Univest Report on proposal A RE
ZONING REQUEST
co~.,.,., ~.x~s
REQUESTED BY:
THE PARKS OF COPPELL
A JOINT VENTURE
PARKS OF COPPELL
Index
EXISTING AND PROPOSED ZONING
ZONING COMPARISON EXHIBITS
· FULLY DEVELOPED TAX BASE
· PROPOSED NEW ZONING ORDINANCES AND
MODIFICATIONS REQUESTED TO EXISTING
ORDINANCES
ZONING COMPARISON EXHIBITS
SUMMARY OF CALCULATIONS
I. Chart #I (Page 6) indicates that in the 1973 zoning ordinance the
four (4) Zoning Types - Coml/Ret, TH, SF - are certain
MF,
a
per-
centage of the total 766.1 AC.
Our 1982 Proposed Zoning Request allows for all catagories to be
a smaller percentage of the total because 22% of the land would
be utilized as a park of the city.
II. Chart #II (Page 7). A calculation was made that demonstrated the
maximum permitted density under the 1973 ordinance would be approx-
imately 12,608 dwelling units. This is to be compared to our maxi-
mum proposed density of 6,960 dwelling units under the requested
zoning plan. We would like to bring to your attention that the
Town Center portion of the requested plan allows up to 30% of that
area to be used for residential purposes. The dwelling units in
this area have been projected at the maximum permitted density on
each chart.
III. Chart #III (Page 8). A separate calculation was made to compute how
we could utilize the property free from any floodway considerations
(A Buildable Land Study).
This study indicates, using the existing zoning, we could reason-
ably anticipate building 7,749 dwelling units on the buildable
site vs. our requested zoning plan which proposes only a maximum
of 6,618 dwelling units on the same buildable site.
IV. Chart #IV (Page 9). The charts set out the overall density for the
entire Chart IV the for each
development.
specifies
use
proposed
identifiable tract (#1 - 21) and states average density limitations
proposed for each tract. Refer to the Proposed Zoning Map (Page 3)
for tract locations.
PARKS OF COPPELL
I. COMPARISON OF LAND USE %
1973 ZONING 1982 REQUEST
TYPE ACREAGE % OF TYPE ACREAGE % OF
USE TOTAL TOTAL USE TOTAL TOTAL
Retail & TC &
Commercial 235.7 31% Commercial 209 27%
Park & Park &
Municipal 0 0 Municipal 165 22%
235.7 31% 359.0 49%
IMF 117.1 15% MF 115.1 15%
TH 190.1 25% TH 90.2 12%
I SF 223.2 29% SF-7& 186.6 24%
SF-0
I766.1 AC 100% 766.1 AC 100%
Permitted Density 12,608 Units Proposed Density 6,960 Units
Assumes development of 100% of See chart IV for density
the land to maximum permitted restrictions for individual
density under 1973 ordinance, tract as shown on Proposed
Zoning Map
6
MAXIMUM DWELLING UNITS PERMITTED
TOTAL LAND AREA
EXISTING ZONING VS. REQUESTED ZONING
EXISTING ZONING REQUESTED ZONING
TOTAL TOTAL
TYPE ACRES DU/AC D/U TYPE ACRES DU/AC D/U
Coml/Ret 235.7 (Footnote#l) 5371 TC/Coml 209.3 (Footnote#2) 3123
TC/Park 165.0 -
MF 117.1 29 3396 MF 115.1 19.3 Avg. 2220
TH 190.1 15.5 2947 TH 90.2 8.0 721
SF-7 223.2 4 894 SF-O/SF-7 186.5 4.8 Avg. 896
*Ali of the land can be made buildable through creek channelization and diking.
The cost of such work would necessitate maximizing the density under the curren~
zoning.
(Footnote ~1) - The 1973 zoning ordinance permitted apartment use on land zoned
commercial and retail. Assuming that 50 acres will be actually
used for commercial/retail purposes, the remaining 185.7 acres
are projected at the maximum density permitted by Coppell's
MF-1 ordinance (29 DU/AC) = 5371 DU.
