PD108R-AG 960213 AGENDA REQUEST FORM
CITY COUNCIL MEETING~ Febru&r], :!,3~ 199~ ITEM
ITEM CAPTIONI
CONTINUATION OF pUBLIC HEARING:
Consideration and approval of Case No. PD-108R. The SDrinos, 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.
SUBMITTED B~ Gary L. Sieb
TITLE: Director of Planning and Comm. Services INITIALS
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 its 1/23/96 meeting, Council recommended continuance to 2/13/96.
STAFF RECOMMENDATION Approval X Denial
EXPLANATION:
Please see attached for conditions of approval.
APPLICANT ~ STAFF REQUESTS CONTINUANCE UNTIL FEBRUARY 27t 1996.
BUDGET ANT.$ ANT. EST.$ +/- BUD:$
FINANCIAL COMMENTS:~
FINANCIAL REVIEN~ CITY M~NAGER REVIEW: ~
Ag~4a Request Form - Revised 1/94 Document Name ~=PD108r.ts
Put 'F. okleu~' pager in jwtnt~ ~
AGENDA REQUEST NARRATIVE
PD-108Rt THE SPRINGS
Conditions for approval:
(1) $1,285'per dwelling unit for park fees will be assessed to the
developer;
(2) a floodplain reclamation study will be required;
(3) there will be no parking on the street for lots adjacent to the
landscaped median curbs;
ageuda Narrative - Revi~l 1/94
Feb. ?,.~gg!..~o~k,!i!.!.A.~n.s/~.PULT$ ASSOCIATES No. 014~ P. 2/'2
300 ~:~c, scent C,u~,r L, 12th FIr~r
L)allas, T~.x~.~ 75201
Oftice.: 23.4/871-6666 B~uce R, Heller
Fux: 214/871-6656 v~ce Presiclerlt
DiructOr of Projec: S~rvlc~s
FULTSASSOCIATES
February 6, 1996
Mr. Jim Witt
Ci~ Manager
City of Coppell
255 Parkway
Coppell, TX 75109
RE: The Springs
Dear Mr. Witt:
Per our telephone conversation yesterday, we understand that it does not appear possible for
the City Council members to meet 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 the next meeting.
We realize you were having difficulty finding a convenient date to meet, However, let me
emphasize per my previous letter of January 30, 1996, we feel it is imperative that all parties
be involved in this process in order that we can eliminate surprises on this project. Due to
the Council's desires to review the west side, it is our intention to meet and review all issues
on this si~e in our meeting. We trust that a meeting date can be finalized soon.
Should you have any questions, do not hesitate to contact me.
Sincerely,
THE FULTS COMPANIES
ONCOR International
Bruce R. Heller
Vice President
cc: Mike Wagner
Curtis Young
.~99!.~F1..!j.2.8..A.~=,es,cFULTS ASSOCIATES No. 0~46 P. 2/2
300 Cro,,.cent Cuu, ~. 12th ~¢~,r
DOllas, Te~a'~ 75201
Office: 214/87~-~66 B~uce R, Heller
F~x: 214/871-6656 v~¢e Presi~en~
FUL ASSOClATES
~¢bruary 6, 1996
Mr. Jim Witt
City Manager
City of Coppcll
255 Parkway
Coppell, TX 75109
RE: Thc Springs
Dear Mr. Witt:
Per our telephone conversation yesterday, we understand that it does not appear possible for
the City Council members to mcct prior to your next City Council meeting on February 13,
1996. Therefore, we would respectfully toque.st that our case on the City Council agenda be
continued until thc next meeting. :~, ~.../),c~
We rcahze you were having difficulty finding a convenient date to meet However, let mc
emphasize per my previous letter of January 30, 1996, wc feel it is imperative that all parties
be involved in this process in order that we can eliminate surpfiscs on this project. Duc to
the Council's desires to review thc west side, it is our intention to meet and review all issues
on this sim in our meeting. We trust that a mccting date can be finalized soon.
Should you have any questions, do not hesitate to contact mc.
