Magnolia Park-CS 910701 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: ZC-531
P & Z HEARING DATE: July 1, 1991 (Special Called HearinG)
C. C. HEARING DATE: July 23, 1991
LOCATION:
AlonG the north and southwest corner of Denton Tap Road and
S.H. 121 Bypass.
SIZE OF AREA: 164.39 Acres
REQUEST:
Approval of a zoning change request from (HC) HiGhway
Commercial and (LI) LiGht Industrial, to (SF-12)
SinGle-Family-12 on 41.2 acres, (SF-9) SinGle-Family-9 on
41.87 acres, and (SF-7) SinGle-Family-7 on 81.30 acres.
SPECIAL NOTE: Based on a letter received June 26, 1991
(attached) the applicant now requests (PD-SF-7) on the
property north of the 121 Bypass.
APPLICANT:
Thompson Interests, Inc.
8333 DouGlas Avenue
Suite 1510
Dallas, Texas 75225
(214) 369-5200
Nathan Maier EnGineers
Mr. Peter Staks
8800 N. Central Expwy.
Dallas, Texas 75231
(214) 739-4741
HISTORY:
This 165 acre tract is commonly referred to as the
"MaGnolia Land", and was zoned for (LI) and (HC) use in
April of 1988. On May 16 by unanimous vote, the Planning
Commission recommended denial without prejudice of this
case. At the June 11 Council meetinG, Council unanimously
denied without prejudice this case. On June 20 the
Planning Commission recommended a special hearing be called
on 3u1¥ 1 to reconsider this request.
TRANSPORTATION:
Denton Tap Road is projected to be a six-lane divided
thoroughfare within a 120' riGht-of-way; it is currently a
two-lane marginal road in a variable width riGht-of-way.
State HiGhway 121 Bypass is proposed to diagonally bisect
this land area within an approximate 450' riGht-of-way
encompassing approximately 28 acres of land.
ITEM 5
ZC-531 STAFF REPORT
Page 2
SURROUNDING LAND USE ~ ZONING:
North - Vacant Lewisville property, zoned for (LI) uses
East - Vista Ridge Development; zoned (HC) & (LI)
South - Andrew Brown Park, zoned (TC)
West - Vacant, zoned (R)
COMPREHENSIVE PLAN:
The Comprehensive Plan suggests mixed use and park land, no
multi-family development; highway oriented commercial uses
along the 121 Bypass.
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 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, cost of
improvements would not exceed $300,000.00 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-FP). In analyzing the current proposal, it appears
that the 30 acre park site is projected for (SF-12)
zoning. Staff would recommend retaining the {PD-SF) 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. The developer is now
proposing a 50 foot wide landscape "buffer" to isolate the
residential uses from 121. Initial plans show an 8' tall
berm with landscaping on top, lots that back to 121, a 15
foot alley right-of-way, and solid screening --- all as an
attempt to mitigate noise, pollution, poor views and other
nuisances typically associated with these types of highways.
ZC-531 STAFF REPORT
Page 3
Staff is not convinced this treatment will resolve the
problem, and would prefer the (HC) zoning remain adjacent
to 121 on both sides.
For the most part, staff supports the residential request
on the south side of 121, provided an adequate buffer is
placed along the Bypass. Staff opinion reflects that an
(HC) buffer is more appropriate than the general, and
rather rudimentary, landscaping plan we have reviewed.
That is not to say that landscaping could not buffer the
highway, but that the proposal submitted is not nearly
comprehensive enough to garner serious review or support.
Another concern is the lack of planning exhibited by the
park proposal submitted by the applicant. The proposed
lakes adjacent to Denton Creek, coupled with those lakes
already committed at the Community Park and the Lake Park
subdivision, result in water oriented "over-kill" This
City needs land for park purposes, not water purposes. The
lakes can be difficult to maintain, take up valuable park
land area, and do not reflect the original park plan
submitted on this 30 acre site. The original park plan was
much more community oriented and should be retained.
The requested rezoning north of 121 is much more
problematic. The property rises as one continues to the
north, thus negating the value of any screening buffer; the
prevailing winds blow from southeast to northwest, thus
accelerating noise and pollution problems. In addition,
land north of Coppell in Lewisville is zoned (LI), and
Lewisville planning staff has raised very real concerns
regarding transitions from residential to industrial usage
along a 15 foot alley right-of-way, let alone the use
problem inherent between residential and industrial
properties. The proposed rezoning north of 121 does not
make good land use sense, nor does it comply with the
Comprehensive Plan.