(Footnote #2) - Assumes up to 30% of TC area (359 AC) is used to maximum permit.
ted density under MF-1 ordinance:
(30% x 359 AC = 107.7 AC x 29 DU/AC = 3123)
7
III
DWELLING UNITS PROJECTED
BUILDABLE LAND ONLY
EXISTING ZONING VS. REQUESTED ZONING
EXISTING ZONING REQUESTED ZONING
TOTAL TOTAL
TYPE ACRES DU/AC D/U TYPE ACRES DU/AC D/U
Coml/Ret 220 (Footnote#l) 2057 Coml/TC 209.3 (Footnote#2) 3123
MF 114.7 29 3326 MF 99.9 22.2 Avg. 2220
TH 140.7 15 2111 TH 90.2 8.0 721
SF-7 63.7 4 255 SF-O 101.4 5.5 Avg. 554
Park 38.0 - -
TOTALS 539.1 7749 539.1 6618
(Footnote #1) - Reasonable Man Theory - Because of the demise of Loop 9, a
reasonable man would assume that the 220 buildable acres
zoned commercial and retail at Denton Tap and Sandy Lake
will not be all used as zoned. Therefore, the following
normal mix of uses has been projected:
USE AC DU/AC TOTAL
Coml/Ret 15 - -
MF 30 29 870
TH 50 15 750
SF-9 125 3.5 437
TOTAL 220 2057
(Footnote #2) - Up to 30% of TC area (359 AC) is permitted to be used for
residential purposes:
(359 x 30% = 107.7 x 29 DU/AC = 3,123 units)
8
DWELLING UNITS REQUESTED ON BUILDABLE LAND
WITH 1982 ZONING APPLICATION
TRACT ZONING ACREAGE DENSITY DWELLING UNITS
1 MF-2 75.6 20 1,512
2 TC (Park) 51.3 - -
3 TC* 6.2
4 " 22.3
5 " 6.0 '~""~
· '' (See Footnote*) 3,123
6 " 20.4
9 TH-2 22.3 8 178
10 Th-2 30.0 10 240
11 Th-2 37.9 8 303
12 MF 8.3 20 166
13 Coml 4.2 - -
14 Coml 11.0 - -
15 MF-2 20.6 20 212
16 MF-2 10.6 16 330
17 SF-O 92.4 6 554
18 Park 9.0 - -
19 SF-7** 48.4 4 194
20 SF-7** 36.8 4 147
21 TC(Park) 113.6 - -
TOTAL 766.1 Acres DU/AC on 6960
Total Land Area
Less **(Tracts 19&20) -342
DU/AC on Buildable Land 6618
Footnote
· The Town Center ordinance allows for 30% of the land area to be
used for residential-purposes
(359 x 30% = 107.7 AC x 29 DU per acre = 3,123 DU)
· *Not presently available for development - this area is located
in the floodway
9
PARK AND MUNICIPAL CENTER PROPOSAL
10
PARKS OF COPPELL
PARK AND MUNICIPAL CENTER PROPOSAL
I. COMPOSITE PRICE FOR ALL OF ACREAGE:
City Park Use:
Civic Center 16.0 AC
Remainder of City Park 148.9 AC
Sub-Total 164.9 AC
Municipal Center 6.2 AC
Total Acreage 171.1 Acres
Composite Price 171.1 AC @ $5,844/AC(AVG)
II. ESTABLISHED PRICES:
Park ~'
Civic Center 16.0 AC @ $8,500/AC = $136,000
Remainder 148.9 AC @ $3,989/AC.-~ = 593,928
Sub-Total 164.9 AC ($4,427/AC) $729,928 $729,928
Municipal Ctr 6.2 AC @ $1.00 psf 270,072
Total 171.1 AC ~!~QQ~
III. ORDER OF RELEASE:
A. Phase I - On or before S~tembcr 1, 1982
West Park Site - 51.3 AC @ $3,989/AC $204,636
~ Municipal Center- 6.2 AC @ $1.00 psf 270,072
$474,708(2
B. Phase II - On or before September 1, 1983
Civic Center 16.0 AC @ $8,500/AC $136,000
East Park Site 46.2 AC @ $3,989/AC 184,292
62.2 AC @ $5,149/AC(AVG) $320,292(2
C. Phase III - On or before September 1, 1984
East Park Site 51.4 AC @ $3,989/AC $205,000(~
Total Price ~!~~99
Footnotes - See addendum Attached
FOOTNOTES TO PARK AND MUNICIPAL CENTER PROPOSAL
(1) Ail terms and conditions insofar as Releases require the con-
sent of and approval by all lien holders. Included is a
requirement that the city release any rights it may have to ..
a 16 acre option tract whether a valid option exists or not.
(2) The values established assume a September 1, 1982 closing.
If the closing is delayed, the composite prices shall be
increased on a per diem basis computed at 11% per annum for
each day beyond September 1, 1982; however, the closing shall
not occur later than December 1, 1982. The balance of the
purchase of Phase II and III shall be represented by the
City of Coppell's Real Estate Note bearing interest at 11%,
payable interest only semi-annually and the principal payable
September 1, 1983 and 1984 (see Phase II and III schedule).
