Planned Development Regulations
Development Standards
Engineer/Surveyor/Planner:
Dowdey, Anderson and Associates, Inc.
5225 Village Creek Drive
Suite 200
Plano, Texas 75093
(972) 931-0694
(972) 931-9538 Fax
Developer/Applicant:
Wakeland Property Company
17480 Dallas Parkway
Suite 217
Dallas, Texas 75287
(469) 916-5812
(972) 931-5156 Fax
Owner:
Centex Land Holdings, LP.
2728 North Harwood
3rd Floor
Dallas, Texas 75201
(214) 981-6579
(214) 981-6903 Fax
July 1,2004
Mr. Ken Griffin, P.E.
City of Coppell
255 Parkway Boulevard
Coppell, Texas 75019
RE: Proposed Villas at Lake Vista in the City of Coppell
(Southeast Corner of Lake Vista Drive and MacArthur Boulevard)
Dear Mr. Griffin:
In a meeting with Mr. Daniel Heischman of Dowdey, Anderson & Associates, Inc., we
discussed a tract in the .City of Coppell that needs coordination with the City of
Lewisville for street and storm drainage connections within the Lake Vista Drive right-of-
way. Mr. Heischman stated that the subject project is in the preliminary stages with the
City of Coppell and that the City of Lewisville will need to issue a "letter of permission"
for the project to proceed, n order for the City of Lewisville to respond to this request, a
fu set of detailed construction plans will need to be submitted by the City of Coppell
with a letter outlining what is being requested from the City of Lewisville.
If you have any questions or comments, please feel free to contact me at 972-219-3492.
Assistant City Engineer
C:
Steven Bacchus, Assistant City Manager
Eric Ferris, Director of Community Development
T.S. Kumar, P.E. City Engineer
Daniel L. Heischman, Dowdey, Anderson & As.,.,.,.,.,.,.,.,.,~)ciates, Inc.
File
P.O. Box 299002
Lewisville Texas 75029-9002
DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM-:
PD-202-TH-L Villas of Lake Vista, zoning change request from HC
(Highway Commercial) to PD-202-TH-1 (Planned Development-202-
Townhouse-1) to allow the construction of 157 townhome lots and 13
common areas on approximately 22 acres of property located south of Lake
Vista Drive, east of MacArthur Blvd., at the request of Wakeland Property
Company.
STAFF REP.: Gary Sieb PROJECT ID# PD-04~0029
DRC DA TE: June 24, 2004 attd July 1, 2004
CONTACT: Kenneth M. Gr¢fin, P.E., Dir. of Engineering/Public Works 972/304-3686
Also see comments under Preliminary Plat for this case.
Site Plan -
1. If the intent is to abandon the 10' utility easement reservation along the south side of the site,
that should be indicated on the plat. The city will need a copy of the filed abandonment
documents.
2. If the "variable width utility ea ' ·
sement along the south side oft~e site is to be abandoned per
this plat, it should say so on the plat.
3. Sidewalks will need to be constructed by the developer along MacArthur, Lake Vista and
adjacent to all common areas.
4. Street light locations shown here are subject to review and approval by Oncor Electric/TXU.
.4dditional comme~tts may be forthcoming during the full engiaeering review.
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