Huntington-CS 920820 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-129-R -(PARKS OF COPPELL, TRACT III)
P & Z HEARING DATE: August 20, 1992
C. C. HEARING DATE: September 8, 1992
LOCATION: The southwest corner of Parkway Boulevard and Denton Tap Road.
SIZE OF AREA: 26.244 Acres, containing 86 single-family lots.
REQUEST: Approval of a zoning change from (TC) Town Center to (PD-SF-9)
Planned Development Single-Family-9.
APPLICANT: R.T.C. Dan Dowdey Associates
(Owner) (Engineer)
8080 Park Lane Mr. Bill Anderson
Suite #700 16250 Dallas Parkway
Dallas, TX 75231 Suite #100
Dallas, Tx 75248
214 - 931 - 0694
HISTORY: On May 21 and again on July 16, Planning Commission denied both
a zoning request and a preliminary plat on this parcel.
TRANSPORTATION:
Denton Tap Road is a six-lane divided thoroughfare (P6D) contained
within a 100 foot right-of-way; Parkway Boulevard is a four-lane
divided street (C4D) contained within an 88 foot right-of-way.
ITEM 5
SURROUNDING LAND USE & ZONING:
North - Andrew Brown Park & vacant land; TC
South - vacant land; C
East - vacant & City Hall; TC
West - High School; C
COMPREHENSIVE PLAN:
The Comprehensive Plan shows Town Center uses as most
appropriate for this area.
ANALYSIS: Although the applicant had modified May's request from SF-7 to a
PD, the proposal still retained a total of 88 single-family lots, and
remains a difficult tract to evaluate. The case before you now (the
August Planning Commission application), has reduced density to 86
lots, and is very close to SF-9 density. On the one hand, the zoning
is changing from a more intensive use (TC) to a less intensive use
(PD-SF-9) which is generally supported. However, in additional
discussions with the applicant, it was again mentioned that the
topography of the site does not lend itself to the planned use, and
that the hill on the parcel (actually, this hill is the site) will be
removed. From a planning perspective such development is
problematic. One of the major objectives to sound land use planning
is the preservation - as much as possible - of natural amenities such
as trees, streams, rock out croppings and topo - to work with the
natural contours of the site. This plan still ignores that principle.
Although trees have been spotted on the site, and the applicant has
volunteered to replace caliper inch for caliper inch (total of 616
inches) all trees that are removed with new ones, this proposal still
removes the hill. We have also been advised that the applicant is
working with the School Board to minimize planning concerns
regarding walls and landscaping. The plan before you does show a
6' high screening wall, has a better circulation pattern, and is an
improvement from the May submittal. In addition, the applicant now
states that if the hill must be preserved, it could be done, but the
applicant would do that only if alleys were eliminated. On the other
hand, with the lower density, and with removal of the hill, the
applicant would be willing to retain alleys. Also the applicant is
agreeable to restricting building height along Denton Tap, Parkway
Boulevard, and adjacent to the high school to one story structures.
Planning staff remains ambivalent regarding this request - - the
zoning change is supportive, the site details shown on the plat raise
concerns regarding environmental and aesthetic sensitivity and it is
our position that a more innovative way to plan with the hill intact
needs to be undertaken - we still have trouble in supporting this
request, although we do recognize it is an improvement from the
original submittal. Our first response to saving the hill is that it
should be preserved and the alley needs to be constructed. If,
however, this case boils down to alleys v. hill, from a planning and
aesthetic perspective, preservation of the hill is most important.
ADDENDA: At a meeting of the School Board subcommittee (Board Members
Mary King and Randy Thompson), Commissioner Meador, Bill
Anderson, and Gary Sieb regarding the area adjacent to school
property, and presuming some form of approval of the request is
forthcoming, the following conditions were agreed to:
1) single story houses, not to exceed 25 feet in height, will be
build on all perimeter lots
2) wall adjacent to high school will be constructed of same color
brick
3) top of screening wall will be a minimum of 8 feet above crown
of the high school drive, no side yard fences extending to this
wall will exceed that height
4) columns of screening wall will duplicate high school columns,
if possible
5) landscaping, irrigation system, and water meter will be installed
on school side of wall at developers expense
6) school will maintain all landscaping outside wall adjacent to
school property
7) landscaping adjacent to school wall will conform to streetseape
plan guidelines
8) appearance of each side of wall adjacent to school property
responsibility of each entity; construction maintenance (if wall
is physically damaged) of entire wall responsibility of
homeowners association
9) concept plan for pedestrian access to high school property
including additional landscaping and screening provisions will
be finalized prior to final plan and plat submittal
10) trees on building site may be moved to school site at school's
expense
11) if the hill is removed, restricted access across Parkway
Boulevard between the hours of 8:00 a.m.-9:30 a.m. and 2:30
p.m.-4:00 p.m. will be required during week days
ALTERNATIVES: 1) Approve the zoning change 2) Deny the zoning change
3) Modify the zoning change
ATTACHMENTS: 1) Zoning Exhibit
2) Landscape Exhibits
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PARKS OF COPPELL, TRACT III - PRELIMINARY PLAT
P & Z HEARING DATE: August 20, 1992
C. C. HEARING DATE: September 8, 1992
LOCATION: The southwest corner of Parkway Boulevard and Denton Tap Road.
SIZE OF AREA: 26.244 Acres, containing 86 single-family lots.
REQUEST: Approval of a preliminary plat of Parks of Coppell, Tract III.
APPLICANT: R.T.C. Dan Dowdey Associates
(Owner) (Engineer)
8080 Park Lane Mr. Bill Anderson
Suite #700 16250 Dallas Parkway
Dallas, TX 75231 Suite #100
Dallas, Tx 75248
214-931 -0694
HISTORY: On May 21 and again on July 16, Planning Commission denied both
a zoning request and a preliminary plat on this parcel.
TRANSPORTATION:
Denton Tap Road is a six-lane divided thoroughfare (P6D) contained
within a 100 foot right-of-way; Parkway Boulevard is a four-lane
divided street (C4D) contained within an 88 foot right-of-way.
ITEM 6
SURROUNDING LAND USE & ZONING:
North - Andrew Brown Park & vacant land; TC
South - vacant land; C
East - vacant & City Hall;
West - High School; C
COMPREHENSIVE PLAN:
The Comprehensive Plan shows Town Center uses as most
appropriate for this area.
ANALYSIS: If the zoning case associated with this plat is approved, then the
subdivision is also recommended for approval based on issues
concerning the hill, alleys, building heights, homeowners
maintenance areas, etc., being formally resolved. If alleys are not
required, ten foot easements need to be provided on those lots
without alleys.
ALTERNATIVES: 1) Approve the preliminary plat 2) Deny the preliminary plat
3) Modify the preliminary plat
ATTACHMENTS: 1) Preliminary Plat
parks3.stf
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