Sincerely,
TIdE FULTS COMPANIES
ONCOK International
Bmoc R. H¢iicr
Vice Prcsident
BR.['{: kk$ c ,~,,s~omcr mg~sxc'r,t co~anawrrr s0~ ,~,~
cc: Mike Wagner
Curtis Young
AGENDA REQUEST FORM
CITY cou cI,.
ITEM CAPTIONI
CONTINUATION OF PUBLIC HF~RING:
Consideration and approval of Case No. PD-108R. The SDrinas. 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.
SUBMITTED BYI Gary L. Sieb ~//
TITLBI Director of Planning and Comm. Services INITIALS
Date of P&z Meetinu= December 21, 1995
Decision of Conission: Approved (7-0) with Commissioners Lowry,
Wheeler, HcCaffrey, Cruse, Redford, Reyher and Stewart voting in
favor. None opposed.
At its 1/23/96 meeting, Council recommended continuance to 2/13/96.
STAFF RB~G~f~BND&TION approval Z Denial . ..~
BXPLA~tTION:
Please see attached for conditions of approval.
AFPLI~awT ~ STAFF ~_ROUBOTff CO__WTINUawCB UNTIL FBBRU~Y 27, 1996.
BUDgeT AMT.$ AHT. BST.$ +/- BUB~$
FINANCIAL CONMENTH~
FI10~CIAL REVIBWI CITY NAN~GBR REVIEW:
Ap~h Requm Form - Revised 1/94 Docum~ Nm~ ~
AGENDA REQUEST NARRATIVE
PD-108R, THE SPRINGS
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;
agenda Narrative - Revised 1/94
CITY OF COPPFJ ~L
PLANNING DEPARTMENT
STAFF REPORT
CASE//: PD-108R, THE 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-LI (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
i
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 fight-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' fight-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 finks 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 presep/ation 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
? 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 fke 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
ATI~ACHlVIENTS: 1) Project History and Letter from Dallas County Commissioner's
Court
2) Site Inventory Analysis
3) Site Plan
4) Concept Plan
5) Preliminary Entry Development]Illustrative Plan at Bethel Drive
6) Preliminary Entry Development/Elevation at Bethel Drive
7) Departmental Comments
8) Memo from Director of Leisure Services
Item # 6
12/15x95 13:56 001
DATE: December 14, 1995
TO: Gary L. Sleb, Director of Planning and Community Services
Gary D. Sims, Director of Leisure Services
FROM:
RE: Staff Comments on the Springs Subdivision
The purpose of this memorandum is to provide comments from 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~;.
The Springs subdivision is located south of Bethel Road and east of Orapevine Springs Park.
The developer is proposing a change in zoning from Planned Development, Light Industrial
to Planned Development, Residential. Leisure Services staff ha, reviewed the propo~d
subdivision and would support the developers change in zoning for this area. Residential
development close to Orapevine Springs Park would be more conducive to the passive setting
that is provided in tile llistorical 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 Coppell 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 Orapevtne Springs Park to Dallas
County.
After visiting the proposed subdivision site witl~ the Baptist Foundation, staff would offer file
following comments to tile Planning and Zoning Commission for tlieir edification when
considering thi~ matter.
While endorsing the proposed zoning change for this development, staff would note that
....--$~,285 per dwelling unit should be assessed to the developer to meet the criteria of the Park
Land Dedication Ordinm~ce. City staff has expressed the desire to obtain additional property
for tile park in order to provide necessary development to Grapevine Springs Park. I,acluded
within this needed development would be the construe:rich of a rest room and pavilion
facility, along with necessary pa,'ki,~g for the park.
1 would also point out that Leisure Scrvice$ staff will be mccA-lng with rcprr.$entativea from
the Baptist Foundation of Texas to view the site on Friday, December 15, 1995. Should
there l~ any substantial changes regarding the park land dedication iaaue, I will inform your
office immediateJy.
Should you have any questions rcBardinl~ this matter, please let mc know.
