Park Place-CS 891116 (3)DATE: November
RE: PARK PLACE
CITY OF COPPELL
PLANNING & ZONING DEPARTMENT
STAFF REPORT
16, 1989
- PRELIMINARY PLAT
/
LOCATION:
Near the northeast corner of Sandy Lake Road and Neartz
Road.
APPLICANT:
Univest Development Company
12770 Coit Road
Dallas, Texas 75211
STAFF
INFORMATION:
Applicant is again requesting approval of a preliminary
plat. Please see attached letter from applicant.
On October 19, 1989, the Planning and Zoning Commission
unanimously denied this plat without prejudice. In
reviewing the tape of this meeting, the Commissioner's
concerns focused on four major issues. Those were:
1) Access to abutting property north and east of this
tract;
2) The compatibility of this plat with adjacent potential
development;
3) The density question; ~und
4) Variances requested and si~nificance of same.
The access concern has been addressed with the extention of
Woodcrest Lane to the north, and Park Valley Drive to the
east.
In staff's opinion, because this proposal is residential in
nature, (TC) zoning permits residential uses, and a
sensitive development proposal preserving the natural
amenities is possible with this plat, this development plan
can be compatible with adjacent future development.
The density question is pr~blematic. In his testimony, the
applicant repeatedly ~ompared this proposal to the
Northlake Woodlands area. As a point of information, the
majority of Northlake Woodlands is zoned (SF-12), with many
lots exceeding 12,000 square feet and with setbacks
appropriate to that zoning classification. The applicant
further stated that the submitted plat was reflective of
(SF-9) zoning, with many lots exceeding 9,300 square feet.
In point of fact, only 1/3 of the lots on this plat exceed
that figure, and this development proposal is more aligned
with SF-7 zoning requirements. Staff would suggest, at a
minimum, that (SF-9) density, lot sizes, and development
standards are more appropriate for this site.
The final issue, regarding variances being approved for
plats by the Planning and Zoning Commission, flies in the
face of the Commission's responsibilities vs. the Board of
Adjustment's. In short, the Planning and Zoning Commission
does not have the authority to grant variances to basic
zoning development gnidelines, and must refer variance
requests to its proper authority, the Board of Adjustment.
In an attempt to satisfy the concerns of the Planning and
Zoning Commission, and at the direction of staff, the
applicant has submitted a revised plat which addresses two
of the four major issues discussed on October 19, 1989
access and compatibility. Density rumains as originally
submitted. The variance issue becomes somewhat clouded,
and a more detailed explanation of legal options available
will be discussed at the November 16, 1989 session.
In summary, one-half of the major issues discussed by the
Planning and Zoning Commission are favorably reflected by
this plat. The density question and variance issue have
not been resolved. Staff would, therefore, suggest that
the plat has only partially addressed the Planning & Zoning
Coemission's concerns.
ALTERNATIVES:
1) Approve the preliminary plat as submitted.
2) Approve the preliminary plat with front yard
as submitted earlier.
3) Deny the preliminary plat.
variance
ATTACHMENTS:
1) Preliminary Plat
2) Letter from applicant
PRKPLSTF
UNIVEST DEVELOPMENT COMPANY
November 7, 1989
Mr. Dale Jackson
Building Inspector
City of Coppell
P. O. Box 478
Coppell, Texas 75019
Re: Board of Adjustments Review of Variance Requests
Park Place Addition Preliminary Plat
Dear Mr. Jackson:
On October 19, 1989 the referenced preliminary plat with variance requests was
presented to the Planning and Zoning commission. Prior to that presentation, the
plat had been reviewed with city staff at two Development Review Committee
meetings and had been revised to meet all of the known staff requests up to the date
of the meeting. At the P&Z meeting, the Commission expressed a desire for the plat to
be further revised to provide (i) a street stub out to the east, (ii) a street stub out to
the north, and (iii) an realignment of one street to avoid having any lots which
would back up to future Heartz Rd. These changes have been made and the plat is to
be reconsidered by P&Z at its November meeting.
On November 2, 1989 the city staff advised us that the plat variances had to be
submitted to the Board of Adjustments. Gary Sieb and Larry Jackson have advised me
that this can occur between the time of the November P&Z meeting and the date the
plat goes to City Council. This timing is particularly important since (1) we are just
now being made aware of the required review by the Board and (2) certain time
deadlines in the business transaction 1o acquire the property. Therefore I
respectfully request that you accept the attached submittal of the referenced
preliminary plat for the December meeting for the Board of Adjustments.
During the Development Review process, the city staff requested that we submit
a written rationale for the variances requested. I have enclosed a copy of that letter.
