Villages CC 1-3-AG 920414 . AG]
CITY COUNCIL I~F~RTING
)UEST FORM
April lq. Igg2
:To consider approval of a zuning c~mange.. I ' ~ C~ottonwood
rom (MF:.-I) Multi-Family-! and IMF-2) Multm- to [p[3-SF-7) PI ~.n~d. '
le-Fam.ly-?, located at the southeast c~.orner o ay Boule-
st of Jim 9owell Donstructlon ~.ompany
SUBMITTED BY: ~
[iVALUATION OF ITEM:
Date of P F~ Z Meeting: March {9. {gg2
Decision of P g Z Dommissien: Approved Iq-0]: with the following conditiuns:
STAir[= REP.: Planning Director. (~ery L. Sieb
OTHER REP.:
DATE:
1) that there be a 6' masonry wall along Parkway, ac~o~J~'fi~ to
the site plan,
2} landscaping as proposed be included on all cul-de-sacs,
3) landscaping along Parkway as proposed,
4} wood fence be as defined,
5} minimum house size of 1800 square feet on area basically
zoned SF-7, 2000 square feet on area basically zoned SF-9,
and 2200 square feet on lots abutting the creek, and
6) that a homeowners association be formed to maintain alt
common areas
Pie;me me attached staff report for further details,
BUDGET AMT.
AMT +/- BUDGET
AMT. ESTIMATED
FINANCIAL ~ BY ~
LEGAL REVIEW BY:
REVIEWED BY CM: ~
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-124 (VILLAGE @ COTTONWOOD CREEK, PHASE II)
P & Z HEARING DATE: March 19, 1992
C. C. HEARING DATE: April 14, 1992
LOCATION:
The southeast corner of Coppell Road and Parkway Boulevard.
SIZE OF AREA: 44.5 Acres proposed for (PD-SF-7) 152 lots.
REQUEST:
Approval of a zoning change from (MF-1) Multi-Family-1 and
(MF-2) Multi-Family-2, to (PD-SF-7) Planned Development
Single-Family-7.
APPLICANT:
Jim Sowell Const. Co., Inc.
(Owner)
4809 Cole Avenue
Suite #250
Dallas, Texas 75205
(214) 522-3739
Nelson Corporation
(Engineer)
5999 Summerside Drive
Suite #202
Dallas, Texas 75252
(214) 380-2605
HISTORY:
There has been no recent zoning activity on this property,
although a request for (SF-0) and (SF-7) was denied without
prejudice by the Planning Commission in February. This
proposal is the result of that action.
TRANSPORTATION:
Parkway Boulevard is a C4D four-lane divided thoroughfare
contained within an eighty (80) foot right-f-way; Coppell
Road is a C2U two-lane undivided street with variable width
right-of-way.
SURROUNDING LAND USE & ZONING: North - vacant; MF-2
South - single-family/school site; SF-O
East - vacant; MF-1
West - vacant; LI
ITEM 7
COMPREHENSIVE PLAN:
The Comprehensive Plan shows high density
for this property.
residential uses
ANALYSIS:
As the history element of this staff report reflects, this
property was recently considered for SF-0 and SF-7 zoning.
This is the third request we've processed in recent months
which basically down zones property from an apartment
classification to a single family category. In each of the
earlier requests, lots in the 50-55 foot width range were
proposed, met staff, neighborhood, and Planning Commission
objection, and were eventually revised to 60 foot width
minimums. That same pattern evolved with this case.
In February application was made to rezone from MF-1 and
MF-2 to SF-0 (19.9 acres and 116 lots) and SF-7 (24.6 acres
and 87 lots). At the Commission hearing, considerable
neighborhood opposition surfaced and the Commission was
presented with a 131 signature petition urging SF-9 and
SF-12 zoning with minimum house size of 2200 square feet.
Planning Commission elected to deny without prejudice to
allow the applicant to resubmit an application in March
that more closely followed suggestions by staff and
community to lower densities, provide more landscaping and
redesign the street system, among others.
The applicant has redesigned the earlier application and
has modified it to more closely reflect staff and
neighborhood concerns. This application:
· reduces density from 203 lots to 152
· essentially proposes SF-7 on 13.2 acres, maximum of 56
lots, minimum house size of 1500 square feet
· proposes SF-9 on 31.3 acres, maximum of 96 lots,
minimum house size of 1750 square feet
· minimum lot width of 60 feet in area
· minimum side yard of 6 feet in area "A"
reduced the smaller lot area by 6.7 acres
redesigned the circulation pattern
· provides more detailed landscaping plans
Staff recognizes greater effort has been put forth by this
application than the one immediately preceding it, however,
we still have concerns with many of the plan proposals:
1) the circulation pattern still funnels traffic through
the Winding Hollow neighborhood - Gibson Court should
not have access to Misty Haven Drivel median cuts and
redesign must be approved by the City Engineer
2)
although this plan recognizes the significance of
Parkway Boulevard by proposing the six foot tall
masonry screening fence, a landscape plan for the
outside of the fence should be required to "soften"
the fence line similar to the Coppell Road proposal
3)
the cul-de-sac treatment with berms, landscaping,
brick and metal fencing located on Homeowner
Association easements is an improvement. Landscaping,
the earth berm, and clearly defining where the 6'
brick wail ends and this treatment picks up needs
clarification
questions regarding type and maintenance of all
screening fences and irrigation of common landscape
areas as well as their maintenance needs further
explanation from the applicant
minimum house size of 2000 square feet is not
unreasonable, most recent ?D's range from a minimum
2000 to 2300 square feet or greater
Although strong neighborhood concerns have been expressed
regarding the desire for larger lot single family
development (the SF-9 and 12 petition), it must be
recognized that substantial reduction of density is
proposed here. Additionally, the fact that SF-7 and SF-0
zoning and development already exists to the south of this
proposal, supports the applicants request for the proposed
zoning. The neighborhood has also expressed concern
regarding the wooden screening fence and cul-de-sac
treatment adjacent to Misty Haven. Although that concern
is recognized, staff would only point OUt that such a
screening fence and landscaping is not required by zoning.
At any rate, with a more sensitive solution to the 5 points
expressed above, a recommendation for approval would be
warranted.
ALTERNATIVES:
1) Approve the zoning change
2) Deny the zoning change
3) Modify the zoning change
ATTACHMENTS:
1) Zoning Exhibit
2) Detailed Site Plan (2 Sheets)
3) Landscape Concept
PD124STF
o >
t:n
LANDSCAPE AND BRICK SCREEN~G WALL ALONG COPPELL ROAD
PROPOSED CAST STONE PROJECTENTRYSJGN
BRICK SCREENING WALL ALONG COPPELL ROAD AND PARKWAY BLVD.
WOOD FENCE ALONG MISTY HAVEN DRIVE
DETAILED SITE PLAN
COTTONWOOD
CREEK
City of Coppell, DaLlas County, Texas