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PD108R2-AG 980714 AGENDA REQUEST FORM CITY COUNCIL MEETING: Jul 14, 1998 ITEM CAPTION: PUBLIC HEARING: Consider approval of Case No. PD-108R2, The Reserve, zoning change request from R and PD-LI (Retail and Planned Development, Light Industrial) to PD~F-9 (Planned Development, Single Fa~ly-9), to allow the development of 23 residential lots on 9.71 acres of property located along the south side of Bethel Road; approxi~tely 970' west of Denton Tap Road. APPROVED CITY COUNCIL DATE SUBMITTED B~~ ~i~ ' TITLE: ' nlng an~ Co--unity Services STAFF RECOMMENDS: APPROVJ L STAFF COMMENTS: Date of P&Z Meeting: June 18, 1998 Decision of P&Z Co~ssion: Approved (4-0) with Co~ssioners Nesbit, Stewart, Lowry and McCaffrey voting in favor. None opposed. Co~ssioners Kittrell and Turner were absent. Co~ssioner DeFilippo resi~ed. Approval subject to the following recon ~ended conditions: 3) Garages to face rear or side 1 ~t lines. 4) Home sizes to be a ~nimum of 2400 square feet. ,.~n ..... n __n~ ......... n (CO~ITION~T) Agenda Request Form~-Revised 3~98 i Document Name: ~PD108R2.res CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-108R2, THE RESERVE P & Z HEARING DATE: June 18, 1998 C.C. HEARING DATE: July 14, 1998 LOCATION: Along the south side of Bethel Road, approx. 970' west vf Denton Tap Road. SIZE OF AREA: 9.71 acres (23 single-family residential lots) CURRENT ZONING: R and PD-LI (Retail and Planned Development, Light Industrial) REQUEST: Zoning change to PD-SF-9 (Planned Development, Single Family- 9) APPLICANT: Developer: Engineer: WPC Acquisitions, Inc. Dowdey, Anderson & Assoc, Inc. 9330 LBJ Fwy, Ste 745 5225 Village Creek Dr, Ste 200 Dallas TX 75243 Plano TX 75093 972-479-0697 972-931-0694 Fax 972-479-0397 Fax 972-931-9538 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 site and a proposed site for an extension facility of Texas A&M. The 9.71 acre site, which is the subject of the current application, is part of that property. There has been no platting to date. Item # 5 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 with curb and gutter inside a 50'-wide right-of-way from South Coppell Road to Grapevine Creek. SURROUNDING LAND USE & ZONING: North- Largely vacant (one residence); "R" Retail and "C" Commercial South- Grapevine Springs Park; "PD-LI" Planned Developmem - Light Industrial East - Grapevine Springs Park; "PD-LI" Planned Developmem - Light Industrial West - Vacant; "PD-LI" Planned Development - Light Industrial COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for medium density residential use. DISCUSSION: The purpose of a planned development district is to provide flexibility in the design of new development in situations where modification of standard zoning ordinance provisions is not contrary to the intern and purpose of the ordinance. A PD District may be used to permit new and innovative concepts in land utilization. The planning staff views a PD application as a give-and-take proposition. For each advantage afforded a developer there should be an advantage afforded the community or neighborhood. This frequently takes the form of open space to be maintained by a community association. In this application the concession sought is an alley waiver resulting in bigger lots to sell, but with little offered in return. If the subdivision design provided greater public visibility of the park, better public access to the park, or some other public enhancement, an alley waiver might be justifiable. However, before making that judgment the planning staff would like to see how the developer would lay out the site if it were zoned SF-9 and full compliance with subdivision regulations applied. A layout with alley access to all lots might prove to be preferable. There is also another important issue associated with planned developments and alley waivers. In many planned developments throughout the city the developer has created considerable value by placing rear yards of homesites next to private open space. By eliminating the alley the private open space becomes an extension of private yard space. Public open space owned by Dallas County, on the other hand, presents an altogether different set of circmustances. Public use tends to invade privacy. In response homeowners tend to fence their back yards with solid fences and the value of viewing open space is lost. Conflicts arise between public enjoyment and individual desires for privacy. Item # 5 presents an altogether different set of circmustances. Public use tends to invade privacy. In response homeowners tend to fence their back yards with solid fences and the value of viewing open space is lost. Conflicts arise between public enjoyment and individual desires for privacy. All this said, staff recognizes nevertheless that 23 lots on less than 10 acres will create marginal impact on Grapevine Springs Park. We believe that esthetic enhancements along the southern edge of Bethel Road may be sufficient to justify the PD. We would like to see more detail as to how the space between the proposed north curb of Rosemount Court and the proposed south curb of Bethel Road will be handled. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Unless we receive additional information prior to the Commission meeting which we can embrace and support, the planning staff recommends taking this case under advisement for reconsideration at an early date and further recommends requesting the applicant to provide the following: 1) Specifics as to how the full frontage of Bethel Road is proposed to look. 2) A subdivision plan showing the best development solution from a marketing point of view if alley access and rear-entry garages were required for each lot. ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request 4) Take under advisement for reconsideration at a later date. ATTACHMENTS: 1) Departmental comments 2) Zoning exhibit 3) Tree survey 4) Preliminary landscape Item # 5 DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: PD-108RZ. The Reserve. a zoning change request from "R and PD-£I" (Retail and Planned Development, Light Industrial) to "PD-SF-9" (Planned Development, Single Family-9) to allow the development of 23 residential lots on approximately 9. 7 acres of property, located along the south side of Bethel Road, approximately 970' west of Denton Tap Road, at the request of Dowdey, Anderson and Associates. DRC DA TE: May 28, 1998 and June 4, 1998 CONT,4 CT: Mike Martin, P.E., Assistant City Engineer (304-3679) COMMENT STATUS: p~,~r r~,rrnra or' ~ ~g-g/E~gO 1. Show the minimum finish floor elevation. 2. The proposed detail for the access point at the end of Benson Court cul-de-sac shows a different right-of-way configurations than what is shown on the plat. 3. During plan review and/or construction process, it may be determined that permanent erosion control may be needed along the rear of the lots adjacent to the floodplain.