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PD108R-AG 960227 AGENDA REQUEST FORM CITY COUNCIL MEETING: February 27, 1996 ITEM ITEM CAPTION= CONTINUATION OF PUBLIC HEARING: Consideration and approval of Case No. PD-108R. The SDrin~s. zoning change from PD-LI (Planned Development, Light Industrial) to PD-SF-9 (Planned Development, Single Family-9), to modify the planned development to allow the development of single-family detached homes on a 29.884 acres tract of land located on the south side of Bethel Road, approximately 490 feet west of Denton Tap Road. APPRO cn SUBMITTED ~'Y' Gary L. S~-: · DA T E Servi&s' ~-"/~' '~!/0 / ~~ TITLE~ Director of Planning and Comm. --INITIAL! STAFF COMMENTS ~ Date of P&Z Meeting: December 21, 1995 Decision of Commission: Approved (7-0) with Commissioners Lowry, Wheeler, McCaffrey, Cruse, Redford, Reyher and Stewart voting in favor. None opposed. At the request of the applicant (copy of 2/6/96 letter attached), Council, at its 2/13/96 meeting, recommended continuance to 2/27/96. STAFF RECOMMENDATION Approv&l X Denial EXPLANATION: Please see attached for conditions of approval. BUDGET AMT. $ AMT. EST. $ +/- BUD: $ ~'i.~ciAL CO~m'~.~'TS ~* FINANCIAL REVIEW:~ CITY MANAGER REVIEW: Age~da Request Form - Revised 1194 Document Name uzPD108r.ts I~ "sokk~od' ~ in p, ln~r ~ AGENDA REQUEST NARRATIVE PD-~08R~ THE BpRINGS Conditions for approval: (1) $1,285 per dwelling unit for park fees will be assessed to the developer; (2) a floodplain reclamation study will be required; (3) there will be no parking on the street for lots adjacent to the landscaped median curbs; agmda Narrative- Revised 1194 .,99!.~,l..[.:2...8..A.~M~=,,/~FULTS ASSOCIATES No. 0146 P. 2/2 300 C:r~.cent Couft, 12t~ I~m. L)olla~. T~xa,= 75201 Office: 214/871-6666 F~x: 214/871-6656 Bruce R. Hellef v~ce Presiclen[ Direct. Or of Project Se~vicea FULI'SASSOCIATES l:¢bruary 6, 1996 Mr. Sim Witt Cit~ Marker City of Coppell 255 Parkway Coppell, TX 75109 KB: The Sprinss Dear Mr. Witt: Per our telephone conversation yesterday, we understand that it does not appear possible for thc Ci~/Council members to mcct prior to your next City Council meeting on February 13, 1996. Therefore, we would respectfully request that our case on the City Council agenda be continued until thc next meeting. We realize you were having difficulty finding a convenient date to meet. However, let me emphasize per my previous letter of lanuary 30, 1996, wc feel it is imperative that all parties be involved in this process in ordcr that we can eliminate surprises on ti'ds project. Duc to the Council's desires to review thc west side, it is our intention to meet arid review sll issues on this ske in our meeting. We lxust that a meeting date can be finalized soon. Should you have any queslions, do not hesitate to contact mc. Sincerely, THE FULTS COMPANIES ONCOR International Bruce IL H¢II~ Vice Presider cc: Mike Wagner Curtis Young CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE//: PD-108R, THF SPRINGS P & Z HEARING DATE: December 21, 1995 C. C. HEARING DATE: January 9, 1996 LOCATION: South side of Bethel Road, approximately 490' west of Denton Tap Road SIZE OF AREA: 19.884 acres; 74 single-family lots CURRENT ZONING: PD-L! (Planned Development, Light Industrial) REQUEST: PD-SF-9 (Planned Development, Single Family-9) APPLICANT: Owner: Planner: Baptist Foundation of Texas Peckham-Young, Inc 1601 Elm Street//1700 8445 Freeport Pkwy//660 Dallas TX 75201 Irving TX 75063 (214) 922-0125 (214) 929-8443 Fax (214) 978'-3397 Fax (214) 929-1241 HISTORY: Prior to 1973 the majority of the land between Denton Tap Road and Coppell Road, north of the railroad and south of the present location of Bethel Road, was zoned SF-7 and SF-10. In March of 1973 the City Council reclassified 99.771 acres to Commercial and Planned Development for a Family Entertainment Complex at the request of the owner, shown on the application as Coppell Historical Corporation. At that time, the projected use was envisioned to be similar to Sandy Lake Park. In January of 1991, the Council reclassified 114.75 acres, which included the 99.771- acre tract, from PD, C and R, to Planned Development - Light Industrial at the request of Centre Development Co., representing the Baptist Foundation of Texas, as owner. The conceptual plan attached to the