Austin Place-CS 930318 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: ZC-547
P & Z HEARING DATE: March 18, 1993
C. C. HEARING DATE: April 13, 1993
LOCATION: The northeast comer of Moore Road and Sandy Lake Road.
SIZE OF AREA: 2.846 acres of land.
REQUEST: Approval of a zoning change request from (SF-12) Single-Family-12 to (C)
Commercial for future development.
APPLICANT: Barbara Austin REP: William Anderson
632 E. Sandy Lake Road Dan Dowdey & Associates
Coppell, TX 75019 16250 Dallas Parkway
Suite #100
Dallas, TX 75248
HISTORY: No recent activity on this parcel.
TRANSPORTATION:
This property is bound by Moore Road, which is a C2U, and by Sandy
Lake Road, a C4D/6. Sandy Lake is presently a two lane substandard
asphalt roadway, with furore plans for a four lane divided roadway
contained within a 110' right-of-way.
SURROUNDING LAND USE & ZONING:
North - vacant; SF-12 zoning (proposed PD-SF-7)
South - Retail Center; R zoning
East vacant; C zoning
West vacant & Day Care Center; MF-2 zoning
ITEM 6
COMPREHENSIVE PLAN:
The Comprehensive Plan shows a mixed use plan for this area, but
specifically excludes multi-family. The plan indicates a high intensity area
for office and retail. The tract directly to the north is included in the
mixed use area, and is owned by the same property owner, Barbara
Austin. Ms. Austin has submitted a PD plan for single-family
development on her adjoining parcel, which makes the request suitable
according to the plan.
ANALYSIS: Ms. Austin is requesting rezoning of this tract in order to comply with the
Comprehensive Plan which suggests a mixed-use for Austin Place. The
2.84 acre tract is the remaining parcel out of the overall 13.64 acre Austin
tract. The property to the north which is also owned by Austin, is being
presented separately as a zoning request for PD-Single-Family (PD-130).
A detailed site plan has not been submitted since this is a straight zoning
case.
A general overall view of the area, shows that commercial is a more
appropriate use of the property. This land is surrounded by commercial
zoning and commercial uses, consisting of a grocery store, day care
center, and a retail strip center. Another reason for favoring the rezoning
request is that Sandy Lake Road is the major east/west roadway through
Coppell, and a large volume of traffic will be traveling adjacent to this
tract making single-family inappropriate along the intersection of Sandy
Lake Road and Moore Road. Sandy Lake Road will become a four lane
divided thoroughfare in the near future. Dedication of right-of-way from
Sandy Lake and also Moore Road adjacent to the parcel will be required
when the platting of this property occurs.
A 45-foot wide gas line easement presently exists along the portion of the
property parallel to Moore Road. The applicant has been working on an
agreement with Lone Star Gas to ensure that minimal encroachment
occurs on the property.
Lone Star Gas suggests the use of Pavestone on the sidewalks along the
Austin property, however, this is not feasible due to the fact that a
concrete base must be poured for the best possible results of Pavestone.
Lone Star Gas wants the ability to gain access to their pipeline rather
quickly, but their proposed solution (Pavestone) requires the pouring of
concrete just as a sidewalk does. Since Pavestone is an unnecessary
expense to the developer, (which would eventually be passed on to
homeowners) and it is also not required by ordinance, staff is not in favor
of this request by Lone Star Gas.
In summary, staff recommends approval of the request because it complies
with the Master Plan and because of the surrounding uses, a zoning
change is warranted in order to allow suitable development for the area.
ALTERNATIVES: 1) Approve the zoning change request
2) Deny the zoning change request
3) Modify the zoning change request
ATTACHMENTS: 1) Zoning Exhibit
2) Letter to Barbara Austin from Lone Star Gas
zc547, stf
Lone Star Gas Company
RIGHT OF WAY DEPARTMENT 30~ S Hc~rwood St ' Dallc~s, Te×c~s 75201 5696
214-741-3711
March 1, 1993
Ms. Barbara S. Austin
P. O. Box 499
Coppell, Texas 75019
Re: Line F/l16
Austin Place Development
Moore Road
Coppell, Dallas County, Texas
Dear Ms. Austin:
A review has been made of your February 23 response letter to
our February 12 letter concerning the referenced development. The
following are a list of revised requirements provided by Lone Star
Gas Company Operations concerning this issue:
1. Sidewalk should be moved as close to the new proposed
back of curb as possible (no closer to the pipeline than
10 feet). Sidewalk should be pavestone.
2. Proposed screen wall should be no closer than 27 feet
from pipeline and should be constructed in such a way
that it can be removed quickly in case of emergency
excavation requirements. Plans for this wall must be
approved by Lone Star Gas Company before construction
begins.
3. Ornamental trees should be no closer than 10 feet from
the gas line.
4. Entry feature is not approved within the 27 foot wide
area east of the pipeline. One alternative would be to
mount the sign on the screen fence.
5. The water main, street crossings and storm sewers are
acceptable as previously stated in our letter of
February 12, 1993.
6. Absolutely no other utilities may parallel the gas line
within the easement.
7. Lone Star Gas Company will not be responsible for any
damage to improvements allowed within the easement.
Barbara S. Austin
March 1, 1993
Page 2
As a point of information and as suggested by Lone Star Gas Company
Operating personnel, please note the following:
As a result of new federal regulations, elaborate grading
and excavation is required whenever Lone Star Gas
performs work on the gas line. This situation might
result in an opening as wide as 30 feet to 50 feet at the
top of the ditch. If improvements are allowed within the
easement it becomes very difficult to abide by these new
regulations.
If we may assist further, please advise.
Cordially,
iav)'~C~omer
Right of Way Agent
DLC: rdg
cc: L. A. Janecka
Phil Sanders