Gibbs Station 2-CS 911017 (2) CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-122 - (GIBBS STATION ADDITION, PHASE TWO)
P & Z HEARING DATE: October 17, 1991
C. C. HEARING DATE: November 12, 1991
LOCATION: Alon§ the east side of MacArthur Boulevard, and north of
VillaGe Parkway.
SIZE OF AREA: 12.2 Acres, 53 sinGle-family lots.
REQUEST: Approval of a zoning change from (MF-2) Multi-Family-2, to
(PD-SF-0) Planned Development SinGle-Family-0.
APPLICANT: Heath & Knight Properties Dan Dowdey & Associates
(Developer) (EnGineer)
Mr. Hammond Heath Mr. Bill Anderson
16660 Dallas N. Parkway 16250 Dallas Parkway
Suite #1400 Suite #100
Dallas, Texas 75248 Dallas, Texas 75248
(214) 248-9190 (214) 931-0694
HISTORY: There is no recent zoning history on this tract.
TRANSPORTATION:
MacArthur Boulevard is shown as a six-lane divided
thoroughfare (P6D), contained within a 110' riGht-of-way,
it is currently a 4-lane divided street; Allen Road is a
local street.
SURROUNDING LAND USE & ZONING:
North - single-family & park land; zoned SF-0, SF-12-SUP
and MF-2
South - Vacant; zoned MF-2
East - Vacant; zoned MF-2
West - Vacant; zoned TH-1
COMPREHENSIVE PLAN:
The Comprehensive Plan shows low density single-family
useaGe.
ITEM 9
ANALYSIS: Down zoning from (MF-2) to single-family is generally
supported by staff, even more so when the Comprehensive
Plan suggests a use reflected by the zoning application.
What troubles us here is the "gimmick" used to reduce side
yards, and the application of (SF-0) development standards
to raise denisty. As clearly explained in the PD section
of the zoning ordinance, in any PD, a maximum of 35% of the
lots may reflect less than (SF-7) development standards.
Thus, in this case, of the 53 lots proposed, 19 lots could
have less than 25' front yards, 8' side yards, and greater
than 40% coverage.
This request suggests all lots have a 20' front yard
setback, and 6' side yards. Simply stated, the zoning
ordinance does not allow such a development in a P.D. What
is evident here is the fact that the applicant wants to
build free-standing single-family units on lots of less
than 7000 square feet (typical average lot size is 5720
square feet). The only zoning district which allows this
product is (SF-0). The complicating factor is that (SF-0)
also mandates a zero side yard on one side of the
residential structure. A zero lot line product is not
selling in the market place today, hence the developers
desire to ask for a center load structure.
Staff can not support this zoning request. The developer
needs to determine whether he wants a true PD or a true
zero lot line development and proceed accordingly. Of the
two options, staff would favor a legal PD or (SF-7)
application. Such a proposal would allow approximately 45
lots, would be more in keeping with reasonable density
standards, and would discourage any future use of the PD
gimmick, a point which was clearly stated by Council at
their first meeting in October.
ALTERNATIVES: 1) Approve the zoning change request
2) Deny the zoning change request
3) Modify the zoning change request
ATTACHMENTS: 1) PD Site Plan
2) Neighborhood Petition
PD122.STF