PD114-CS 901108 (2) CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-114
P & Z HEARING DATE: November 8, 1990
C. C. HEARING DATE: December 11, 1990
LOCATION:
South of Sandy Lake Road, and west of the T.U. Electric
Easement.
SIZE OF AREA: 48.08 Acres
REQUEST:
Approval of a zoning change, from (MF-1) Multi-Family-l,
and (R) Retail, to (PD) Planned Development
single-family uses.
for
APPLICANT:
Mr. Bill Thompson
(Prospective Purchaser)
Thompson Interest
8333 Douglas Avenue
Suite #1510
Dallas, Texas 75225
(214) 369-5200
Mr. Mike Daniel (Engineer)
Nathan Maier Engineers
8800 N. Central Expressway
Suite #300
Dallas, Texas 75231
(214) 739-4741
HISTORY:
This area has a long zoning and financial background.
Approximately 167 acres adjacent to this parcel were
rezoned in October to single-family and apartment useage.
TRANSPORTATION:
MacArthur Boulevard is shown as a six-lane divided roadway
within a 100-110 foot right-of-way. Sandy Lake Road shows
on the Thoroughfare Plan as a six-lane divided in a
comparable right-of-way.
SURROUNDING LAND USE & ZONING:
Zoning to the west is developed (MF-2) and vacant (TH-l);
to the north is vacant (SF-12); to the south is vacant
(MF-1); and to the east is vacant land recently rezoned to
(SF-7), although the amending ordinance has not yet been
written/adopted.
rl~M lZ
COMPREHENSIVE PLAN:
The Comprehensive Plan suggests high density residential
and commercial useage be allowed here.
ANALYSIS:
Although this is a 48 acre parcel, 13.2 acres is
contained within a T.U. electric easement. The developable
land is, therefore, 34.8 acres of land, 7.5 acres of which
is currently zoned (R). This case needs to be evaluated on
several different levels - intensity of development; land
use proposed; design of the subdivision; compliance with
our development standards, among others.
Existing zoning would allow 437 dwelling units on the
developable land, the application before you reduces that
figure to 139 single-family lots. From a density
perspective, this proposal merits favorable consideration.
The land use suggested is less intensive than that shown on
the Comprehensive Plan, and, therefore, warrants favorable
action.
The major concerns staff has with this zoning request
revolve around design, aesthetics of the development, and
compliance with accepted community standards. For example,
this development requests a 20 foot front yard setback,
staff prefers 25 feet when narrow lots (50 feet) are
proposed, a greater setback projects a more favorable
residential impression - it makes the project appear more
spacious. The plan eliminates alleys in several locations
which staff believes should be constructed. In scaling the
plan, it appears that some alleys are wider than the
typical 15 foot width - staff recommends alleys conform to
the community norm. In addition, the street which runs
parallel to the utility right-of-way contains a majority of
lots of 50 foot width. That width coupled with no alleys
(if allowed to stand) means front entry garages. Front
entry garages on long, straight streets suggests that the
majority of the front streetscape will be taken up with
concrete drives and walks - not the objective of good
residential design. In addition, no alleys necessitates
all utility pads being located at the front of the lot,
again increasing concrete pad placement and detracting from
good residential design. Finally, because of the small lot
configuration - the majority o~ lots are 50' X 105' as
mentioned above - staggered building lines, curvilinear
streets and other design techniques should be seriously
considered by this developer.
Although the issue of landscaping of the linear park was
discussed and an agreement to abide by the original
commitment letter was obtained at Council approval of the
larger zoning case which abuts this tract on the east,
south and southwest, a basic understanding of the
applicants plans regarding landscaping of this portion of
the proposed linear park needs clarification before
forwarding to Council.
In sum, then, staff supports a rezoning request which
results in single-family development. The proposed design
of this Planned Development requires more work in the area
of setbacks, alley location, lot sizes, landscaping and
maintenance obligations. Also, a clear definition of what
and when the proposed linear park will be developed needs
resolution. Also, the developer needs to clearly convey
that the streetscape plan will be followed regarding the
landscaping and screening of Sandy Lake Road.
Additionally, that he needs to assure Commission all
building set backs are out of floodplain (such as setting a
minimum finished floor elevation at platting). Staff
recommends approval of this request coupled with
satisfactory resolution of the issues discussed above.
ALTERNATIVES: 1) Approve the zoning change 2) Approve the zoning change with modifications
3) Deny the zoning change
ATTAC}~ENTS: 1) Zoning Exhibit
PDll4STF