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PD130-CS 930218 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE #: PD-130 - AUSTIN PLACE P & Z HEARING DATE: February 18, 1993 C. C. HEARING DATE: March 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. At the January 21 Planning Commission hearing, this case was taken under advisement with the public hearing left open until Thursday, February 18, 1993, so more detailed information regarding Commission concerns could be addressed. 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 5 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 RECOMMENDATION PRESENTED AT INITIAL PUBLIC HEARING 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). -2- 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. -3- 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 not, perhaps, 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. MODIFIED STAFF RECOMMENDATION There were seven major concerns expressed by staff at the initial public hearing: overall plan of development - remains as submitted, although the property owner has indicated a zoning application to change the comer property from (SF-12) to (C) is in progress density remains as originally submitted at 36 lots zoning requested - remains as submitted although a "C" zoning application for the comer property is pending the subdivision plat - remains as originally submitted - see Engineering memo "Austin Place" of February 5 recognition of tree cover - remains as originally submitted street name - remains as originally submitted landscaping - the applicant has made some modification here which more clearly articulates the direction Commission had suggested. The wooden screening walls have been replaced with decorative metal and brick/stone columns along Moore Road, replaced with solid brick along the eastern boundary -4- Taken en toro then, the major modifications subsequent to the January Planning Commission meeting is in the area of landscaping, and an indication to rezone the north-east corner of Sandy Lake Road and Moore Road to "C' subsequent to action on this case. The tree cover was adequate at the initial hearing, so the issue boils down to the intent of PD zoning, density, street name, and eventual plat conditions. If Commission feels these issues have been adequately addressed, approval would be in order. If, on the other hand, the information presented is vague, unclear, or unacceptable to your sense of good planning, the case should be denied or modified to express the wishes of the Commission. ALTERNATIVES: 1) Approve the zoning change 2) Deny the zoning change 3) Modify the zoning change ATrACHMENTS: 1) PD Plan 2) Tree Survey 3) Engineering memo of February 5, 1993 pdl30.stf 5 MEMO To: Taryon Bowman, Planning & Zoning Coordinator From: Kenneth M. Griffin, P.E., City Engineer Re: DEVELOPMENT AND REVIEW COMMENTS FOR FEBRUARY 4, 1993 Date: February 5, 1993 Austin Place 1. This was a zoning issue only. Engineering offered no comments pertaining to the zoning issues. 2. Engineering still expressed a concern of the fact that the property adjacent to Sandy Lake Road was not going to be platted, and therefore, the fight-of-way would not be dedicated. Also, Engineering expressed a concern that when this property is developed, the drainage problem south of Sandy Lake Road be resolved.