Magnolia Park-CS 920521P & Z HEARING DATE:
C. C. HEARING DATE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-127 (PARK ESTATES)
May 21, 1992
June 9, 1992
LOCATION:
The south side of S.H. 121 Bypass, and along the west side
of Denton Tap Road.
SIZE OF AREA: 85.02 acres proposed from 172 single-family lots.
REQUEST:
Approval of a zoning change from (HC) Highway Commercial
and (LI) Light Industrial, to (PD-SF-7, 9, & 12} Planned
Development Single-Family-7, 9, and 12.
APPLICANT:
Jim Sowell Construction Co.
(Prospective Purchaser)
Mr. Jim Sowell
4809 Cole Avenue
Suite #250
Dallas, TX 75205
(214) 522-3739
The Nelson Corporation
(Engineer/Planner)
Mr. Craig Curry
5999 Summerside Drive
Suite #202
Dallas, TX 75252
(214) 380-2605
HISTORY:
Approximately one year ago (July 1, 1991} Planning
Commission heard a request on 199 acres (of which this
application is the southern portion} for SF-7, 9, and 12.
At the Special Called Public Hearing the Plannin§
Commission approved (3-2) the request with fourteen
conditions. When the case went to Council on July 23, it
was denied without prejudice by unanimous vote.
TRANSPORTATION:
Denton Tap Road is projected to be a six-lane divided
thoroughfare within a 120' right-of-way (P6D): it is
currently a two-lane road in a variable width
right-of-way. State Highway 121 will be constructed at the
northern boundary of this request in a 450' right-of-way
encompassing approximately 28 acres of land.
ITEM 11
SURROUNDING LAirD USE & ZONING: North - vacant; HC
South - Andrew Brown Park; ?C
East vacant Vista Ridge area; HC, LI, C
West - vacant; R
COMPREHENSIVE PLAN:
Suggests mixed use and park land, no multi-family
development~ highway oriented uses along the 121 Bypass and
Denton Tap Road.
ANALYSIS:
The case history on this parcel needs to be reviewed, as
certain past developer volunteered obligations need to be
recognized and followed-through on, regardless of
subsequent zoning requests or applicants.
In 1985, Lincoln Property Company zoned a larger area of
this land office, retail and multi-family. During the
public hearing process, and later discussion with the Park
Board, a stipulation was placed on approximately 30 acres
of land that the 30 acres would be developed as a park,
(Areaa "C" of the plan before you) cost of improvements
would not exceed $300,000 of developer cost, and the land
would be zoned (PD-FP) adjacent to Denton Creek.
When Magnolia applied to rezone this property in 1988, they
agreed to the previously drafted conditions, and the
property was rezoned to (LI), {HC), with retention of
(PD-SF). In analyzing the current proposal, it appears
that the 30 acre park site is projected for (PD-SF-12)
zoning. Staff would recommend retaining the (PD-FP} zoning
and the monetary contribution agreement of the earlier
zoning requests (see Attached).
Although we are generally supportive of residential zoning,
the Comprehensive Plan clearly states that Denton Tap is a
"gateway" to the City, and should be developed in office
and highway oriented uses. This zoning proposal shows very
little (HC) zoning (which would accommodate the Master Plan
uses), and staff is concerned with residential zoning
immediately adjacent to the 121 Bypass and Denton Tap.
That is not to say residential zoning could not be granted
here, but buffering, berming, imaginative street planning
and landscaping would all have to be shown and evaluated
before we could support this request. This developer also
proposes a 50 foot wide landscape "buffer" to isolate the
residential uses from 121, and has submitted this request
as a conceptual PD which means details - if zoning is
granted - could be submitted to Planning Commission at a
later date, and up to six months from the initial
submission. Drawings have been included by the applicant
here to give the Commission some idea of how the buffering
along 121 might be accomplished. However, because this
is a conceptual plan, staff would caution Commission that
ma~or revisions could occur before detailed plans are
submitted for approval.
Beyond the history of this parcel, the concept vs. detail
site plan, and the monetary obligations attached to this
parcel, there are other considerations which must be
discussed. The concept plan suggesting lakes in the 30
acre park are discouraged by staff, and are not warranted
here. Although the circulation patterns and the allocation
of SF-7, 9 and 12 lots is to be commended (building sizes
are subject to discussion) the location of single-family
residential so close to 121 is of concern. Finally the
fact that every other request for rezoning on this parcel
over the last seven years has included the right-of-way
dedication for the 121 Bypass, and this application does
not, is bothersome to staff.
There are several positive elements to this proposal when
compared to the last one (see attachment). The circulation
pattern is more desirable, the reduction of lots adjacent
to the 121 Bypass is commendable, a more responsive concept
plan for the elements of the 30 acre park are
recognized. However, because the 121 Bypass issue is left
unresolved, the fact that this request still abuts a major
future highway with residential uses, and the fact that the
approval of a concept planned development does not
specifically tie-down the proposed uses, creates concern on
the part of staff regarding whether this projects is best
for the community. This proposal does not have merit, but
staff feels more detailed planning must be done before
warranting a positive staff response. Therefore, we would
recommend denial without prejudice of this request until
the concerns stated above are resolved, i.e., park plan,
circulation, residential use adjacent to 121, house size,
and the dedication of the Bypass right-of-way, etc.
ALTERNATIVES:
1) Approve the zoning change
2) Deny the zoning change
3) Modify the zoning change
ATTACHMENTS:
1) Zoning Exhibit
2) Conceptual Plan
3) Landscape Easement Plan
4) Park Plan
5) Park Improvement Cost Agreement
6) July, 199~ proposal
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PD-FP DEVELOPMENT AGREEMENT
When the original Lincoln Property zoning was approved, certain conditions
were agreed to regarding the PD-FP tract (approximately 30 acres). When
Magnolia rezoned the property three years later, these same conditions
were reiterated. The conditions:
Approximate Cost:
One picnic shelter
Six picnic tables ($375.00)
Six forged cooking grills ($400.00)
Ten trash cans ($60.00)
Six (10-12' high) antique fixture poles,
plus 34 jogging trail fixtures
One jogging trail (crushed stone)
Twelve exercise stations
Twenty acres of seeded Bermuda grass
One hundred shade trees (2-3" caliper)
Temporary irrigation to get plants started
Sixty ornamental trees (8' height average)
One pedestrian bridge (subject to CORPS & FEMA approval)
Clean-up and clearing
Erosion control
Appearance grading
Electricity and water to shelter
$20,000
2,250
2,400
600
34,000
27,000
8,000
55,000
23,000
17,000
(incl. in trees above)
42,000
15,000
20,000
15,000
2,800
$284,050
contingency 28,405
$312,455 +
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