PD110-AG 900109Rev. 4-24-89
AGENDA REQUEST FORM
iTEM CAPTION:
PUBLIC HEARING To consider a zonin~o cb~n~oe request, Case ~PD-I10, Pecan Hollow
Addition, from (SF-1Z) Single Family-lZt to (PD-SF-9) PJanned Development Single Family-O, located
approximately 550 feet south of the intersection of Lodge Road and Parkway Boulevard, along the west
side of Lodge Road~-~t the re~e. st_~o~ Gateway U.S.A.
SUBMITTED EY: STAFF
(.D~Ir~/c66r' s Signature) ' _ .......
EVALUATION OF ITEM: DATE:
Applicant is requesting approval of a Piton-ed Development to allow the construction of approximately
Z08 Single Family homes.
Date of P]~-ning & Zol~iIlg Commission Meeting: December Z1, 1989
Decision of Plm--ing & Zomng t;ommission: Approved (5-Z) with conditions. (SEE ATTACHED MINUTES).
Please see attached staff report f~r further details.
AP?ROi/ED .-
BY
CITY
P~UDGET AMT.: N/A AMT. ESTIMATED: AMT. +/- BL~GET:
COMMENTS: FINANCIAL REVIEW BY:
LEGAL REVIEW BY: REVIEWED BY CM:
AGEndA REQ FORM. C~8~D~
Minutes of December 21, 1989
Planning & Zoning Commission
Page 2
P&Z Coordinator Taryon Bowman introduced the item to the
Commission. Ms. Bowman stated that this site is a joint effort
of Mobil Oil Company and Southland Corporation. She stated that
this case had previously been approved by the City Council in
1986. Since that time a site plan has been submitted to the
Planning and Zoning Commission and City Council: however, they
are now requesting another amendment to the site plan.
Mr. A1 Rogers of Mobil Oil Corporation was present to represent
this item before the Commission. Mr. Rogers stated that this
site plan will include a 7-11 store and Mobil gasoline pumps.
Chairman Munsch then opened the public hearing and asked for
persons wishing to speak in opposition to this request. There
were none. He then asked for persons wishing to speak in favor
of the request. Again there were none. The public hearing was
then declared closed.
Following discussion Commissioner Gross moved to approve Case
#S-1031.1 with the modifications as requested, but request that
they come back to the Commission with a modification of the 7-11
store along the same lines as was originally approved.
Following discussion, Commissioner Gross withdrew the motion.
Commissioner Gross then moved to deny Case #S-1031.1 without
prejudice. Commissioner Scott seconded the motion; motion
carried (7-0) with Chairman Munsch and Commissioners Green,
Gross, Redford, Scott, Tunnell and Weaver voting in favor of the
motion.
Item 7: Consider a zoning change request, Case #PD-110, Pecan Hollow
Addition, from (SF-12) Single F~mily-12, to (PD-SF-9) Planned
Development Single Family-9, to allow the development of 208
single family lots, located approximately 550 feet south of the
intersection of Lodge Road and Parkway Boulevard, along the west
side of Lodge Road.
Director of Planning and Community Services Gary L. Sieb
introduced the item to the Commission. Mr. Sieb stated that
this case was previously denied unanimously back in November by
the Planning Commission. Mr. Sieb also stated that 81 notices
were mailed to property owners within 200 feet of this request.
There were six reply forms returned in favor of the request, and
two returned in opposition. Just before the meeting Mr. Sieb
was presented with a petition containing eight additional names,
also in opposition. Mr. Sieb further stated that the two major
reasons for opposition are the desire to save the trees along
the nc~thern boundary of this property, and concerns regarding
density, with the general feeling that the property owners would
prefer to retain the SF-12 zoning on this property.
Minutes of December 21, 1989 ×, ~:.~ ~
Planning & Zoning Commission " ,.'.,-.: ......
Page 3
Mr. Larry Taylor, president of Great Southwest Companies, was
present to represent this item before the Commission. Mr.
Taylor stated that he was just brought in on this development
approximately thirty days ago. He stated that he feels this
development is needed, and would be beneficial to the area. Mr.
Taylor also stated that they have tried to make this plan more
compatible with the surrounding area. He also stated that when
this request was brought to the Commission in November, they had
requested SF-7 zoning; however, they are now requesting $F-9.
Mr. Taylor then introduced Mr. Alan Shallet. Mr. Shallet stated
that they have done a market study around the Dallas/Ft. Worth
area, which they feel shows this is a viable development. Mr.
Taylor then introduced Mr. Bob Sandlin, the lender for this
project. Mr. Sandlin stated that he has obtained financing for
three major projects in the Dallas/Ft. Worth area. Mr. Sandlin
feels that Coppell is a good area for this type of project, and
that this project will work for the City.
