Chaucer-AG 911210 (2)AGENDA REQUEST FORM
PUBLIC HEARING: Consideration and approval of a zoning ~h~n~oe Case ~PD-116R (Chaucer
Estates Addition) from (TC) Town Center to (PD-SF-7) Planned Development Single-Family-7,
located at the northwest coiner of Sandy Lake Road an~ Heartz Road, at the request of Alpine
Development.
SUBMITTED BY~ STAFF REP.: Gary L. Sieb
OTHER REP.:
V - DATE:
Date of P. & Z. Meeting: October 17, 1991
Decision of planning Commission: Approval
Please see attached staff report fer further details.
This item was taken nnder advisement by the City Council at the November 1Z, 1991, Council
meeting, at the appllca~t's request. At the November Z6 Council meeting, this item was again:
at the applicant's request, postponed until December 10.
BUDGET AMT.
AMT +/- BUDGET
FINANCIAL REVIEW BY ~'
LEGAL REVIEW BY:
REVIEWED BY CM:
CASE #:
P & Z HEARING DATE:
C. C. HEARING DATE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-116-R (CHAUCER ESTATES ADDITION)
October 17, 1991 (Postponed from September 19,
November 12, 1991
1991)
LOCATION:
Northwest corner of Sandy Lake Road and Heartz Road.
SIZE OF AREA: 20.89 Acres (which includes a 2.0 acre retention pond), 58
lots.
REQUEST:
Approval of a zonin§ change from (TC) Town Center to
(PD-SF-7) Planned Development Single-Family-7.
APPLICANT:
Alpine Development Co.
(Prospective Purchaser)
Mr. Rob Collins
14785 Preston Road
Suite 485
Dallas, Texas 75240
(214) 387-8636
Dan Dowdey & Associates
(Engineer)
Mr. Bill Anderson
16250 Dallas Parkway
Dallas, Texas 75248
(214) 931-0694
HISTORY:
A case similar to this request was denied by Council on
June 25, 1991, at the request of the applicant at
time, D.R. Horton.
that
TRANSPORTATION:
Sandy Lake Road, which abuts this property on the south is
currently a two lane asphalt road contained in a variable
width right-of-way. Sandy Lake is projected to be a four
lane divided thoroughfare within a 110 foot right-of-way.
Heartz Road, on the east, is currently under construction
as a two lane road in 60 feet Of right-of-way.
SURROUNDING LAND USE & ZONING:
North - Vacant (TC) zoning
East - Vacant (TC) zoning, developing single-family in
(TC) zoning; SF-12
South - Single-Family residential in 2F-9 zoning
West - Vacant (TC) zoning
ITEM 7
COMPREHENSIVE PLAN:
The Comprehensive Plan shows town center activities - which
includes higher densities of residential use - as beinG
appropriate for this parcel.
ANALYSIS:
In June, a similar request was denied without prejudice.
Comments prepared for that hearing are appropriate for this
request, and are repeated below.
Looking at the request from strictly a zoning perspective,
this is a down zoning application. Because TC allows only
MF and TH by right, a request of PD-SF-7 is attractive.
This proposal calls for a maximum of 58 lots on 19 net
acres for a density of less than 3 du/acre. The PD
requires screening walls, landscaping, specified setbacks
and a host of other development Guidelines not required by
straight zoninG. Because of the more detailed planning
which Goes into such a request, and the fact that a better
understandinG of what the finished product will look like
results, staff Generally supports such applications.
Such is the case with this Chaucer Estates plan. By
scanning this plan it is easily seen that the developer is
attemptinG to create a residential community which has
identity, preserves trees (which the original Town Center
plan did not do), capitalizes on the topography and
recognizes the water body at the northern boundary. In
addition, the applicant proposes brick screeninG walls,
entry features, and other amenity items which Generally
reflect well on the proposal. Of secondary importance with
this proposal is the overall development objectives of the
owner of the remaining TC zoninG (approximately 50 acres).
The original plan has been modified extensively, and
objectives which were initially outlined for TC zoning have
changed to the point that the whole development warrants
new examination. AlthouGh the entire TC zone does not
directly affect the request before you here, some mention
of its ultimate development needs to be pointed out.
Our main concern in evaluatinG this plan is not so much
with the information which was provided as it is with what
was not shown. For instance, brick pavers are required
at entry into this subdivision - the plan provided does
not show them. A solid, brick screeninG wall is required
alonG Sandy Lake, and landscapinG which abides by our
Streetscape Plan is a condition of approval the
applicant has not shown these details. We understand a
refined level of landscapinG will be provided alonG Heartz
Road - the application does not provided that information
on the submitted plan. Perhaps most important is the lack
of detail shown around the retention pond at the northeast
corner of the project. Detailed landscaping and
development plans are critically needed here to insure that
the ultimate appearance of the pond is compatible with our
library which is immediately adjacent and north of the
pond. Because the citizens of Coppell voted well over 2
million dollars to build our new library on this site, it
can not be emphasized too strongly that a comprehensive
development plan for the pond and adjacent property be
provided before we move forward with this zoning proposal.
These concerns have been expressed to the applicant, and
staff has been assured every attempt will be made to
accommodate our concerns. It is our understanding that
because of crucial time constraints placed on the
applicant, a less than preferred application had to be
submitted to meet our Planning Commission deadlines. Staff
further understands that more detailed plans addressing our
concerns will be submitted prior to the Commission hearing,
with explanation of those plans being presented at the
public hearing.
If that is the case, staff would recommend approval of this
request provided the issues outlined above are adequately
addressed at the public hearing, through acceptable plans,
elevations, and more detailed development proposals.
ALTERNATIVES: 1) Approve the zoning change.
2) Deny the zoning change.
ATTACHMENTS: 1) Site Plan
PDll6R.STF
AI.,PlN~ DEVR~OPI~NTCOMPAN~'
14785 Preston Road
Suite 485
Dallas, Texas 7S240
(214) 38?-8636
Fax (214) 991-4208
November 21, 1991
Mr. Gary $1eb
Planning Director
City of Coppell
Coppell, TX
RB~ 58 LO~s - CHAUCRR RSTAWRB
CI~ COUNCXL HRARZNG CONCRR~ING PRBLI~NARy
PL&~AND ~ONINGAPPROVAL (PD-116-R)
Dear Mr. Sleb~
~ant to ~u~ request, of N~vember 8, 1991, regarding
one,nuance o~ the prez~m[aary platting and zoning ease of the
above referenced property, please allow this letter to serve as
request to have the case scheduled for hearing dates as follower
City Council - December 10, 1991 (PrellJainary Plat & Boning)
Planning & Zoning - December 19, 199~ (Final Plat)
City Council - January 14, ~992 (Final Plat)
Thank you ~or your consideration and efforts.
Cl~to~ W. asker
Pre~lden~
cc~ Mr. Bill Anderson - Dan M. Dowdey & Associate~
Mr. Rob Collins