PD118-CS 910722 CASE #:
P & Z HEARING DATE:
C. C. HEARING DATE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-118 (Riverchase Estates)
July 22, 1991
August 13, 1991
LOCATION:
Approximately 2110 feet south of Sandy Lake Road, along the
west side of Riverchase Drive.
SIZE OF AREA: 47.015 Acres
REQUEST:
Zoning change request from (SF-0) Single-Family-O, to
(PD-SF-9) Planned Development Single-Family-9, for
construction of single family homes.
the
APPLICANT:
Heath & Knight Properties
(Potential Purchaser)
16660 Dallas Parkway
Suite 1400
Dallas, Texas 75248
(214) 248-9190
Dowdey & Assoc. (Engineer)
Mr. Bill Anderson
16250 Dallas Parkway
Suite 100
Dallas, Texas 75248
(214) 931-0694
HISTORY:
In September 1990, this 47 acre parcel was rezoned from
(SF-0) Single-Family-O, to (SF-9) Single-Family-9. At that
same Council meeting, a preliminary plat on 27.5 acres was
approved allowing 84 single-family lots.
Because the applicant in the rezoning request (Mr. Bill
Thompson) never closed the transaction, and the owner of
the property (First Gibraltar Bank, FSB, of Houston)
requested that no zonin§ change ordinance be submitted to
City Council until it closed, the current (SF-0} zoning
remains on this property.
TRANSPORTATION: Before this parcel can be developed, Riverchase Drive
will need extension. Riverchase is proposed to be a four
lane undivided arterial contained within a 70 foot
right-of-way, and shows on the Thoroughfare Plan as a C4U
street.
ITEM 5
SURROUNDING LAND USE & ZONING:
The surrounding area is currently vacant or contains
Riverchase Golf Course. Current zoning is (SF-0) on the
subject tract, (SF-12-SUP) (Golf Course) on the west, south
and north, and (SF-0) on the east.
COMPREHENSIVE PLAN:
Indicates low density, single-family development on the
subject tract as well as surroundin§ area.
ANALYSIS:
As pointed out above, this parcel has had a long and
interestin§ zoning history. From (SF-0) to (SF-9) and
technically back to (SF-0) all in a time frame of less than
one year, suggests a very active zonin§ background. In
conversation with legal counsel, there appears to be some
question regarding actual zoning on this property. Our
attorney has recommended that we obtain a letter from the
owner of this parcel (First Gibraltar of Houston),
clarifying their position - do they desire (SF-9} which was
passed last September, (in which case we need a written
request to draft the ordinance) or do they desire to drop
their request and have the zoning remain (SF-0), (in which
case we also need a letter to express that desire)? Once
that is resolved, we can consider the zonin§ request. In
essence, this applicant wishes to build upon the earlier
zoning and requests a PD on 47 acres. In addition, a
preliminary subdivision plat is also being proposed so that
zoning and platting will proceed expeditiously.
Not only zoning is unresolved here. Density has increased
from 84 lots to 92 on the same land area. In addition,
there are questions involving the linear park (who pays for
it, how much, when is it developed, etc), and the
obligations of this purchaser to the overall "plan" of the
Riverchase development.
Although these issues can be resolved, we need written
commitments assuring they will be addressed. The
accompanying letter attempts to answer many of our
concerns. The "comfort level" we have with these
commitments warrants further discussion with Commission at
the briefing session.
ALTERNATIVES: 1] Approve the zoning change
2) Deny the zoning change
3) Modify the zoning change
ATTACHMENTS:
1) Zoning Exhibit
2) Louis Lebowitz Letter of July 11, 1991
PDll8STF
TR'A,I'..ISI,I I TTED FRiOH 214 5~:,-:-: 5,.::,74 C'7. i i . ¢'1 i 1: 39 P. 0'2 *~;L.-I_DALLRS (
8214 WESTCHESTI.~R, SUITE 900
DAI,I,AS, TEXAS 75225
214/363o5615
July 11,
VIA FAX NO. 393-0948
Mr. Gary L. Sleb
Director of Planning and Community Services
City of Coppell
P. O. BOX 478
Coppell, Texas 75019
RE: Linear Park Abuttinq Portions of the Villaaes of Rivg~chase._.
Dear Gary:
Per our earlier conversation, the following is a summary of how we
would propose to deal with the landscaping of the linear park, as
it abuts the above-referenced properties.
we would propose to burden the traots, which abut the linear park,
with an obligation to contribute their pro rata portion of an
agreed landscape budget to the City of Coppell at the time that the
owner/developer of the tracts in question seers approval of a final
plat and/or building permits. Payment of this pro rata would be
a condition precedent to obtaining the necessary final plat
approval/building permit.
This escrow would be maintained by the City of Coppell, until
sufficient funds were accumulated from which to landscape the
perimeter of the linear park in accordance with the approved
landscape plan. Once the initial landscaping were completed, the
City would then assume the responsibility for maintenan~e of same.
If this proposal were acceptable to the City, I would suggest that
we get together, as soon as possible, and work out the details of
the definitive agreement.
I understand that the original developer/promoter of this property
had contemplated a much more elaborate program for the linear park.
However, unfortunately, they are no longer around to complete the
project.
T ~ q~,l E: I,l I T T E [:, F RI 17 M ,.--" 1 4 ~
07. 11.91 11 *~' P.03
*gLJ-DALLAS (
AS discussed, our function is more of a facilitator than that of
a developer. We are attempting to resolve all of the problems
relating to this development that have accumulated over the last
seven years, so that the various tracts in question can be
delivered to developers, who will, ultimately, in turn, deliver
developed lots to builders. If successful, over the next three to
five years, the tax base of this property should be increased from
approximately $15,000,000 today to in excess of $200,000,000.
Hopefully, this benefit will, at least to some extent, compensate
for the linear park improvements promised by the original
developer.
Sincerely,
NORTMLAKE WOODLANDS/RIV~RCHASE, LTD.
By:
Louis H. Lebowitz, G.