Round Oak-CS 930218CITY OF COPPELL
PLANNING DEPARTMENT
CASE #;
STAFF REPORT
Z¢-~45(A) mOUND OAK ESTATES)
(Formerly Oaktree Addition)
P & Z HEARING DATE: February 18, 1993
C. C. HEARING DATE: March 9, 1993
LOCATION:
Along the west side of Harris Road, 450' north of Bethel School Road.
SIZE OF AREA: 7.58 Acres of land (30 lots originally, now reduced to 28 lots).
REQUEST:
Approval of a zoning change from (MF-2) Multi-family-2 and (SF-12)
Single-family-12, to (SF-7) Single-family-7.
APPLICANT:
~~TORY:
Matthews Southwest
Mr. Tim House
5220 Spring Valley
Suite g500
Dallas, Texas 75240
(214) 934-0123
REP: Mr. Mike Daniel
Nathan Maier Engineers
8800 N. Central Expressway
Suite #300
Dallas, Texas 75231
(214) 739-4741
Commission heard this case on December 17, and unanimously
recommended denial without prejudice. The applicant av ed to
Council, and on January 12, Council made an unusual motion that did not
clearly resolve the zoning issue. On January 26, Council reconsidered its
earlier action and unanimously denied their case without prejudice.
TRANSPORTATION:
Subject property will be served by way of Harris Road if the request is
approved. All lots within this subdivision will have access to Round Oak
Lane.
ITEM 6 .....
SURROUNDING LAND USE & ZONING:
North - Townhomes; (MF-2) zoning
South - Future single-family; SF zoning
East - Single-family use; SF zoning
West - Single-family use; SF zoning
COMPREHENSIVE PLAN:
The Comprehensive Plan shows that the area should be developed as
single-family.
ANALYSIS:
STAFF RECOM ~lV~NDATION AT FIRST SERIES OF HEARINGS:
While analyzing the Round Oak zoning change request, staff was faced
with multiple concerns as to whether the request to
change the zoning from (MF-2) Multi-Family-2 and (SF-12) Single-
Family-12 to (SF-7) Single-Family-7, is the most appropriate use on the
site. The practice of down-zoning has been widely followed in recent
years by developers and municipalities in an effort to correct years of
over-zoning of commercial or multi-family use; primarily at the request
of developers. The community would prefer a single-family use versus
apartments at the location, and we must carefully evaluate Round Oak on
its own merits. In evaluating the zoning on surrounding properties, you
will note that the zoning north of Round Oak is (MF-2), although the use
is townhomes (which is a less intensive use than apartments). (SF-9)
Single-family-9 is the zoning and use on the property to the northwest and
southwest of the proposed Round Oak development, and an application of
(SF-9) is warranted here.
After the postponed November 19, 1992, hearing because of an error in
advertising, staff re-analyzed this case and continues to be troubled with
the proposed zoning (too dense) and the roadway configuration. The
usability of Lot 15 is still questioned, but with a street that continues to
Kaye, a more workable plan results.
Although the applicant has resisted both our density concerns and the
ultimate extension of his street into Kaye, upon closer ev~uation of our
street system, re-analysis of the Comprehensive Plan, a review of base
maps going back years that have always shown Kaye Street extending
from Coppell Road to Harris Street, and the fact that from a fire-safety
perspective, a through street is preferred to the cul-de-sac shown, staff
could only support this case if the road were continuous.
In summary, staff recommends denial of (SF-7), but approval of (SF-9)
(a density in the neighborhood of 22 - 27 lots), provided Kaye Street is
continuous from Coppell Road to Harris Street.
MODIFIED STAFF RECOMMENDATION:
The applicant has attempted to address our density concern by reducing
the lot count from 30 lots to 28. The lot widths he now proposes are
more in line with adjacent properties, and staff feels the density is more
responsive to our initial 22-27 lot recommendation.
The applicant is also proposing a more gentle curve in Round Rock Drive,
and staff feels this re-alignment is a superior street design from that
originally presented.
Our final concern, the extension of Kaye Street is still problematic.
Although public sentiment urges that the street not be continuous to Harris
Road, good planning, safety, and historical community intentions dictate
that we recommend Kaye Street be continuous from Coppell Road to
Harris Street.
If however, it is determined that the application warrants approval from
the decision-makers, the following comments are pertinent:
the mm-around proposed at the end of Kaye Street is acceptable to
the Fire Department
the existing dedication for extending Kaye Street to Harris must be
abandoned
in the interest of fire safety, houses which are fully sprinklered
should be mandated (see Clay Phillips' memo of Sanuary 21, 1993,
attached)
assurance from the developer that drainage problems similar to the
earlier Kaye Street drainage situation not occur with development
of the property
1) Approve the zoning change.
2) Deny the zoning change.
3) Modify the zoning change.
ATrACHMENTS:
1) Zoning Exhibit
2) Chief Phillips' January 21 memo
zc545a, stf
January 21, 1993
MEMORANDUM
TO:
FROM:
Gary Sieb, Director of Planning and Conumunity Services
Clay Phillips, Fire Chief ~
SUBJECT: Round Oak Estates
It is my understanding the City Council may be reconsidering the
zoning request regarding the above referenced development. I also
understand the developer may be interested in resubmitting the
request. In either case, the Fire Department has some unresolved
concerns regarding this development, as well as future developments
that may be similar in design.
As you know, Council was briefed at the most recent budget workshop
on our plans to bring forward a more comprehensive sprinkler
ordinance. Included in the discussion was the fact that
residential sprinklers would be incorporated into the proposed
ordinance. This development may present us with an opportunity to
pursue this issue immediately while we continue to develop the
language of the specific ordinance. It is my request that no
action be taken concerning this development without discussing the
possibility of requiring residential sprinklers.
I realize many questions regarding residential sprinklers exist.
Questions regarding freezing, accidental activation, property
insurance, cost and aesthetics must be addressed. Toward this end,
I am planning a meeting with various representatives associated
with the issues involved and several members of Coppell's-staff.
This group will visit some existing installations in the area to
get a firsthand look at residential sprinklers. We also plan to
schedule the Residential Sprinkler Trailer from Texas A&M
University for display at an upcoming City Council meeting to
afford the entire Council an opportunity to see residential
sprinklers in action. As a result of these efforts, it is my hope
we will be able to draft an ordinance that will be acceptable to
Council.
I trust this gives you some insight relating to our ultimate goal.
These efforts will obviously take time. I do not want to lose the
opportunity to afford the above referenced development an
opportunity to be fully sprinklered simply because the ordinance is
Gary Sieb
Page 2
January 21,
1993
not complete. The same holds true for any future developments,
particularly where cul-de-sacs and single point of entry
developments are concerned.
If you have any questions regarding this matter, please feel free
to call.
Enclosures
xc: Alan D. Ratliff, City Manager