Austin Place-AG 930413ITEM CAPTION:
PUBLIC ~RING; To consider approval of a zoning change, Case {PD-130 (Austin Place),
fro~ (SF-I2) Single-Family-12 to (PD-SF-?) Planned Development Single-Fm~ily-?, located
250~ north of Sandy Lake Road, along the east side of Noore Road, at the request of
Barbara Austin.
SUBMI-I-I-ED BY:
EVALUATION OF ITEM:
Date of P ~ Z Meeting:
ltarch 18, 1993
STAFF REP.: Planning Director. ~3ary L. Sieb
OTHER REP.:
DATE:
Decision of @ ~ Z Commission: Approved (4-2) (Thompson & Tunnell opposed); with the
folloving conditions:
1) landscaping should be developed as sho~n on the PD plan, and
2) that this development be maintained by a Homeovners Association
Ple~ see atta=hed staff r~port i'm' further detalia.
BUDGET AMT.
AMT +/- BUDGET .
LEGAL REVIEW BY: I
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-130 - AUSTIN PLACE
P & Z HEARING DATE: March 18, 1993
C. C. HEARING DATE: April 13, 1993
LOCATION:
Approximately 250' north of Sandy Lake Road, along the east side of
Moore Road.
SIZE OF AREA:
10.85 acres initially proposed for 36 single-family lots, now to contain 35
lots.
REQUEST:
Approval of a zoning change from (SF-12) Single-Family-12, to (PD-SF-9)
Planned Development Single-Family-9, and (PD-SF-7) Planned
Development Single-Family-7, to allow the construction of single-family
homes.
APPLICANT:
Ms. Barbara Austin
(Owner)
632 E. Sandy Lake Road
Coppell, TX 75019
(214) 462-0779
Dan Dowdey & Associates
(Engineer)
Mr. Bill Anderson
16250 Dallas Parkway, Suite 100
Dallas, TX 75248
(214) 931-0694
HISTORY:
There has been no recent zoning history on this parcel although zoning for
the Food Lion grocery store was approved roughly 18 months ago. At the
January 21 Planning Commission hearing, this case was taken under
advisement with the public hearing left open until Thursday, February 18,
1993, so more detailed information regarding Commission concerns could
be addressed. Because of a policy change at TU Electric brought to
staff's attention two days prior to the February 18 Planning Commission
public hearing, Commission elected to continue this case with the hearing
open until the March 18 meeting.
ITEM 5
TRANSPORTATION:
Sandy Lake Road is proposed to be a (C4D/6) four-lane divided
thoroughfare contained within 110 feet of right-of-way. Moore Road is
a (C2U) two lane undivided thoroughfare within a 60-65 foot right-of-
way.
SURROUNDING LAND USE & ZONING:
North - apartments; MF-2
South - strip center; C
East - grocery store; C
West - undeveloped, day-care center; C
COMPREHENSIVE
PLAN:
The Comprehensive Plan shows mixed use development
apartments) as most desirable.
(with no
ANALYSIS:
STAFF RECOMMENDATION PRESENTED AT INITIAL PUBLIC
HEARING
Staff has several concerns with this application, including:
- overall plan of development
- density
- the zoning requested
- the subdivision plat
- recognition of tree cover
- street name
- landscaping
Overall Plan of Development
With an apartment complex to the north, a commercial establishment to
the east, and a strip center to the south across Sandy Lake Road, one
could be drawn to the erroneous conclusion that residential usage might
not be appropriate here. However, on close observation it is revealed that
a parking area and access drive separate this tract from the apartments,
that apartments partially side to this tract, and a brick screening wall
effectively buffers the subject property from the MF use. Also, when the
food store was constructed to the east, a solid brick screening fence was
required (in fact, the developer of this tract proposes to extend that
attractive feature onto her property), there are no openings in the food
store building that face this tract, so privacy is preserved.
-2-
The fact that Sandy Lake Road will be contained within a 110 foot right-
of-way adjacent to this property creates a buffer from the commercial strip
on the south side of Sandy Lake that successfully isolates this property
from the commercial strip. In fact, during development review
discussions with the applicant, it was expressed that the frontage along
Sandy Lake Road is envisioned to be developed with commercial uses, so
a buffer will be created on the subject parcel at some future date (provided
zoning can be procured to allow commercial uses).