I would also add that the street stub outs required by the P&Z have accentuated the
need for the setback variances. Also at the November 2 meeting, it was pointed out
that the TC zoning ordinance which governs this property requires a Merchant's
Association. This requirement under the Special Condition section relating to
Residential Uses (Section 24.6) is obviously directed to commercial type uses rather
than residential, and was probably an oversight in the drafting of the original
UNIVEST FINANCIAL CORP. · ALLEN EQUITIES INC.
12770 COlT RD · SL~ITE 1275 - DALLAS, TEXAS 75251 · 214/233 5771
Mr. Dale Jackson - Page 2
ordinance. Therefore we also request a variance on the Park Place Plat that would
waive any requirement for this development that a Merchant's Association be
established in connection with it.
Sincerely,
Univest Development Company
Enclosure
cc: Mr Gary Sieb
,?Ms~ Taryon Bowman
Mr. Richard Dooley
Michael R. Allen, President
DJ/NEW/ABQ/I 1.7.89
TO: Dale Jackson
FROM: Mike Allen
RE: Park Place Addition Variances
DATE: November 8, 1989
Please accept the following as responses to the questions in the application form for the
Board of Adjustments:
1, Is lhe subject omDertv different from olher DroDerties around it - The factors which are
unique to this property are:
a. Zoning - This property is zoned TC or Town Center whereas the land to the east, south
and one of the tracts to the north are zoned SF-12 Single-Family. The property to the
west and the other one to the north are also zoned TC. The subject property, and its
neighbors, which are zoned TC can be used for limited commercial uses, retail, office,
multi-family, townhouse, or any use permitted by any single-family district, including
SF-0 zero lot line, which permits as small as a 4,000 sf lot. Therefore there is a
possibility of considerably less restrictive uses on the subject property as well as the
other TC tracts. In contrast to the more dense uses permitted by zoning, the proposed
plat proposes the following breakdown of lots:
S~ RANGE NUMBER AVG SF
7-8,000sf 7 7,876
8-9,000sf 35 8,508
9-10,000sf 36 9,350
10-11,000sf 8 10,164
11-12,000sf 3 11,337
Over 12.000 1 14.250
TOTAL 90 9,099
The requested variance to waive the requirement for a Merchant's Association also
relates to zoning. We believe this requirement was intended for those parts of TC zoning
which are used in a commercial/retail manner rather than residential. The Merchanrs
Association should be formed when pertinent and would be an unnecessary burden on a
single family subdivision.
b. Physical limitations - The east-west and north-south boundaries of this property
place practical limitations on the street patterns which can be used. This has resulted in
unusually deep lots along Allencrest and Woodcresf Lanes, and in sOme cases lots with
minimal depths along Park Valley Drive. These factors and the requirements for street
Board of Adjustments - Page 2
stub outs to the east and north imposed by the Planning and Zoning Commission are part
of the reason for the setback variances because of their influence on the economic
considerations explained below.
c. Economic considerations - The matters discussed above have a direct impact on the
economic feasibility of the development. The developer and builders are attempting to
create a custom home neighborhood in the $150,0000-$200,000 price range which will
be able to accommodate homes which will in most cases have a front elevation of 57' or
greater in width. This development will attempt to serve the same market which has
been served in part by Northlake Woodlands and in part by Park Meadow.
Most of the homes in Northlake Woodlands which have been under $200,000 have been on
approximately 75'x120' tots of around 9,300 sf with 25' front setbacks and 8' side
setbacks. Most of the homes in Park Meadow have ranged from $140,000-$180,000
and have been on approximately 65'x105' lots of around 7,000 sf with 25' front
setbacks and 5' side setbacks.
For the builders to be able to price the homes in this range, the lot price must be at the
right level, which in this case has dictated 90 lots from this property. The lot sizes
(9,100sf avg.) we feel are sufficient for our purpose and in line with the market.
However with this property, the lot widths can be no wider if we are to get the required
number of lots. The more narrow width is made up by the greater depth in many cases.
With the side set back variances, the builders can still build the homes they prefer. The
front elevation maximum widths with and without the variances are detailed on the
~ The front setback of 25' has become standard in most custom
additions in Coppell, including Creekview and Northiake Woodlands, and the homebuyer
seems to prefer the extra space in the rear yard.
Can the Drooertv be used without the variances - Yes
What effect will the variances have on other DroDerty. adiacent streets, and on oeoDle
a. Other property - There should be no effect. All of the adjacent land is separated from
the property by an alley and backs up to lots with the exception of that adjacent to Lot 6,
Block F. The land across future Heartz to the west is zoned TC and is not anticipated to
be used for single family. The Sandy Oaks subdivision across Sandy Lake to the south
also has 25' front yards and a 10' side yard adjacent to Sandy Lake. Also a brick
screening wall will be built on the property along Sandy Lake.
b. Adjacent streets - None. Required sight lines are maintained at all intersections. The
only variance along an adjacent street is the side setback next to the brick screening
wall along Sandy Lake.
