Round Oak-CS 921217 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
ROUND OAK ESTATES ADDITION - PRELIMINARY PLAT
P & Z HEARING DATE: December 17, 1992
C. C. HEARING DATE: January 14, 1993
LOCATION:
Along the west side of Harris Road, 450' north of Bethel School Road.
SIZE OF AREA: 7.58 Acres of land.
REQUEST:
Approval of a preliminary plat and variances.
APPLICANT:
Matthews Southwest
Mr. Tim House
5220 Spring Valley
Suite #500
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
HISTORY:
This parcel is vacant and has had no recent zoning activity.
TRANSPORTATION:
The subject property will be served by way of Harris Road. Round Oak
Lane serves each of the lots in its entirety, in this subdivision.
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-12 zoning
ITEM 6
COMPREHENSIVE PLAN:
The Comprehensive Plan shows that the area should be developed as
single-family.
ANALYSIS:
Along with the request for approval of a zoning change, the applicant
is requesting approval of the attached preliminary plat.
Several issues must be addressed prior to approval of this plat, and they
are as follows:
l)
Future Round Oak Lane is shown to be placed in the existing future
right-of-way of Kaye Street. Because staff recommends the
extension of Kaye Street, this plat needs to be redesigned.
2)
If it is felt that the right-of-way for Kaye Street is to be abandoned,
then the issue of a cul-de-sac for the eastern most portion of Kaye
Street needs to be addressed. One such solution is to install a
hammerhead turn around at the easternmost portion of Kaye Street,
(partially on the rear of Lot 15), which would ultimately grant the
existing residents of Kaye Street the ability to turn around and
travel westbound on Kaye Street. This issue was discussed at
length during the Planning Commission briefing, and the consensus
seemed to conclude that this proposed street system was
inadequate.
Because staff recommends a reduction of density and extension of
Kaye Street from Coppell Road to Harris Street and the concerns
the Planning Commission raised at the last hearing regarding the
hammer head, this plat needs to be denied at this time.
ALTERNATIVES:
1) Approve the preliminary plat.
2) Deny the preliminary plat.
3) Modify the preliminary plat.
ATTACHMENTS: 1) Preliminary Plat
oalm-ee, stf
CASE #:
P & Z HEARING DATE:
C. C. HEARING DATE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
ZC-545 (ROUND OAK ESTATES)
(Formerly Oaktree Addition)
December 17, 1992
January 14, 1993
LOCATION:
Along the west side of Harris Road, 450' north of Bethel School Road.
SIZE OF AREA: 7.58 Acres of land.
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:
Matthews Southwest
Mr. Tim House
5220 Spring Valley
Suite #500
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
HISTORY:
The parcel is presently vacant and has had no recent zoning activity.
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.
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
ITEM 5
COMPREHENSIVE PLAN:
The Comprehensive Plan shows that the area should be developed as
single-family.
ANALYSIS:
ATTACHMENTS:
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 CMF-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 evaluation 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 lC, aye Street is
continuous from Coppell Road to Harris Street.
1) Approve the zoning change.
2) Deny the zoning change.
3) Modify the zoning change.
1) Zoning Exhibit
zc545.sff