Staff comments re PD OutlineVista Point II/MacArthur Ridge
PD Outline - City of Coppell
PD-199-HC
Page 1 of
February 20, 2004
PLANNING STAFF'S COMMENTS/RESPONSES_
VISTA POINT II/MACARTHUR RIDGE PD-OUTLINE
The following is a request for the establishment of a planned development, known as a
PD-199-HC located on the southwest comer of SH 121 and MacArthur Boulevard being
approximately 25 acres (the "Planned Development" or "PD"), currently zoned
Highway Commercial (HC) in the City of Coppell, Texas, Exhibit "A'. The
establishment of the Planned Development as described herein will deviate from the
City of Coppell Zoning Ordinance requirements as
follows:
I. LANDSCAPE AND TREE MITIGATION
The proposed Planned Development entails the elimination of the ten-
foot (10') landscape setbacks between interior property lines on the
following Tracts to allow for shared points of access:
Retlue_stm, e;v_a.~Lance t0 12-34-8~ perimeter Land~c~a~e re~luirements
Tract 1, 2, 3, 4, 5, 6, and 7
The Planned Development will continue to meet all other perimeter
landscape buffer requirements along street frontages and along the
Residential Adjacency.
The proposed Planned Development provides that Tree Retribution for
the site will be applied towards the total 25 acre parcel and not on an
individual Tract-by-Tract basis. Tree Retribution for all protected trees
that are removed will be mitigated by new tree plantings of either -
increased caliper inches or individual trees in Lieu of the 50% tree
planting and 50% monetary payment. Thee are increasing the on-site
landscapin~g instead of contributing tothe cit~_-wide retribution fp~nd.
This has been done on nther large projects, $o_a precedent has been set,
however, it is still a variance to spread their retribution over several
The proposed Planned Development provides that landscaping
requirements will be calculated on the overall acreage of the Planned
Development as opposed to a Tract -by-Tract basis. This is a variance to
the Landscap~ ~Ordinance, however could be considered virtue of this
being ~ P~ how_t, ver no!finally, each individual tract would .be. r_e_q_u~rgO
to p~eet 13~! p~}h~ _~ nimum land scapE;__e.q~irement per tract but also
the t~e~ pr~e~v~ti~n.~re~aration.
II. MASONRY REQUIREMENTS
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PD Outline - City of Coppell
PD-199-HC
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A. The proposed Planned Development entails a reduction in the 80%
masonry exterior requirements (Article 22, Section 12-22-0 of the current
Highway Commercial Zoning District) for Tract 1 and Tract 2 only.
Masonry will be defined as brick or stone of earth tone colors. The revised
masonry percentages on Tract 1 and 2 will be as follows:
i. 35-40% Masonry on Front elevations
ii. 25-30% Masonry on the Side elevations
iii. 0% Masonry on the Rear elevations
'l'h~ ~ si~gnificant variance to Article 12-22-5 of the Zoning Ordinance,
which requires 80% masonry, no el~va_tion__s a_~e i_n~o ~mdoliance with 1/2 the
rec~uired masonry.
Additionally, awnings may be constructed of canvas, metal or other city-
approved material, so long as materials are primed, painted and or
otherwise conditioned to minimize future maintenance and prevent
rusting.
This is also variance t~? Article 12-22-5.5~ whickprohihits_ m_e~_al_c_an~opie~,
III. INTERIOR SETBACKS
A. The proposed Planned Development entails the elLm]nation of the ten-
foot (10') side-yard and rear-yard building and landscape setbacks
between the interior property lines for the following Tracts:
Tracts 1, 2, 3, 4, 5, 6, and 7
Th_is is a variance tsz Ar _ti_cle 12-~4-8(c) Perimeter Landscape. req~uirements
The Planned Development will continue to meet all other perimeter
landscape buffer requirements along street frontages and along the
Residential Adjacency.
IV. USE REGULATIONS
A. The proposed Planned Development will comply with the use
regulations set forth in Article 22, Section 12-22-1 of the current Highway
Commercial Zoning District; however, in entails approval of the
following uses which are either not currently defined as of the date of this
submittal or permitted only per Special Use Permit (SUP):
Tracts 1 and 2 (only):
i. Limited Assembly and Manufacturing use, and
Warehouse/Distribution use shall be permitted uses as
defined herein.
ii. Warehouse/Distribution use shall be defined as, "A use
devoted to storage, warehousing and distribution of
goods, merchandise, supplies and equipment. Accessory
uses not considered to be part of the storage and
warehouse area may include retail and wholesale sales
area, office, sales offices, research and development, and
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PD Outline - City of Coppell
PD-199-HC
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February 20, 2004
iii.
display areas for products sold and distributed from the
storage and warehousing areas." Parking for ail herein-
defined accessory uses shall be provided, on a gross
square-foot basis, in accordance with Section 12-13-6 of the
Coppell Zoning Ordinance, a copy of which is attached as
Exhibit "B".~ ~N~wly defh~ed u~es)
The "storage and warehousing areas" of the
warehouse/Distribution use shall not exceed thirty
percent (30%) of the total aggregate square footage of
building area for each respective Tract.