What this all points to is a staff concern that this proposal has not been
carefully thought out. If, as has been indicated, the applicant eventually
intends to ask for commercial zoning at the Sandy Lake/Moore Road
intersection, planning for that use should be done now while we have a
clean sheet of paper and can comprehensively plan for the entire tract.
Secondly, although several staff concerns will be addressed at platting, we
know there is a drainage problem on this property, again based on owner
comments, and that issue should be addressed in the early planning stages
of this parcel. Third, mixed use is planned for this area, and it should be
represented in the zoning application.
Density
A second concern of staff is the density proposed for this property
reflected by the SF-7 application. Commission and Council has been
uniformly concerned with recent development patterns in Coppell and has,
in recent cases, consistently recommended SF-9 densities. Staff feels SF-9
densities are appropriate for this parcel.
Zoning Requested
Our third problem has been eluded to in our first two concerns, namely
the application for zoning. Although a PD has been applied for, several
questions mentioned above and below these remarks still need to be
addressed. It is much more desirable to have an over-all plan for
development of this entire land area -- both the area contemplated for
residential and the proposed commercial use. As expressed by the
Comprehensive Plan, a mixed use development has been proposed for the
parcel, and it is staffs contention that there is no better way to plan for
mixed use than through comurehensive PD zoning. Staff strongly
recommends that a more detailed and complete PD zoning be applied
here.
Subdivision Plat
Drainage, gas line easements, dedication, lack of alleys, escrow
agreements, all must be addressed if this property is to be adequately and
-3-
comprehensively evaluated. Although subdividing will naturally follow
zoning, our concern with the zoning application and the problems with
platting of this property (see attached Engineering memo of January 11),
lead us to the conclusion that much more work needs to go into this
request before staff can feel comfortable with it.
Recognition of Tree Cover
The applicant has provided a copy of the existing trees located on this
property, which is helpful in determining building layout locations to
preserve as many existing specimens as possible.
Street Name
The applicant has been advised that recent policy has dictated that streets
should not be named after individuals. Austin is such a street.
Landscaping
Because of the location of this tract, landscaping will be very important
to the eventual development of the parcel as well as the overall perception
conveyed to citizens who live, pass-by, and do business in the immediate
area. It is staff opinion that a much more detailed and thought-out
landscaping proposal needs to accompany this request, particularly as it
relates to the edges along Sandy Lake and Moore Roads.
Summary
Although it is recognized that SF-12 is not, perhaps, the most appropriate
use for this parcel, the Comprehensive Plan clearly indicates that an over-
all plan of development should be incorporated here. In other words, a
comprehensive and complete Planned Development District is a far better
way to deal with this vacant parcel than the application reflects.
Because of the concerns reported above, staff recommends denial without
prejudice to allow the applicant to reconsider this zoning classification and
present an application which more clearly addresses the points outlined.
MODIFIED STAFF RECOMMENDATION - 1 - (February 18, 1993)
There were seven major concerns expressed by staff at the initial public
hearing:
overall plan of development - remains as submitted, although the
property owner has indicated a zoning application to change the
comer property from (SF-12) to (C) is in progress
-4-
density remains as originally submitted at 36 lots
zoning requested - remains as submitted although a "C" zoning
application for the corner property is pending
the subdivision plat - remains as originally submitted - see
Engineering memo "Austin Place" of February 5
recognition of tree cover - remains as originally submitted
street name - remains as originally submitted
landscaping - the applicant has made some modification here which
more clearly articulates the direction Commission had suggested.
The wooden screening walls have been replaced with decorative
metal and brick/stone columns along Moore Road, replaced with
solid brick along the eastern boundary
Taken en toto then, the major modifications subsequent to the January
Planning Commission meeting is in the area of landscaping, and an
indication to rezone the north-east comer of Sandy Lake Road and Moore
Road to "C" subsequent to action on this case. The tree cover was
adequate at the initial hearing, so the issue boils down to the intent of PD
zoning, density, street name, and eventual plat conditions. If Commission
feels these issues have been adequately addressed, approval would be in
order. If, on the other hand, the information presented is vague, unclear,
or unacceptable to your sense of good planning, the case should be denied
or modified to express the wishes of the Commission.