ordinance showed street development to serve commercial, office and light industrial tracts surrounding the park Item # 6 site and a proposed site for an extension facility of Texas A&M. The 19.884 acres, which is the subject of the current application, is part of that property. There has been no platting to date. TRANSPORTATION: Bethel Road is a 2-lane undivided asphalt road with side ditches in a 50'-wide right-of-way, proposed to be a C2U collector street within a 50'-wide right-of-way from Coppell Road to Grapevine Creek and within a 90' right-of-way from Grapevine Creek to Denton Tap Road. SURROUNDING LAND USE & ZONING: North - Vacant; Commercial Zoning South - Elementary School, School District Administrative and Maintenance Facilities; Commercial Zoning East - Vacant; PD-LI Zoning West - Vacant, Grapevine Springs Park; PD-LI Zoning COMPREHENSIVE PLAN: The 1987 Plan suggests a mixture of commercial, industrial, office and residential uses. DISCUSSION: The location of the property adjoining three significant community facilities--Grapevine Springs Park, Pinkerton Elementary School and the new location of First Baptist Church of Coppell--along with the presence of many mature trees, enhances its suitability for residential development. Floodplain, an adjacent railroad track and an adjacent electric transmission line, produce constraints or negative impacts which site planning and construction techniques can mitigate or overcome. The proposed trail under the railroad trestle establishes a link between two of the three community facilities. The proposed trail along the north side of the railroad links the third. The proposed layout of the residential area, however, partially tums its back to the park, to the trails and to the open space and youth activities afforded by the church, which is somewhat troublesome. The Zoning Ordinance describes its Planned Development District as one which may be used to permit new and innovative concepts in land utilization. The district provides great flexibility to establish special restrictions which will allow development not otherwise permitted. The proposed layout is somewhat innovative with its tree preservation islands, an attractive entry gate and open vistas to the park property. Item # 6 Of some concern, however, is the statement that tree preservation is the purported justification for an alley waiver on the east side of the site. It should be noted that the land seller determined the boundary between proposed church and residential properties. The seller could have configured the two sites such that some of the trees were on the church land and some of the pasture on the residential site. In that way there would have been open land available for an alley without disturbing trees. We would admit, of course, that there is more than one way to plan lots in a subdivision, along with pedestrian and vehicular access to them. Within a Planned Development the City should strive for the best possible relationship between its community facilities and the individual homesites which a subdivision creates. Although in the best of all worlds, a somewhat different lot pattern could have evolved, the plan before you does have considerable merit as outlined above. RECOMMF. NDATION: Staff supports a residential Planned Development District for this property. Staff recommends mitigation of negative impacts, such as greater-than-normal sound insulation within the houses nearest the railroad and additional setback of houses from the transmission · 7 line. Staff also recommends a 15 foot greater width on any lots without alley access. More specific knowledge of the overall church site layout might have generated a different lot pattern, but the separation of the residential use from an uncertain church development plan is acceptable. In addition to these recommendations, other departments have made comments specific to the lot layout submitted. The continued applicability of those comments depends upon the degree to which the layout may be changed. In particularly, the results of further discussions between the developer and the Leisure Services Department will not be known until after staff has prepared the Planning and Zoning Commission packets. Consequently staff recommendation to approve this PD will be expanded at the public hearing to address park issues; specifically, what we will accept, park fee collection, phasing of park development, maintenance responsibilities, possible dedication, etc. Engineering Comments: 1. A floodplain reclamation study will be required 2. The various cul-de-sacs could pose a problem for fire trucks. 