This "ties down" the warehous~ ~ ~to_rage areas as being
limited to 30?/° Of 210,000 which is 63,000 square feet of
warehous~ m~d ~tprage: twg.~n_fi~ buil~d~n~gs could be 90%
warehousing {figst two coo_st~u_cted?) This also does not
a~dr~ps th~ ~ for 9ssen3bly and manufacturine~_ Limited
Assembly and Manufacturing use shall be defined as, "The
assembly, repair, disassembly and manufacturing of
finished products or parts from previously prepared
materials and parts. Fabrication may be used in limited
form to shape or define the final product, but shall not
comprise the primary activity of such operations. Basic
industrial processing which transforms raw materials into
a new substance, compound, or product is not permitted.
Excluded uses include, but are not limited to, meat
packing, chemical and petroleum processing and
manufacturing, and foundries."
Service doors for the respective buildings may be either
drive-in (grade level), double personal doors, or dock high.
The dock high service doors shall not exceed a ratio of one
(1) dock high door for every eight thousand (8,000) square
feet of the total aggregate building square footage of each
respective Tract.
The rear buflclh!g elevations rev_iewed by staff and P&Z
did not indicate an~ dock high doors, with this ratio,
there is21~otentia111 dock high doors in Tract One and
addit~mal:15 on Tract Z
Tract 4 (only): It appears that they are req_ue~tdtn4~ that these uses be~permitted b~v
~ight - iostead of SUP ~ c~rr¢~_t!y ~reqmred.
i. Automobile Repair Garage (no outside storage of vehicles)
ii. Gasoline Service Station
iii. Grocery and Convenience Store
Tract 3, 5, 6, and 7(only):
i. Restaurant use which shall not exceed an aggregate total,
for all four (4) tracts, of 19,600 square feet.
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PD-199-HC
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Restaurants are oot permitted by right in a~ Zoni_og District in the City o_f
Cops*elL
All other uses defined in Article 22, Section 12-22-1, of the current Highway
Commercial Zoning District, a copy of which is attached as Exhibit "C', shall be
considered allowable uses.
V. $IGNAGE
A. Signage Regulations for this proposed Planned Development are attached as
Exhibit "D'.
i. The side yard setback shall be reduced by five (5) feet from seventy-five
(75) feet to seventy (70) feet such that Tract 3 shall be entitled to a monument
sign along S.H. 121. We dp m~t u_nder~tand_w_h_y ~ey need this variance.
ii. Tract 4 will be allowed two (2) monument signs each of which will display
the name of both the convenience store and the automotive service center.
This isa variance to Article 12-29-4.2 that Would lilnit the number of
monument si~ns on this lot to one 60-square foot sign:
EXHIBIT "A"
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PD-199-HC
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This is a duplication of the provisions of the re..eulations in the Zoning Ordinance.
~o~st _of thes~ us~ aEe npLpermitted or appropriate within this PD. If included in this
PD, this list needs to be re~ise~ t~ ~n~refle~t~rol?osed uses.
EXHIBIT "B"
Sec. 12-31-6. PARKING REQUIREMENT BASED ON USE.
In all districts there shall be provided at the time any building or structure is erected or
structurally altered, off-street parking spaces in accordance with the preceding
provisions and in
accordance with the following requirements:
1. Auto laundry: One space per 500 square feet of gross floor area.
2. Bowling alley: Six parking spaces for each alley or lane.
3. Business or professional office, (general): One space per 300 square feet of gross floor
4. Church or other place of worship: One parking space for each three seats in the main
auditorium.
5. College or university: One space per each day student.
6. Community center, library, museum, or art gallery: Ten parking spaces plus one
additional space for each 300 square feet of floor area in excess of 2,000 square feet. If an
auditorium is included as a part of the building, its floor area shall be deducted from the
total and addifional parking provided on the basis of one space for each four seats that it
contains.
7. Commercial amusement: One space per three guests or one space per 100 square feet
of
gross floor area, whichever is greater.
8. Dance hall, assembly or exhibition hall without fixed seats: One parking space for
each
100 square feet of floor area thereof.