MODIFIED STAFF RECOMMENDATION - 2 - (March 18, 1993)
The seven major staff concerns discussed at the January public hearing:
2.
3.
4.
5.
6.
7.
overall plan of development - an application for (C) zoning will be
heard tonight, which dilutes staff concern with this parcel
density - has been reduced from 36 lots to 35 lots
zoning requested - remains as originally submitted, although several
modifications result in the plan now before you
the subdivision plat - remains as submitted (see Engineering memo
"Austin Place" of February 5)
recognition of tree cover - remains as submitted
street name - naming the street after a living person remains as
originally submitted
landscaping - modifications have been made which more clearly
reflect wishes of Commission and staff
-5-
This proposal is an improvement over the last re-draft, and staff feels it
now reflects a more supportive position. Whether density, lot dimension,
the street name, and PD philosophy is more in-line with Planning
Commission remains to be resolved at the public hearing.
ALTERNATIVES:
1) Approve the zoning change
2) Deny the zoning change
3) Modify the zoning change
ATTACHMENTS:
1) PD Plan
2) Tree Survey
3) Engineering memo of February 5, 1993
pdl30.stf
-6-
MEMO
Re:
Date:
., - -' , ,, & Zonino_. Coordinator
Kennclh M. C;r~t't~n, P.E., Citv Engineer
DEVELOPMENT AND REVIEW COMMENTS FOR FEBRUARY 4, 1993
Februa~' 5. 1003
,Austin Place
This was a zoning issue only. Engineering offered no comments perlaining to the zoning
issues.
Engineering still expressed a concern of the fact that the property adjacent to Sandy I .ake
Road was not going to be platted, and therefore, the fight-of-way would not be dedicate~l.
Also, Engineering expressed a concern that when this property is developed, the drainage
problem south of Sandy Lake Road be resolved.
Barbara S. Austin
P.O. Box 499
Goppell, Texas 75019
March 12, 1993
Mr. David Cromer
Right uf Way ^gent
Lone Star Gas
301 S. Harwood
Dallas, Texas 75201
Re'.
Austin Tract
NE Quadrant
Sandy Lake Road at Moore Road
Coppell, Texas
Dear David:
Thank you for your letter of March 1, 1993 and your quick response to
my request for Lone Star to reconsider some of its requirements
related to your easement along the western boundary of my property.
Attached for your review is a copy of landscape plans submitted to
the City of Coppe]l as part of our zoning and platting process.
I ask for your review and approval of the following:
1. The screening wall will be placed no closer than 97 feet to the
pipeline as requested. The wall will be constructed of either
thin wail masonry panels or metal fencing, depending on the
location. As you can see there are considerable lengths where
no wal] exists. Both the thin wall and metal portions can be
easily removed in sections to facilitate any repairs on the line.
These sect]ons can then be replaced and\or reconstructed with a
minimum of time, effort and expense. The placement of the wall in
this location wl]l hopefully allow us to slze lots 2-4 and 8-10,
block B to approximately 70 foot widths which the city prefers.
2. Ornamental trees will be placed no closer than 10 feet to the
pipeline as requested.
3. The entry features have been redesigned to fres-standing columns
of stone and masonry, two (2) required. They will be ~laced no
closer than 27 feet to the pipeline as reguested, ced ~
architecturally correct we may place them ¢~mpletelY ~.ut of the
easement to the east.
4. Since the sidewalk can be no closer than /0 feet to pipeline
it is shown to meander, along the easement.
us to work in and out of existing trees t~
being architecturally pleasing. According
architect properly constructed pavestone
concrete base. In addition to being cost
requiring concrete base material almost the e~
sidewalk, the city prefers the normal sidewalk
We will construct the walk with expansion ~oint
joints to facilitate easy removal. Further, w~
locate it as far east as possible to avoid yo~,~.~
requirements as well as leaving the line uncovered with
hard-surface materials.
David, I believe that the attached landscape design is basically
consistent with the requirements set forth in your letter and
provides 1,one Star Gas the ability to easily access and service the
line if the occasion arises. I request your approval of these items.
Should you have any questions whatsoever, please call. Again, thank
you for your assistance in this matter.
Cordially,
cc: Mr. Bill Anderson
Mr. George Gibson