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PD130-CS 930121 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE #: PD-130 - AUSTIN PLACE P & Z HEARING DATE: January 21, 1993 C. C. HEARING DATE: February 9, 1993 LOCATION: Approximately 250' north of Sandy Lake Road, along the east side of Moore Road. SIZE OF AREA: 10.85 acres proposed for 36 single-family lots. REQUEST: Approval of a zoning change from (SF- 12) Single-Family- 12, to (PD-SF-7) Planned Development Single-Family-7, to allow the construction of single- family homes. APPLICANT: Ms. Barbara Austin Dan Dowdey & Associates (Owner) (Engineer) 632 E. Sandy Lake Road Mr. Bill Anderson Coppell, TX 75019 16250 Dallas Parkway, Suite 100 (214) 462-0779 Dallas, TX 75248 (214) 931-0694 HISTORY: There has been no recent zoning history on this parcel although zoning for the Food Lion grocery store was approved roughly 18 months ago. TRANSPORTATION: Sandy Lake Road is proposed to be a (C4D/6) four-land divided thoroughfare contained within 110 feet of right-of-way. Moore Road is a (C2U) two lane undivided thoroughfare within a 60-65 foot right-of- way. ITEM 7 SURROUNDING LAND USE & ZONING: North - apartments; MF-2 South - strip center; C East grocery store; C West undeveloped, day-care center; C COMPREHENSIVE PLAN: The Comprehensive Plan shows mixed use development (with no apartments) as most desirable. ANALYSIS: Staff has several concerns with this application, including: - overall plan of development - density - the zoning requested - the subdivision plat - recognition of tree cover - street name - landscaping Overall Plan of Development With an apartment complex to the north, a commercial establishment to the east, and a strip center to the south across Sandy Lake Road, one could be drawn to the erroneous conclusion that residential usage might not be appropriate here. However, on close observation it is revealed that a parking area and access drive separate this tract from the apartments, that apartments partially side to this tract, and a brick screening wall effectively buffers the subject property from the MF use. Also, when the food store was constructed to the east, a solid brick screening fence was required (in fact, the developer of this tract proposes to extend that attractive feature onto her property), there are no openings in the food store building that face this tract, so privacy is preserved. The fact that Sandy Lake Road will be contained within a 110 foot right-of-way adjacent to this property creates a buffer from the commercial strip on the south side of Sandy Lake that successfully isolates this property from the commercial strip. In fact, during development review discussions with the applicant, it was expressed that the frontage along Sandy Lake Road is envisioned to be developed with commercial uses, so a buffer will be created on the subject parcel at some future date (provided zoning can be procured to allow commercial uses). What this all points to is a staff concern that this proposal has not been carefully thought out. If, as has been indicated, the applicant eventually intends to ask for commercial zoning at the Sandy Lake/Moore Road intersection, planning for that use should be done now while we have a clean sheet of paper and can comprehensively plan for the entire tract. Secondly, although several staff concerns will be addressed at platting, we know there is a drainage problem on this property, again based on owner comments, and that issue should be addressed in the early planning stages of this parcel. Third, mixed use is planned for this area, and it should be represented in the zoning application. Density A second concern of staff is the density proposed for this property reflected by the SF-7 application. Commission and Council has been uniformly concerned with recent development patterns in Coppell and has, in recent cases, consistently recommended SF-9 densities. Staff feels SF-9 densities are appropriate for this parcel. Zoning Requested Our third problem has been eluded to in our first two concerns, namely the application for zoning. Although a PD has been applied for, several questions mentioned above and below these remarks still need to be addressed. It is much more desirable to have an over-all plan for development of this entire land area -- both the area contemplated for residential and the proposed commercial use. As expressed by the Comprehensive Plan, a mixed use development has been proposed for the parcel, and it is staff's contention that there is no better way to plan for mixed use than through comprehensive PD zoning. Staff strongly recommends that a more detailed and complete PD zoning be applied here. Subdivision Plat Drainage, gas line easements, dedication, lack of alleys, escrow agreements, all must be addressed if this property is to be adequately and comprehensively