BD.ADJUST/ABQ/11.8.89
Board of Adjustments - Page
· 8.
c. People passing by - We do not feel there will be any negative effect. It is doubtful
that most will even notice the 14' separation between houses rather than 16'. If they do,
we do not anticipate a negative reaction. Both Park Meadow and Highland Meadow have a
5' side setback and are generally felt to be attractive neighborhoods. Many examples
exist in other communities of relatively high priced custom homes with set becks similar
to those requested.
If the variances are denied, how will the Drooert_v be used - First the applicant does not
yet own the property. If the variances are denied, we must make a business decision
whether to continue with the development. If we decide to do so, we will most likely
develop the proposed plat without variances with a few minor adjustments where
necessary in some of the corner lots. The result to the city, in our opinion will still be a
nice subdivision but with homes which will be a little more limited in design and with
more two story homes. Said another way, it should look more like Park Meadow and less
like Northlake Woodlands.
If we make the business decision to not buy the land, another owner may use the land in
any manner permitted by the zoning, as explained above.
How is the surroundino property usert - Except for the Sandy Oaks subdivision, il is
today undeveloped. The property owned by T&W Liquidating (old Jenco Nursery site) has
recently presented a request to the city to be rezoned to SF-7. The properly owned by
the Parks of Coppell Joint Venture to the west across future Heartz is currently planned
to be the Iocalion of a future Coppell library. There is also a lake planned west of Heartz
which will be part of the Metrocrest Health Care facility if it is constructed.
Who will be affected by the variances if (3ranleH - Primarily the builders and eventual
homeowners in Park Place. These variances are being requested because we believe they
will result in better homes at Ihe same price than without the variances, This should be
good for the homeowners and for the city,
Will Iraffic conditions be affected bv the variance,~ - There should be no adverse effect.
The only variance next to a traffic artery is the side set back adjacent to the brick wall
on Sandy Lake. The required sight lines at those intersections will be maintained.
What evidence is to be presented to SUDport the variance - In addition to the reasons
enumerated in this application and the previous correspondence to the city, we will
present various architectural drawings of proposed homes and photographs of existing
homes to graphically demonstrate the type of construction we hope to achieve and the
effect of the variances.
cc: Dan Dowdey
BD.ADJUST/ABQ/11.8.89
SIDE SETBACK VS. HOUSE WIDTHS - PARK PLACE
NUMBER
LOTS APPX
BLOCK IN BLK WIDTH
APPX
DEPTH
W/ VARIANCES
APPX BLDG WDTH @ SS=
SIZE INFLUENCES 7
WlO VARIANCES
BLDG WDTH @ SS=
8
75 190
74 137
75 135
75 132
79.00 130
85.00 110
73,00 112
73.00 115
71,00 115
75 137
73 130
73 130
71 128
79 128
74 137
72 130
71 130
71 130
71 120
79 120
74 130
71 130
71 130
71 120
79 120
79 110
71 110
82.00 140
82.00 112
75.50 125
75.00 115
76.00 112
82.00 140
82.00 112
76.00 125
77.00 115
77.80 112
79.0O 110
72.20 110
72.20 115
85.00 130
Subtotal 90
Weighted Average
14,250 Wooded, S.L. Corner
10,138 Wooded
10,125 Wooded
9,900 Typical interior
10,270 Heartz corner
9,350 Irregular,Corner
8,176 Typical interior
8,395 Typical interior
8,165 Typical interior
10,275 Wooded, S.L. Comer
9,490 Wooded
9,458 Typical interior
9,088 Typical interior
10,112 Corner
10,138 Wooded, S.L. Comer
9;360 Wooded
9,230 Wooded
9,230 Typical interior
8,520 Typical interior
9,480 Corner
9,620 S.L. Corner
9,230 Wooded
9,230 Typical interior
8,520 Typical interior
9,480 Corner
8,690 Corner
7,810 Typical intedor
t 1,480 Heartz corner
9,184 Corner
9,438 Typical interior
8,625 Typical interior
8,512 Typical interior
11,480 Heartz corner
9,184 Corner
9,500 Typical interior
8,855 Typical inledor
8,714 Typical intedor
8,690 Corner
7,942 Typical interior
8,303 Typical interior
1 lr050 Irre~ularrFuture Lake
9,099
58 57
60 58
61 59
61 59
57 56
63 62
59 57
59 57
57 55
58 57
59 57
59 57
57 55
57 56
57 56
58 56
57 55
57 55
57 55
57 56
57 56
57 55
57 55
57 55
57 56
57 56
57 55
60 59
68 66
62 60
61 59
62 60
60 59
60 59
62 60
63 61
64 62
57 56
58 56
58 56
71 69
LOTS/BDADJ/ABQ/90L - 11/8/89 - Page 1