Riverchase (4)-CS 910722 (2) CASE #:
P & Z HEARING DATE:
C. C. HEARING DATE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-118 (Riverchase Estates)
July 22, 1991
August 13, 1991
LOCATION:
Approximately 2110 feet south of Sandy Lake Road, along the
west side of Riverchase Drive.
SIZE OF AREA: 47.015 Acres
REQUEST:
Zoning change request from (SF-0) Single-Family-O, to
(PD-SF-9) Planned Development Single-Family-9, for
construction of single family homes.
the
APPLICANT:
Heath & Knight Properties
(Potential Purchaser)
16660 Dallas Parkway
Suite 1400
Dallas, Texas 75248
(214) 248-9190
Dowdey & Assoc. (Engineer)
Mr. Bill Anderson
16250 Dallas Parkway
Suite 100
Dallas, Texas 75248
(214) 931-0694
HISTORY:
In September 1990, this 47 acre parcel was rezoned from
(SF-0) Single-Family-0, to (SF-9) Single-Family-9. At that
same Council meeting, a preliminary plat on 27.5 acres was
approved allowing 84 single-family lots.
Because the applicant in the rezoning request (Mr. Bill
Thompson) never closed the transaction, and the owner of
the property (First Gibraltar Bank, FSB, of Houston)
requested that no zoning change ordinance be submitted to
City Council until it closed, the current (SF-0) zoning
remains on this property.
TRANSPORTATION: Before this parcel can be developed, Riverchase Drive
will need extension. Riverchase is proposed to be a four
lane undivided arterial contained within a 70 foot
right-of-way, and shows on the Thoroughfare Plan as a C4U
street.
ITEM 5
SURROUNDING LAND USE & ZONING:
The surrounding area is currently vacant or contains
Riverchase Golf Course. Current zoning is (SF-0) on the
subject tract, (SF-12-SUP) (Golf Course) on the west, south
and north, and (SF-0) on the east.
COMPRERENSIVE PLAN:
Indicates low density, single-family development on the
subject tract as well as surrounding area.
ANALYSIS:
As pointed out above, this parcel has had a long and
interesting zoning history. From ($F-0) to (SF-9) and
technically back to (SF-0) all in a time frame of less than
one year, suggests a very active zoning background. In
conversation with legal counsel, there appears to be some
question regarding actual zoning on this property. Our
attorney has recommended that we obtain a letter from the
owner of this parcel (First Gibraltar of Houston),
clarifying their position - do they desire ($F-9) which was
passed last September, (in which case we need a written
request to draft the ordinance) or do they desire to drop
their request and have the zoning remain (SF-0), (in which
case we also need a letter to express that desire)? Once
that is resolved, we can consider the zoning request. In
essence, this applicant wishes to build upon the earlier
zoning and requests a PD on 47 acres. In addition, a
preliminary subdivision plat is also being proposed so that
zoning and platting will proceed expeditiously.
Not only zoning is unresolved here. Density has increased
from 84 lots to 92 on the same land area. In addition,
there are questions involving the linear park (who pays for
it, how much, when is it developed, etc), and the
obligations of this purchaser to the overall "plan" of the
Riverchase development.
Although these issues can be resolved, we need written
commitments assuring they will be addressed. The
accompanying letter attempts to answer many of our
concerns. The "comfort level" we have with these
commitments warrants further discussion with Commission at
the briefing session.
ALTERNATIVES: 1) Approve the zoning change 2) Deny the zoning change
3) Modify the zoning change
ATTACHMENTS:
1) Zoning Exhibit
2) Louis Lebowitz Letter of July 11, 1991
PDllSSTF
~mN~MIITED FROM 214 363 5674
07.11.91 11:39 P.02 *SLJ_DALLA$
8214 WESTCHI!gI'ER, SUITIi 900
DALI.AS, TEXAS 75225
214/363.5615
FAX NO. 393-0948
1991
Mr. Gary L. Steb
Director of Planning and Community Services
City of Coppell
P. O. BOX 478
Coppell, Texas 75019
L/near Park Abuttina Portions of the Vtllaq== of Rtverch~ee
Dear Gary:
Per our earlier conversation, the following
would propose to deal with the landscaping ~ a summary of how we
it abuts the above-referenced properties. ~he linear park, as
we would pro,ese.to burden th~ er&ors, ~hich abut Che iinear park,
with an obligation to contribute their pro rata portion of an
agreed landscape budget to the City of Coppell at~he tiII that the
o.wn~r/d~yelokey.~~ the tracts tn question see~ approval of a final
p~ac an~/~r Du~aing permits. ~lment of ~has pro far, would be
a condeC}on_ ~recedent. to obtaining the necessary f~nal plat
approva~/ouil~ing permit.
This escrow would be maintained by the City o! Coppe11, until
landeca-- --1 ....... P _ ~n_&c?oraanoe w~th tile approved
~ p m~. unce =ne ini=ial Aanascaping ~ere coapleted,
City WOUld C~en assume ~he responsibility for maintenance of sa~e.
If this proposal were acceptable to the City, X would sugges~ t~a~
~ g~t_~o~.e.l~l~er, as soon as possible, and work ou~ ~hl de~alll Of
V~le Bo£1nitive agreement.
I understand that the original developIr/pro~oter of this property
had conteIplated a much more elaborate progra~for the linIarpark.
However, unfortunately, they are no longer around to complete the
project.
.T-R.A~ISMITTED FROM 214 3~ 56?4
07.11.91 11,
ID. 0,3 * SL J-DClLLI:IS
As discussed, our function is more of a facilitator than th&t of
a developer. We are attempting to resolve all of the
rIlat~ng to this development that have accumulated over the
seven so
d .. years, _ that ~e various tracts
e~tvered t~ developers, who will, ultimate
developed lots to h.~.~, -- _ . ly, ~n turn, deliver
_. - .. . - ..... -~. ~r SUCCeSSZUA, over the next thrie to
r~ve years, t~e tax base of thxs property should be increased from
approximately $15,000,000 today to in excess of $200,000,000.
Hopefully, this benefit will, at least to some extent, compensate
for the linear park improvements promised by ~he original
developer.
Sincerely,
NORTHLAKE WOODLANDS/RIVERCHASE, LTD.
By:
~ouis H. Lebowitz, G. ~.
L /Js