Chairman Munsch then opened the public hearing and asked for
persons wishing to speak in opposition to this request. Those
persons speaking were:
Jim Dippold 249 Alex Drive
Bob Gamboa 363 Alex Drive
Steven Huss 244 Lodge Road
He then asked for persons wishing to speak in favor of this
request. There were none. The public hearing was then declared
closed.
Following discussion Commissioner Gross moved to approve PD-110
with: 1) Area A to be changed so that all the homes below
Hackberr¥ and Grace Drive have two lots deleted on each side of
Pecan Hollow to enlarge those lots to 85 feet in width or
larger; 2) that all trees possible be saved, and all trees
above 14 to 16 inches will be saved by whatever means necessary;
3) that all the houses in the new Area A be at least 2000 square
feet, and all those in Areas B and C be at least 1800 square
feet, as volunteered by the developer; and 4) that the
developers pay for improvements to Lodge Road, doubling the size
as is and giving the right-of-way, and paying for the
improvements also on the Eby tract; 5.) that the developer will
maintain the landscaping on the right-of-way by whatever means
are necessary. Commissioner Redford amended the motion to
include that the developer provide tree locations on a site plan
or plat to demonstrate trees that will be saved. Commissioner
Redford then seconded the motion; motion carried (5-2) with
Chairman Munsch and Commissioners Green, Gross, Redford and
Minutes of December 21, 1989 . / :. . - ~
Planning & Zoning Commission .: ... .~-..,;. -'-
Page 4
Scott voting in favor of the motion, and Commissioners Tunnell
and Weaver voting against the motion.
The Commissioners recessed for a short break at this time.
PLATTING
Item 8: To consider a request from Prentis Properties, Limited,
regarding Park West Commerce Center, to amend the City of
Coppell's Thoroughfare Plan for the realignment of Gateway
Boulevard from its current location on the plans to be aligned
with Southwestern Boulevard.
(This request is to amend the City of Coppell's Thoroughfare
Plan for the realignment of Gateway Boulevard from its current
location to a location more closely aligned with existing
Southwestern Boulevard).
Director of Planning & Community Services Gary L. Sieb
introduced the item to the Commission. Mr. Sieb stated that the
Engineering division of Public Works is here to answer any
questions regarding this issue.
Michael Tucker of Prentiss Properties and Mike Starek of
DeShazo, Starek and Tang were present to represent this item
before the Commission. Mr. Tucker stated that the reason for
replatting this property is to rearrange the streets so that
they lend themselves to the development of the property as an
industrial park. He also stated that the current plan shows a
street that connects to Beltline Road, which runs through the
middle of the property and then connects to Freeport Parkway.
They are requesting that the street be realigned to the northern
boundary of the property, its terminus with Beltline Road would
be the same, and its connection to the remainder of the
Thoroughfare Plan would be exactly the same. Mr. Tucker then
stated that in order to develop this as an industrial park, they
need to lay the plan out in a rectangular shape, then install an
interior street system that will allow them to lay the lots out
in large blocks that lend themselves to large 100,000 to 150,000
square foot warehouse buildings. He then stated that there is
one such building already under construction at this site.
Mr. Tucker then introduced Mike Starek of DeShazo, Starek and
Tang. Mr. Starek's company has done a traffic analysis on this
property. Mr. Starek stated that some of the major factors
considered in this type of study are population, employment,
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
DATE: December 21, 1989
RE: Case #PD-110
APPLICANT: Gateway U.S.A.
Mr. Ron Fraze
10751Mapleridge Drive
Dallas, Texas 75238
LOCATION: Approximately 550 feet south of the intersection of Parkway
Boulevard and Lodge Road, along the west side of Lodge
Road.
REQUEST: Zoning change request from (SF-12) Single Family-12, to a
(PD-SF-9) Planned Development Single Family-9, to allow the
construction of single-family homes.
SIZE: 59.4 acres
HISTORY: Subject tract was submitted as a zoning change request
from (SF-12) to (SF-7), (Case #ZC-525), to the Planning and
Zoning Commission on November 16, 1989. The case was
denied without prejudice.
TRANSPORTATION:
Lodge Road is presently a two-lane substandard roadway,
which is in need of improvement. Construction of Lodge
Road along the frontage of this property will be the
responsibility of the developer, and will be required prior
to the development of any structure.