9. Day nursery: One space per ten pupils.
12. Furniture or appliance store, hardware store, wholesale establishments, machinery or
equipment sales and service, clothing or shoe repair or service: Two parking spaces plus
one additional parking space for each 300 square feet of floor area over 1,000.
13. Gasoline station: Minimum of six spaces.
cack bcd.
15. Hotel: One parking space for each one sleeping rooms or suites plus one space for
each
200 square feet of commercial floor area contained therein.
16. Library or museum: Ten spaces plus one space for every 300 square feet.
17. Lodge or fraternal organization: One space per 200 square feet.
18. Manufacturing or industrial establishment, research or testing laboratory, creamery,
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PD-199-HC
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bottling plant, warehouse, printing or plumbing shop, or similar establishment: One
parking space for each employee on the maximum working shift plus space to
accommodate all trucks and other vehicles used in coimection therewith, but not less
one parking space for each 1,000 square feet of floor area.
19. Medical or dental office: One space per 175 square feet of floor area.
feet
24 .................. ~ ............. t ............................... r'~" addi~ona! zpaccz as
22. Mortuary or funeral home: One parking space for each 50 square feet of floor space
slumber rooms, parlors or individual funeral service rooms.
23. Motel: One parking space for each sleeping room or suite plus one space for each 200
square feet of commercial floor area contained therein.
feet
c-r .............. ~.L.~ floor for i'-'4 ........... ......................... ..o, ....,... ~ ........ "; ........... o ~ .............. r ....... ~. ~ nan ~quare feet of lot area
26. Private club ........ ; .... or go~ club: One parking space for each 150 square feet of
floor area or for every five members, whichever is greater.
27. Retail store or personal service establishment, except as otherwise specified herein:
One
space per 200 square feet of gross floor area.
28. Restaurant, night club, cafe or similar recreation or amusement establishment:
One parking space for each 100 square feet of floor area.
Where drive-through facilities are provided, there shall be a minimum of five stacking
spaces behind the first point of order. Stacking/queuing shall not be permitted in a
designated fire lane.
........... o ~r hoardin ~uze: £~e ....
~' t ........ & :;pace for each o~
.... r'**'o room.
- r .... t ..... . ............... orea-e~-
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PD-199-HC
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33. Theater, auditorium (except school), sports arena, stadium, or gymnasium: One
parking
space for each three seats or bench seating spaces.
35. Technology equipment facility: One space per 2,500 square feet of gross floor area
devoted to technology or computer equipment, plus additional parking as required in
section 12-31 for all accessory uses, such as office, meeting or technical workspace.
(Ord. No. 91500; Ord. No. 91500-A-322, § 1, 4-9-02; Ord. No. 91500-A-331, § 1, 8-13-
02; Ord. No. 91500-A-334, § 2, 8-13-02)
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EXHIBIT "C'
This is also a duplication of the~provision~ _of th~' ZcttLng Ordinance.
ARTICLE 22. "HC" HIGHWAY COMMERCIAL DISTRICT REGULATIONS
Sec. 12-22-1. Use regulations.
A building or premise shall be used only for the following purposes:
1. Any use permitted in the "O" office district. (See section 12-22-2 for exceptions).
2. Any use permitted in the "R" retail district.
3. Temporary amusement activity (approved by city council resolution).
4. Exhibition hall.
5. Equipment sales.
6. Hotel or motel.
7. Newspaper printing.
8. Radio, television or microwave receiving dish (subject to screening regulations; see
section 12-33-1).
9. University, college, or parochial school and related facilities.
10. Manufacturing and industrial plants including the processing or assembly of parts
for production of finished equipment, where the process of manufacturing or treatment
of materials is such that only a minimum amount of dust, odor, gas, smoke, or noise is
emitted and that none of the lot or tract issued for the open storage of products,
materials or equipment.
11. Any use permitted by special use permit, as listed in sections 12-30-7, 12-30-8 or 12-
30-9. (See section 12-22-2 for exceptions).
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EXHIBIT "D'
VISTA POINT II/MACARTHUR RIDGE PRELIMINARY SIGN CRITERIA
O~erall comment on sign criteria - need to revise and limit to the applicable
provisions of the Sign Ordinance and v~tia~ccs b~'ing re_~t~est_ed~s(~a_mp~le
comments are included).
The purpose of this sign criteria is to create a graphic environment which is individual
and distinctive in identity for the Tenant and also compatible with other signs in the
center. The total concept should give an impression of quality and professionalism and
instill a good business image. Lettering shall be well proportioned, and its design,
spacing and legibility shall be a major criterion for approval.
The following specifications are to be used for the design of tenants' signage; however,
in all cases final written approval must be obtained from the Lessor prior to the
manufacturing or installation of any signage. Lessor shall make all final and controlling
determinations concerning any questions of interpretation of this sign policy.
