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Summit P1-CS 951221CITY OF COPPELL PLANNING DEPAR~ STAFF REPORT CASE//: PD-108R, P & Z I-IFARING DATE: December 21, 1995 C. C. NFARING DATE: January 9, 1996 SPRINGS LOCATION: South side of Bethel Road, approximately 490' west of Denton Tap Road SIZF. OF AREA: 19.884 acres; 74 single-family lots CIYRRENT ZONING: PD-LI (Planned Development, Light Industrial) REQUEST: PD-SF-9 (Planned Development, Single Family-9) APPLICANT: Owner: Baptist Foundation of Texas 1601 Elm Street #1700 Dallas TX 75201 (214) 922-0125 Fax (214) 978-3397 Planner: Peckham-Young, Inc 8445 Freeport Pkwy #660 Irving TX 75063 (214) 929-8443 Fax (214) 929-1241 I-HSTORY: Prior to 1973 the majority of the land between Denton Tap Road and Coppell Road, north of the railroad and south of the present location of Bethel Road, was zoned SF-7 and SF-10. In March of 1973 the City Council reclassified 99.771 acres to Commercial and Planned Development for a Family Entertainment Complex at the request of the owner, shown on the application as Coppell Historical Corporation. At that time, the projected use was envisioned to be similar to Sandy Lake Park. In January of 1991, the Council reclassified 114.75 acres, which included the 99.771- acre tract, from PD, C and R, to Planned Development '- Light Industrial at the request of Centre Development Co., representing the Baptist Foundation of Texas, as owner. The conceptual plan attached to the ordinance showed street development to serve commercial, office and light industrial tracts surrounding the park Item # 6 site and a proposed site for an extension facility of Texas A&M. The 19.884 acres, which is the subject of the current application, is part of that property. There has been no platting to date. TRANSPORTATION: Bethel Road is a 2-lane undivided asphalt road with side ditches in a 50'-wide right-of-way, proposed to be a C2U collector street within a 50'-wide right-of-way from Coppell Road to Grapevine Creek and within a 90' right-of-way from Grapevine Creek to Denton Tap Road. SURROUNDING LAND USE & ZONING: North - South - East - West - Vacant; Commercial Zoning Elementary School, School District Administrative and Maintenance Facilities; Commercial Zoning Vacant; PD-LI Zoning Vacant, Grapevine Springs Park; PD-LI Zoning COlVIPRFJ-IF. NSIVE PLAN: The 1987 Plan suggests a mixture of commercial, industrial, office and residential uses. DISCUSSION: The location of the property adjoining three significant community facilities-Grapevine Springs Park, Pinkerton Elementary School and the new location of First Baptist Church of Coppell--along with the presence of many mature trees, enhances its suitability for residential development. Floodplain, an adjacent railroad track and an adjacent electric transmission line, produce constraints or negative impacts which site planning and construction techniques can mitigate or overcome. The proposed trail under the railroad trestie establishes a link between two of the three community facilities. The proposed trail along the north side of the railroad links the third. The proposed layout of the residential area, however, partially turns its back to the park, to the trails and to the open space and youth activities afforded by the church, which is somewhat troublesome. The Zoning Ordinance describes its Planned Development District as one which may be used to permit new and innovative concepts in land utili~'ation. The district provides great flexibility to establish special restrictions which will allow development not otherwise permitted. The proposed layout is somewhat innovative with its tree preservation islands, an attractive entry gate and open vistas to the park property. Item # 6 Of some concern, however, is the statement that tree preselwation is the purported justification for an alley waiver on the east side of the site. It should be noted that the land seller determined the boundary between proposed church and residential properties. The seller could have configured the two sites such that some of the trees were on the church land and some of the pasture on the residential site. In that way there would have been open land available for an alley without disturbing trees. We would admit, of course, that there is more than one way to plan lots in a subdivision, along with pedestrian and vehicular access to them. Within a Planned Development the City should strive for the best possible relationship between its community facilities and the individual homesites which a subdivision creates. Although in the best of all worlds, a somewhat different lot pattern could have evolved, the plan before ~you does have