SURROUNDING LAND USE & ZONING:
North - SF-0 & Vacant; SF-12, TH-1
East - Duplexes & single family structures; TH-2 & SF-12
South - Vacant & single family structures
West - Vacant; TC zoning
ITEM 7
NUMBER OF NOTICES MAILED 81
STAFF RESPONSE:
As stated above, the Planning Commission denied without prejudice a
request for (SF-7) on this parcel in November. The Commission indicated
that (SF-7) did not appear to be appropriate zoning for this tract, felt
the applicant needed to address the concerns of neighbors to the north,
and suggested the street pattern and density proposal needed additional
study. The developer has extensively revised the original plan, attempted
to address the interests of the northern residential property owners, and
submits a planned development request reflecting average lot sizes in
excess of 9000 square feet.
On this proposal, density has been reduced to 208 lots, which approximates
3 1/2 dwelling units per acre. The developer will improve Lodge Road
adjacent to this request, as well as the leave-out parcel at the northeast
boundary line, the lot pattern is more effectively platted, and the street
system suggests a more interesting subdivision. Additionally, the
developer has indicated that private deed restrictions will be placed on
the land to address the issue of house size, resulting in dwelling units
along the the southern property line having a minimum square footage of
2000 feet. Landscaping will be placed along the easterly property line,
and is proposed to include berming, fencing and other landscape
amenities. The developer has also indicated a desire to include brick
pavers at the entrances to this development. The submitted plan shows a
20-25 foot rear yard setback along the northern property line, which was
discussed at the November public hearing.
With these development guidelines, the assurance of larger structures
being built adjacent to existing (SF-12) zoned lane, and the fact that
this proposal reflects land use suggested by the Comprehensive Plan, staff
is generally favorably inclined toward this proposal. Our primary concern
relates to density and environmental sensitivity of the plan. There are
presently two water bodies existing on the site, which are proposed to be
filled and developed with houses. The developer has indicated that
economic feasibility and the questionable quality of these small ponds
necessitated their filling. Had the plan included them in the development
proposal, density over-all would have been reduced and these two minor
concerns of staff would not merit comment. Overall, this proposal is much
improved from the initial application, and issues discussed in November
have been addressed in a positive manner.
PDllOSTF
FIELD NOTE DESCRIPTION
BEING a tract of land situated in the Sibered Henderson Survey,
Abstract No. 629 in the City of Coppell, Texas and being more particularly
described as follows:
BEGINNING at an "X" Set in concrete in the centerline of Lodge Road,
said centerline being the west line of a Lodge Road as recorded with
Sherwood Park, Section One, an addition to the City of Coppell as recorded
in Volume 84040, Page 3032 of the Deed Records of Dallas County, Texas
said point also being S. 0°10'23'' W., 320.02 feet from the intersection
of the said centerline of Lodge Road with the centerline of Alex Drive
(a 50 foot right-of-way);
THENCE S. 0"10'23" W.~ 1224.74 feet along the said centerline of
Lodge Road to an iron rod found for corner;
THENCE S. 89"04'44" W., 1196.55 feet to an iron rod found for corner;
THENCE S. 88°33'50'' W., 638.50 feet to an iron rod found for corner;
THENCE N. l°4'16'' W., 1420.09 feet to an iron rod found for corner;
THENCE N. 89°03'35'' E., 1662.77 feet to an iron rod set for corner;
THENCE S. 0°10'23'' W., 186.54 feet to an rod set for corner;
THENCE $. 89°49'37'' E., 202.96 feet to the Point of Beginning and
containing 59.257 acres (2,581,249 square feet) of land.
] XHIBI A
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS, AMENDING THE
COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF COPPELL, TEXAS, AS
HERETOFORE AMENDED, TO CHANGE THE ZONING ON THE HEREINAFTER DESCRIBED
PROPERTY TO THE NEW ZONING CLASSIFICATION HEREIN STATED; PROVIDING A
REPEALING CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING PENALTIES
FOR VIOLATION OF THIS ORDINANCE NOT TO EXCEED THE SUM OF ONE THOUSAND
DOLLARS ($1,000.00) FOR EACH OFFENSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, the City Zoning Commission and the Governing Body of the City of
Coppeil, Texas, in compliance with the laws of the State of Texas with reference to
the granting of zoning changes under the zoning ordinance and zoning map, have given
requisite notices by publication and otherwise, and after holding due hearings and
affording a full and fair hearing to all property owners generally, the said Governing
Body is of the opinion that said change of zoning, which is on application of Gateway,
U.S.A., No. PI)-ll0, should be granted and the Comprehensive Zoning Ordinance of the
City of Coppell should be amended in the exercise of its legislative discretion.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF COPPELL, TEXAS:
SECTION 1. That the Comprehensive Zoning Ordinance of the City of Coppell,
Texas, be and the same is hereby amended by amending the Zoning Map of the City
of Coppell, to give the hereinafter described property a new zoning district classification,
to-wit:
"PD-SF9" Planned Development District Classification governed by the Development
Plan attached hereto as Exhibit "B". Unless otherwise provided for on the plan
or in the text of this ordinance, the property shall be governed by the regulations
of the "SF-9" classification.