REQUIRED SIGNS
1. Tenant shall identify its premises by erecting one (1) facia sign which shall be
attached directly to the building fascia as described hereinafter. Subject to the
restrictions under "Size of Sign: below, for buildings and leaseholds with one (1)
front faqade, (front faqade being defined as the building surface directly facing a
dedicated street, or where street frontage does not exist, it shall be defined as the
width of the lease space which contains the main entry), attached signs located at a
height of 36 feet or less are permitted a maximum aggregate effective area equal to
one-square foot per lineal foot of leasehold frontage, as applicable, or 300 square feet,
whichever is less._ (oer Zonine Ordinanc~
2. Tenant shall install approved signage no later than thirty (30) days after receipt of a
certificate of Occupancy..(Does not in volve city: should not be part o. f PD)
TYPE OF FASCIA SIGN
Non-illuminated or reverse lighted individually pin mounted channel letters.
SIZE OF SIGN
1. Depth - 5 ¥2"; height - not-to-exceed 36'. Multiple Rows - not-to-exceed 36" in total
height including spaces between rows. Minimum Letter Size - 10".
2. In any case the overall length or spread of the sign cannot exceed 70% of the total
linear measurement of the main entry storefront of leased space or 40'-0", whichever
is less.
3. In the case of an irregularly shaped sign or logo sign with letters and/or symbols
directly affixed to the wall of a building, the area of the sign shall be the entire area
within a single continuous rectilinear perimeter of not more than the proportional
maximum height and width limitations noted above.
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PD-199-HC
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TYPE OF SIGN
1. Lessor will have final review over letter font, style and height.
2_. Logos in addition to signage must be approved. They must be proportionate to
height of fascia and sigr~L~jgn Ordinance limits loges to 20% of the area Qf t~
qign.
3. Box type signs will not be allowed.
COLOR
1. Colors are sul~ect to approval by Landlord or its representative.
2. Matte is finish required.
3. Colors are limited to white, ivory, or black. Limited logo color variation maybe
allowed at Landlords and City of Coppell discretion.
CONSTRUCTION OF LE~I'ERS
1. Returns and Fronts - .063 aluminum gauge (minimum)
2. Back of letters shall have a minimum of 1/8" clear Plexiglass face.
3. No exposed trim caps are permitted
4. Letters are to be pin motmted 1" off building fascia.
5. U.L. label is required.
ILLUMINATION AND WIRING
1. If illuminated individual letters are to be backlit with neon tubing, such tubing must
be concealed in the letter and project the light source back on the building fascia.
2. Secondary Wiring - All transformers and secondary wiring are to be concealed
behind parapets or within soffits.
3. Electrical power shall be brought to required location at Lessee's expense. Routing of
conduit shall be below roof deck and not visible.
PLACEMENT AND INSTALLATION
General Notes
1. Tenant signage shall be as close to a center-of-frontage location as possible, subject to
allowance for comer positioning.
2. Attachment of signage is to be U.L. approved. No exposed wiring is permitted.
3. All fasteners used are to be non-corrosive stainless steel.
4. Tenant will be responsible for all damage to the building incurred during sign
installation and removal. Tenant is responsible for painting needed to correct fading and
must patch and paint holes in the fascia caused by signage attachment and wiring upon
Lease termination.
SUBMITI'AL FOR APPROVAL
1. Prior to awarding a contract for fabrication and installation, Tenant shall submit
three (3) scaled drawings for final review to Lessor. No construction may occur until
Lessor has approved acceptable drawings and specifications.
2. Elevation of building fascia and sign shall be drawn using a minimum 1/4" = l'-O'
scale.
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3. Drawing shah indicate the following specifications: Type, color, and thickness of
Plexiglass, type of materials, color and finish used on front and return, type of
illumination and mounting and wiring methods. Tenant's sign contractor shah first
visit the site to verify existing conditions prior to preparation of drawings and
specifications; information needed to prepare submittals shall also be obtained
during the visit.
4. Drawings must include fascia cross section showing electrical connections.
PERMITS
All city permits and approvals from the City of Coppell are required prior to sign
fabrication.
TRAILER SIGNS OR TEMPORARY SIGNS WILL NOT BE PERMITYED.
THE FOLLOWING ARE NOT PERMri'i'ED
1. Roof signs or box signs
2. Exposed seam tubing
3. Animated or moving components
4. Intermittent or flashing illumination
5. Iridescent or fluorescent painted signs
6. Letters mounted or painted on illuminated panels
7. Signs or letters painted directly on any surface except as herein provided
8. Signs installed or placed along perimeter of shopping center
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