Town Center West-CS 990415 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-178, Town Center West
P & Z HEARING DATE: April 15, 1999
C.C. HEARING DATE: May 11, 1999
LOCATION: Along the west side of N. Denton Tap Road, approximately 280'
north of North Texas Court.
SIZE OF AREA: 4.7 acres of property.
CURRENT ZONING: C (Commercial)
REQUEST: PD- C (Planned Development, Commercial)
APPLICANT: Owner: Engineer:
Estate of Joe Hinckley Dowdey, Anderson, and Assoc.
5225 Village Creek Dr.
Suite 200
Plano, TX. 75093
(972) 931-0694
Fax: (972)931-9538
HISTORY: There has been no recent development history on the subject tract.
TRANSPORTATION: Denton Tap Road is a P6D, six lane divided thoroughfare contained
within 110-120 feet of right of way. Proposed Town Center Blvd. West
will be a 27-foot wide local street allowing access to the Coppell High
School property
SURROUNDING LAND USE & ZONING:
North- existing single-family development; PD-129, SF-9
South - vacant; "C", Commercial
East- Comerica Bank; "TC" Town Center
West -single family housing; SF-12
Item # 7
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
retail, commercial uses.
DISCUSSION: This is an unusual case in that the owner of the property (the estate of
Joe Hincldey) has agreed to submit a PD, even though there are
currently no concrete plans to develop this parcel of land. The PD has
been submitted for basically two reasons:
1) the community needs another access point to the high school
2) the estate of the landowner is willing to submit a conceptual PD
application to accommodate our wishes, and locate the street
Today we have 24 feet of row adjacent to, and on the south side of the
screening wall of the Huntington Ridge subdivision. In an attempt to
offer additional landscaping outside the wall, we suggest the road be
moved to the south far enough to permit a 10-foot landscape buffer next
to the wall. The estate of the land owner is agreeable to moving the road
because it will give him access to the road, the road will be built
immediately, thus making the land more attractive to development, the
PD gives him flexibility in his development planning, and if he maintains
the landscape area, he will receive credit for plant material when he
develops his property. The City will build a sidewalk on the south side
of the road, thus offering pedestrian access from the school to Denton
Tap Road. By landscaping the north side of the road, we will screen a
portion of the privacy wall, provide additional trees on the property
(both over-story and ornamental), and generally enhance the outside of
the wall. We do recognize that several large trees will be removed for
construction of the new street, but by moving the street off the screening
wall property line and replacing potential concrete with landscaping, a
positive trade-off occurs.
Many of these issues were discussed with the landowner in January, and
a copy of our January 14, 1999 letter is attached as reference material for
this application. The letter was the result of a Council workshop to
discuss this access point into the high school property, and Council's
directive to move forward with this project. The sidewalk issue has been
clarified with the City paying for it. Many of the issues will not be
resolved, of course, until concrete plans for development of the property
have been submitted including the landscaping, hence, the request for a
Conceptual PD. Review of the Detailed Site Plan will require public
hearing, so additional citizen input can be offered at that time.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the Conceptual PD provided:
-no permits for development will be issued until a Detailed PD is
approved.
Item//7
-the elements contained in the January 14, 1999 letter are complied
with (copy attached)
-abide by comments of other departments (Engineering)
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
ATTACHMENTS: 1) Conceptual PD Plan
2) Conceptual PD Ordinance
3) Conceptual Landscape Plan
4) Access Road Plan
5) January 14, 1999, Letter of Discussion
6) Department Comments (Engineering)
Item# 7