Said Planned Development shall be subject to the following special conditions which are
set out more specifically on the attached plan:
1. Area A to be changed so that all the homes below Hackberry and Grace
Drive have two lots deleted on each side of Pecan Hollow to enlarge those
lots to 85 feet in width or larger.
2. That all trees possible be saved, and all trees above 14 to 16 inches will
be saved by whatever means necessary and that the developer will provide
tree locations on a site plan or plat to demonstrate trees that will be saved.
3. That all the houses in the new Area A be at least 2000 square feet, and
all those in Areas B and C be at least 1800 square feet.
4. That developers shall make improvements to Lodge Road. (See development
plan)
5. That the developer shall maintain the landscaping on the right-of-way as
specified on the plan.
6. That the applicant shall work with staff to replace various trees that may
have to be removed to construct a residential dwelling.
Said property being described as follows:
BEING a tract of land containing 59.257 acres, more or less, on the west
side of Lodge Road and north of Sandy Lake Road and south of Parkway
Blvd., City of Coppell, Dallas County, Texas.
Said property more particularly shown on the Development Plan attached
hereto as Exhibit "B".
Said property more particularly described in Exhibit "A" attached hereto.
SECTION 2. That all parts of ordinances of the City in conflict with the
provisions of this ordinance be, and the same are hereby, repealed and all other
ordinances of the City not in conflict with the provisions of this ordinance shall remain
in full force and effect.
SECTION 3. That the above described property shall be used only in the manner
and for the purposes provided for in the Comprehensive Zoning Ordinance of the City,
as amended herein by the granting of this zoning classification.
SECTION 4. That should any paragraph, sentence, subdivision, clause, phrase or
section of this ordinance be adjudged or held to be unconstitutional, illegal or invalid,
the same shall not affect the validity of this ordinance as a whole or any part or
provision thereof other than the part so decided to be invalid, illegal or unconstitutional
and shall not affect the validity of the Comprehensive Zoning Ordinance as a whole.
SECTION 5. That any person, firm or corporation violating any of the provisions
or terms of this ordinance shall be subject to the same penalty as provided for in the
Comprehensive Zoning Ordinance of the City, as heretofore amended, and upon conviction
shall be punished by fine not to exceed the sum of One Thousand Dollars ($1,000.00)
for each offense, and that each day such violation shall continue to exist shall constitute
a separate offense.
SECTION 6. It is necessary to give the property described herein the above
mentioned zoning classification in order to permit its proper development and in order
to protect the public interest, comfort and general welfare of the City. Therefore,
this ordinance shall take effect immediately from and after its passage and publication
of its caption, as the law in such cases provides.
DULY PASSED by the City Council of the City of Coppell, Texas, this the /~.~
day of f-~~tA~ ,1990.
APPROVF~D:
MAYOR
ATTEST:
CIT~ SECltETARY
CZ90-0502 PD.-ll0
FIELD NOTE DESCRIPTION
BEING a tract of land situated in the $ibered Henderson Survey,
Abstract No. 629 in the City of Coppell, Texas and being more particularly
described as follows:
BEGINNING at an "X" Set in concrete in the centerline of Lodge Road,
said centerline being the west line of a Lodge Road as recorded with
Sherwood Park, Section One, an addition to the City of Coppell as recorded
in Volume 84040, Page 3032 of the Deed Records of Dallas County, Texas
said point also being S. 0"10'23" W., 320.02 feet from the intersection
of the said centerline of Lodge Road with the centerline of Alex Drive
(a 50 foot right-of-way);
THENCE $. 0"10'23" W., 1224.74 feet along the said centerline of
Lodge Road to an iron rod found for corner;
THENCE S. 89"04'44" W., 1196.55 feet to an iron rod found for corner;
THENCE S. 88"33'50" W., 638.50 feet to an iron rod found for corner;
THENCE N. 1"4'16" W., 1420.09 feet to an iron rod found for corner;
THENCE N. 89°03'35'' E., 1662.77 feet to an iron rod set for corner;
THENCE S. 0°10'23'' W., 186.54 feet to an rod set for corner;
THENCE S. 89"49'37" E., 202.96 feet to the Point of Beginning and
containing 59.257 acres (2,581,249 square feet) of land.
EXHIBIT A