considerable merit as outlined above. Pd~CO~ATION: Staff supports a residential Planned Development District for this property. Staff recommends mitigation of negative impacts, such as greater-than-normal sound insulation within the houses nearest the railroad and additional setback of houses from the transmission line. Staff also recommends a 15 foot greater width on any lots without alley access. More specific knowledge of the overall church site layout might have generated a different lot pattern, but the separation of the residential use from an uncertain church development plan is acceptable. In addition to these recommendations, other departments have made comments specific to the lot layout submitted. The continued applicability of those comments depends upon the degree to which the layout may be changed. In particularly, the results of further discussions between the developer and the Leisure Services Department will not be known until after staff has prepared the Planning and Zoning Commission packets. Consequently staff recommendation to approve this PD will be expanded at the public hearing to address park issues; specifically, what we will accept, park fee collection, phasing of park development, maintenance responsibilities, possible dedication, etc. Engineering Comments: 1. A floodplain reclamation study will be required 2. The various cul-de-sacs could pose a problem for fire trucks. 3. There will be no parking on the street for lots adjacent to the narrow paving for the streets and cul-de-sacs. Item # 6 ATTACKS: 1) Approve the Planned Development 2) Di~pprove the Planned Development 3) Modify the Planned Development 4) Continue the Public Hearing 1) Project History and Letter from Dallas County Commissioner's Court 2) Site Inventory Analysis 3) Site Plan 4) Concept Plan 5) Preliminary Entry Development/Illustrative Plan at Bethel Drive 6) Preliminary Entry Development/Elevation at Bethel Drive 7) Departmental Comments 8) Memo from Director of Leisure Services Item # 6 COPPELL LEISURE SERVICES MEMORANDUM DATE: TO: FROM: RE: Deo~ber 14, 1995 Gary L. $1eb, Director of Planning and Community Services Gary D. Sims, Director of Leisure Services/~~ St~ff Comments on thc Springs Subdivision The purpose of this memorandum is to provide comments from the Leisure Services Department re~arding the Springs Subdivision, which is scheduled to rock.ye zoning consideration from the Planning and Zoning Commission on Thursday, December 21, 1995. The Springs subdivision is located south of Bethel Road and cast of Orapevine Springs Park. The developer is proposing a change in zoning from Planned Development, Light Industrial to Planned Development, Residential. Leisure Services staff has reviewed thc proposed subdivision and would support the developers change in zoning for this area. Residential development close to Orapcvinc Springs Park would be mot© conducive to thc passive s~tting that is provided in tile historical park site as opposed to light industrial development. In me, ting with representatives from the Baptist Foundation of Texas regarding this project, there appears to be some concern on the developers part r~garding the park land dedication requirement for this project. The developer is proposing that approximately 1.6 acres be dedicated to the City of Coppell to meet the park land dedication requirement. It is also our understanding that the Baptist Foundation will be requesting that any park land dedication' fcc be waived in consideration of the Foundation's donation of Grapevine Springs Park to Dallas County. After visiting thc proposed subdivisiotl site with the Baptist Foundation, staff would offer thc following comments to the Planning and Zoning Commission for their edification whctt considering this matter. While endorsing the proposed zoning change for this development, staff would note that $1,28~ per dwelling unit should be assessed to thc developer to mcct thc criteria of the Park Land Dedication Ordinance. City staff has expressed the desire to obtain additional property for the park in order to provide necessary development to Grapcvh~c Springs Park. Included within this needed development would be thc constructio~ of a rest room mid pavilion facility, along with necessary parking for thc pazk. 1~/15x95 ~-~ 1J: 56 8~ I would also point out that Leisure Scrvices staff will be meeting with representatives from the Baptist Foundation of Texas to view thc sim on Friday, Decem~ 15, 1995. Should thar~ be any substantial changes regarding the park land dedication issue, I will inform your office immediately. Should you have any questions re~arding this matte, r, plcas~ let me know. GDS/rsw 121495.RSW