One final staff comment. Asking for straight zoning on 200
acres of land - as was originally submitted - is almost
unheard of in this day and age. There are too many issues
to be resolved, the requests are very complicated, the
assurance of good development is increasingly difficult to
~uarantee. How, for example, are we convinced that
"proper" landscaping, buffering, and park development
results through the zoning application before the City? We
have no comfort in the fact that this developer is "ready
to go". So too were Lincoln and Magnolia. Without
written commitments on the part of the developer that
revisions suggested by staff and Commission will be carried
out, particularly as these concerns relate to land use,
ZC-531 STAFF REPORT
PaGe 4
density, park planninG, highway buffers, screeninG, etc.,
we have little comfort in the Generalization contained
within this zoninG application.
The original zoning request showed (SF-7) and (HC) north of
121, the most recent request changes the (SF-7) to a (PD),
but the reason for the change is not clear to staff.
AlthouGh we would prefer planned development zoning on the
entire 200 acre parcel, the applicant has elected to only
include the northern parcel.
When all is said and done in our analysis of this request,
the staff position is:
1. Deny (SF-12) zoning on the 30 acre park site, retain
PD (FP),
2. Retain the original park concept plan and $300,000 +
amenity package commitment submitted in the earlier
zoning requests,
3. Approve (SF-12) zoning on residential lots adjacent to
the park,
4. Retain (HC) zoning on the 4.67 acre parcel at the
southwest intersection of the 121 Bypass and Denton
Tap Road,
5. Insure the streetscape ordinance is vigorously
followed along 121 and Denton Tap,
6. Grant a change of zoning from (LI) to (SF-9) to within
200 feet and parallel to the 121 Bypass riGht-of-way
line the len§th of "Park Estates South",
7. Deny (SF-9), retain (HC) within the 200 foot depth
called out above,
8. Deny (SF-7), now proposed to be (PD-SF-7), retain (hi)
& (HC) as currently zoned on the parcel north of the
121 Bypass.
ALTERNATIVES:
1) Approve the zoninG request
2) Deny the zoning request
3) Modify the zoning request
ATTACHMENTS:
1] Zoning Plan
2) Park Plan
3) Park Improvement Costs
4) Applicant letter requesting PD zoning
ZC531STF
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
$312,455 +
NDk
June 2~, 1991
Mr. Gary Sieb
Director of Development
P.O. Box 478
Coppeli, Texas 75019
NATHAN D. MAIER
CONSULTING ENGINEERS, INC.
Re: Park F.~tates
NDM No.: 91-$-28
Dear Mr. Sieb:
Per Plnpnlng and Zoning Commission recommendetions, Mr. Bill Thompson has agreed to provide a site plan
for the north side of Park Estates for PD SF-7 approval While the PD-7 regulations are all met and ~__~__ed
by all lots, in faa Mr. Thompson agrees to the following stipulations:
Minimum Setback'x:
Minimum Lot Size:
Minimum Lot Width:
Minimum LOt Depth:
M!p!mum Dwelling Size:
Per SF-7 Regulations
SF-7 - 7,000 sq. ft.
Park Estates - 7,450 sq. ft.
SF-7 - 65 feet
Park Estates - 65 feet
SF-7 - 100 feet
Park Estates - 115 feet
SF-7 - 1,200 sq. ft.
Park Estates 1,600 sq. ft.
It is important to note that, due to the curvilinear design of the phn, most lots will significantly exceed the
above minimum lot dimensions.
As a matter of fact, a~et/deducting all street right-of-ways, slley fight-of-ways, Denton Tap right-of-way
dedication, the landscape area on Denton Tap, as well as the 50' landscape buffer stretching along proposed
Highway 121, the net area divided by the proposed 255 lots yields 9,976 square feet ~ lot!
If one adds the south Park Estates average lot exceeding 16,000 square feet per lot to the northern lots, the
average overall Park Estates net land devoted to lots exceeds 12,150 square feel Pre~ platting for the
south side (submitted for appFoval), plus north side PD site plans submitted herein, confirm these lot sizes
and requiremenm
We look forward to working with you, the Planning and Zoning Commission, and the City Council in
favorable approval of Pnrk Estates.
NATHAN D. MAIER
Mike Daniel, P.E, R.P.LS.
CMD/rdp
Three NorthPark/8800 N. Central Expwy./Suite 300/Dallas, Texas 75231/(214) 739-4741
EXERCISE STATION
LOW WATER CROSSING
LL COMMUNITY PARK
;SIBLE BRID~E'.
~ ADDII'IOI
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PICNIC