evaluated. Although subdividing will naturally follow zoning, our concern with the zoning application and the problems with platting of this property (see attached Engineering memo of January 11), lead us to the conclusion that much more work needs to go into this request before staff can feel comfortable with it. Recognition of Tree Cover The applicant has provided a copy of the existing trees located on this property, which is helpful in determining building layout locations to preserve as many existing specimens as possible. Street Name The applicant has been advised that recent policy has dictated that streets should not be named after individuals. Austin is such a street. Landscaping Because of the location of this tract, landscaping will be very important to the eventual development of the parcel as well as the overall perception conveyed to citizens who live, pass-by, and do business in the immediate area. It is staff opinion that a much more detailed and thought-out landscaping proposal needs to accompany this request, particularly as it relates to the edges along Sandy Lake and Moore Roads. Summary Although it is recognized that SF-12 is, perhaps, not the most appropriate use for this parcel, the Comprehensive Plan clearly indicates that an over- all plan of development should be incorporated here. In other words, a comprehensive and complete Planned Development District is a far better way to deal with this vacant parcel than the application reflects. Because of the concerns reported above, staff recommends denial without prejudice to allow the applicant to reconsider this zoning classification and present an application which more clearly addresses the points outlined. ALTERNATIVES: 1) Approve the zoning change 2) Deny the zoning change 3) Modify the zoning change ATrACHMENTS: 1) PD Plan 2) Tree Survey pdl30.stf MEMO 'Fo: '[',,~rvon Bow.,:~an.P!anning & Zoning Ccx)rinator Fror::: Kenneth M. (iri:'fin. P.E., City Fmgineer RE: ENGINEERING DEVELOPMENT REVIE'~V COMMENTS FOR TIIE MEETINGS OF I)ECEMBER 30, 1992 AND JAN12ARY '7. 1993 Date: January PD-130 Austin Place - located at the east side of Moore Road 250 feet north of Sandy Lake Road These comments basically pertain to preliminary platting type comments. Typically the Engineering Depa~ment would not have any concerns or issues involving a zoning request. 1. The Lone Star Gas easement on the west side of this property' should be labeled as a common area maintained by the homeowner's association. 2. The existing zoning should be provided for the remaining property south of this proposed development. 3. Moore Road should be constructed from Sandy Lake north to where it currently exists. 4. A drainage area map and plan should be submitted to the Engineering Department for review. After these plans have been studied and reviewed, a meeting will be set up to discuss the monies the City has set aside tc- address the drainage in this area. 'I-~e Eng!neer~:'..g Dcpanmen: had a concern ai~x' no alleys had been proix)sed on this layout. It is m.r _:-:derstaading that :o maximize the siie and to sa,.e as many trees as ~ssibie. alleys are being proposed to be eiiminatcd. o. :\ utiim,' lavou: should be provided. ,-\ preliminary cop.,,' of the Homeowners' Association Agreement should be provided ',~hen the pre]iininary plat is submitted. S. ','-he Engineenng Department has expressed a concern that ail the contiguous property under one ownership should be platted at the same time. This concern is generated by :he fact that there will be a substantial escrow due on Sandy Lake Road. That escrow :rill be in the range of approximately $80,000.00. To leave an outparcel of land adjacent to Sandy Lake Road creates a tremendous financial burden on that outparcel when it is ready to develop. By spreading the cost of the $80.000.00 over the entire acreage could help alleviate the burden of one person having to fund the entire escrow. Also, the City of Coppell is in the preliminary stages of the design for Sandy Lake Road and quite B~ssib!y this project could be constructed prior to development of the outparcel. Therefore. the Engineering Depan.ment would request that all the properly be platted to ga:n the right-of-way dedication for Sands' Lake Road. L£l~li~ TREE SURV[Y 0 - o~ AUSTIN PLACE - -'~'*~ ' - ~~~ t- ................... ~~-,~. ,~ .. ..-...~ .... ,._~_~ ,__~ -.~ ~- ~ %~ ' ~'!~ . I . ~ ~ . I ,~'-- ' PLAN VIEW I ~ ~.~'~'~ - J " r-- ~:%~/¢ .... ELEVATION _: ........ ~ ~ ....... ~;~ ....... ..~ · ,.~.,~, ~C,~ .~ '~.~ ,. ~ ...... ' ,, ~ ...... ~.~ ~ ~; ' i~ ~ ~t.~-~ .......... ~ .......... .~__~ .... ~ ~ ,' .... · ' ,,'~ ~1'"'/ ~" '~"' "'~.' ' ' ~ ~ ~ - .~ ~ ~l ' -~ 1' ,' ........ /~ .... ~ .... ~,,., ,, ~ ~1 ~. ,,~ ,, ,, -,,,,,~ ..... K.. ~,l.~, ' "'" ~1 :il ,'ii ~'i',., .,.',ii~,,,." 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