3. There will be no parking on the street for lots adjacent to the narrow paving for the streets and cul-de-sacs. Item # 6 ALTERNATIVES: 1) Approve the Planned Development 2) Disapprove the Planned Development 3) Modify the Planned Development 4) Continue the Public Hearing ATTACHMENTS: 1) Project History and Letter from Dallas County Commissioner's Court 2) Site Inventory Pmalysis 3) Site Plan 4) Concept Plan 5) Prelinfinary Entry Development/Illustrative Plan at Bethel Drive 6) Preliminary Entry Development/Elevation at Bethel Drive 7) Departmen~ Comments 8) Memo from Director of Leisure Services Item # 6 l~x15x95 1J:56 001 COPPELL LEISURE SERVICE~ DATE: December 14, 1995 TO: Gary L. Sleb, Director of Planning and Community Services FROM: Gary D. Sims, Director of Leisure Services//~ RE: Staff Co~nments on the Springs Subdivision The purpose of this memorandum is to provide comments rom the Leisure Services Department regarding the Springs Subdivision, which is scheduled to receive zoning consideration from the Planning and Zoning Commission on Thursday, December 21, 199:5. The Springs subdivision is located south of Bethel Road and e.a~t of Orapevine Sprin&s Park. The developer is proposing a change in zoning from Planned Development, Light Industrial to Planned Development, Residential. Leisure Services staff ha~ reviewed the proposed subdivision and would support the developers change in zoning for this area. Re. sldentia! development close to Orapevin¢ Spring~ Park would be more conducive to the passive setting that is provided in time l~istorica{ park site as opposed to light industrial development. In meeting with representatives from the Baptist Foundation of Texas regarding this project, there appears to be some concern on the developers part regarding the park land dedication requirement for this project. The developer is proposing that approximately 1.6 acres be dedicated to the City of Coppel! to meet the park land dedication requirement. It is also our understanding that the Baptist Foundation will be requesting that any park land dedication fee be waived in consideration of the Foundation's donation of Grapevine Springs Park to Dallas County. After visiting the proposed subdivision site with the Baptist Foundation, staff would offer file following comments to the Planning and Zoning Commission for their edification when considering this matter. While endorsing the proposed zoning change for this development, staff would note that ~$2~285 per dwelling unit should be assessed to the developer to meet the criteria of the Park d Dedication Ordinance. City staff has expressed the desire to obtain additional property for the park in order to provide necessary development to Grapevine Springs Park. I,lcluded within this needed develop~nent would be the construction of a rest room and pavilion facility, along with necessary parking for thc park. 12xlSx95 13:56 002 I would also point oUt that Leisure Services staff will bo mc~lng with rcprc~ntafives imm the Baptist Poundation o£ Texas to view the site on Pfiday, December 15, 1995. Should there bo any substantial changes regarding thc park land dedication i~ue, I will inform your office tmme, diatc,]¥. Should you have any questions regarding this matter, please let mc know. ODS/rsw 121495.RSW DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: PD-IOSR. Sprines of CoppelL zoning change from "PD-LI" (Planned Development, Light I~) to "PD-Residential " (Planned Development, Residential), to modify the planned development to allow the developtttettt of sittgle-fazttily detached Itomes on a 29.884 acres tract of land located on the south side of Bethel DRC DATE: November 30, 1995 & December 7, 1995 CONTACT: Ken Gri. O~ P.E., Assista~ City COMMENT STATUS: PRELIMINARY ,fFINAL SUBSEQ. UENT TO P&Z 1. A floodplain reclamation study will be required. 2. The the various cul-de-sacs could pose a problem for fh'e trucks. 3. There will be no paring on the street for lots adjacent to the narrow paving for the streets and cul-de-sacs.