ODS/rsw
121495.RSW
DEVELOPMENT REVIEW COMMI EE
ENGINEEP NG COMMENTS
ITEM: PD-IO8R. St~rin~s of CoppelL zoning change from "PD-L/" (Planned
Development, Light Industrial) to ~PD-Residential " (Planned
Development, Re 'stdential), 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 Roat~ro~ly 490feet
DRC DATE: November 30, 1995 & December 7, 1995 ~ O~ I 4 ~ ~
CONTACT: Ken Griffin, P.E., Assistant City Manager~C3 ~a~-~~2~ .~
COMMENT STATUS: PRELIMINARY ./FINAL SUBSEQUENT
TO P&Z
1. A floodplain reclamation study will be requffed.
2. The 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.
Ja[~. 30. 1~6-..~ ~'35AM~.~,es/[UL'T'S ASSOOiA'i'ES No. ~736 P. 2/0
~00 Crescent Courl. ~2[1~ I IooF
O~lla~, Texas 7520~
Offic.: 2t4/871-6666
F~x: ~4/BTt 6656 ~ ~ ~ Vice Presi~enk
FUL ASSOCIATES
~A ~_AX I
January 30, 1996
Mr, Jim Witt
City Manager
City of Coppell
255 Parkway
Coppell, TX 75109
RE: The Springs
Dear Mr. Witt:
Per our telephone conversation last week, we are willing to meet on thc referenced project
as soon as possible at a mutually agreeable time and place. As we stated repeatedly during
our presentation to council last Tuesday night, it is our hope that both the city's goals and
our goals can be met. It was apparent in the meeting last Tuesday, that it is the council's
desire to resolve the overall master plan issues for this enfre development in lieu of a single
portion of the property. As you know, this was our original intent and we would welcome
the opportunity to finalize our plans for the overall development at this time.
As we discussed, we were greatly surprised by the number of comments made following our
presentatiou, especially in light of many of these concerns not being addressed in our
previous meetings with individual council members. We therefore, request that a public
workshop meeting be held with all council members, the mayor, the city manager, and any
staff members desiring input in order that at the completion of thc workshop, all issues have
been brought forward and surprises are eliminated. We are ready to meet as soon as possible
and appreciate your efforts in coordinating thig workshop.
In order that all issues be ad&essed, and our meeting time be as efficient as possible, we
request that all city's objectives concerning this tract be determined and brought forth to the
meeting. As you and I have discussed, we have heard a number of conflicting desires from
staff as well as conflicting commments between the city council at last Tuesday night's
meeting and several comments made at the Planning and Zoning Commission in December.
We are willing to review the city's goals and work with you in an attempt to meet your goals.
However, we can only move forward if your goals are clearly defined and do not change (the
park pavilion size, for example, has changed each time it has been discussed). We likewise
will determine our goals for the remainder of the property and will be ready to fully address
those at our meeting.
Jan. 30, 1996 9:35AM FUL?S ASSOCIATES No. 9736 P, 3/'3
Mr. Jim Witt
January 30, 1996
Page 2
Jim, the Foundation and I were accused of a number of things at our presentation last
Tuesday. A number of council members complained of"stalling," "wait a little while, wait
a little while" and not negotiating in good faith. Let me make it clear that we never felt we
were in negotiations with the City of Coppell on the west tract. We had informed city staff
fully of our intentions to dehy the west port/on of the property (at the suggestion of city
start]/n order to give the City of Coppell ~ime to consider the alternative zonln.a, for a port/on
of the tract. We had attempted to discuss park issues early in our design process, but were
told that unt/l a new park director was h/red, these discussions were meaningless. Upon the
arrival of your new park director, we did meet on two occasions but delayed further meetings
pending further study of the aim'native zoning by the city. We intend to negotiate in good
faith and hope that city's intent is the same.
We await your notification of the meeting time.
Sincerely,
THE FULTS COMPANIES
ONCOR International
Bruce R. H¢ll~r
Vice President
cc: Mike Wagner
Lyrm Craft
Curtis Young
Mayor Tom Morton