(3) The proposal is intended to be co~sidered as a total package
and assumes the acceptance of Zoning Request of owner and
City of Coppell pays for its pro rata share when and as con-
structed for all utility, drainage, and street costs. Where
adjacent to proposed streets, it is assumed the property line
is to the center line of such streets.
(4) In order for the composite values to work, it is assumed
that:
(A) Certain tracts will be required as a borrow area
to construct the Berm to restore areas
and
certain
previously mined for gravel. These areas to be
designated by owner pending final engineering.
~'(B) As the drainage study is not finalized for all
of the property lying south of the Berm, certain
alignment adjustments may be necessary pending
final engineering.
""(C) Major subdivision drainage will be permitted as
channel due to the flatness of topography
open
and curative problems necessitated by the prior
gravel excavation.
(5) If for any reason, the city does not pay off the acquisition
within the agreed times, the property not paid for would be
released from any obligations to the city and would revert
back to Town Center (TC) zoning.
(6) No park fee would be charged against the Parks of Coppell
property in excess of $500 per usable and platted acre.
Any such park fees collected would be used to
purchase and develop the City Park in the Town
Center.
(7) Detention areas will be constructed in a manner to be used
as recreation fields when they are dry.
FULLY DEVELOPED TAX BASE
13
THE PARKS OF COPPELL
GROWTH FORECAST
I. DWELLINGS
TAX
ADDED REVENUE
% PERIOD VALUE PER YEAR*
10% 3 Years $22,000,000 68,376
30% 5 Years $66,000,000 205,128
40% 8 Years $88,000,000 273,504
20% 10 Years $44,000,000 136,752
100% 10 Years $220,000,000 683,760 Taxes/Year to City
of Coppell
II. TOWN CENTER AND COMMERCIAL
TAX
ADDED REVENUE
% PERIOD TAXABLE VALUE PER YEAR*
10% 3 Years $ 8,000,000 24,640
20% 5 Years $ 8,000,000 24,640
20% 8 Years $16,000,000 49,280
30% 10 Years $24,000,000 73,920
80% 10 Years $56,000,000 172,480
*Based upon .308¢ per 100 valuation and assuming a normal economy.
14
THE PARKS OF COPPELL
III. 10 YEAR VALUE ADDED SUMMARY
I. Value of Park, Municipal Center, and
Civic Center over Cost $1,000,000
II. Annual tax revenue from "The Parks of
Coppell" fully developed (Town Center,
Retail, Single Family, Multifamily,
Town House) $ 856,240
NOTE: 1. In addition to Annual Advalorem Tax Revenue
there would also be Sales Tax Revenue which
is not included in the figures above.
2. The three year projections of tax revenue
would exceed the revenue from the top 10
current tax payers to the City of Coppell.
PROPOSED NEW ZONING ORDINANCES
AND MODIFICATIONS REQUESTED
TO EXISTING ORDINANCES
16
ZONING ORDINANCE COMMENTS
The following are comments for clarification and/or requested
modifications of the existing Zoning Ordinance of the City
of Coppell, Texas; adopted October 23, 1979:
1) Add the word "Condiminium Housing" (Condo) to the uses
permitted in Multi-Family One and Two classifications
(MF-1 and 2). Although "Condiminium" appears as item
No. 87 as a permitted use in MF-1 and MF-2 of the "Schedule
of use by District", it is not defined in Section 34 or
set out as a permitted use in Section 15 (MF-1) or 16 (MF-2).
2) Add new zoning classification for:
a) Townhouse - 2 (TH-2)
b) Single Family (0 Lot Line, Garden, and Patio)
3) Section 30.03, Paragraph 3 on Page 56 to be modified to
read:
"For the'purpose of side yard regulations, an
attached dwelling or multi-family dwelling shall
not be considered as one building occupying one
"
lot,
4) All front yard, side yard, back yard set backs shall be
interpreted under those regulations set out in the uniform
building code ("UBC") as adopted by the City of Coppell,
Texas.
I
5) We will request MF-2 zoning but will restrict as follows:
Unit Size Max %
a) One bedroom efficiency 500 50%
b) Two bedroom 700 100%
c) Three bedroom 850 100%
6) Under 16.01, Page 21, add TH-2 as a permitted use.
!
SECTION 21.5
"TC" TOWN CENTER
21.51 Use Regulations: A building on premise shall be used
only for the following purposes:
1 Any uses permitted in District "C" "O/M" "SC"
"R" "MF-2" "MF-i" "TH-2" and/or "TH-l"; provided
however, that not more than 30% of the total area
is utilized for residential purposes.
2. Community Center (Public or Private)
3. College, University or Seminary
4. Private or Public School or Kindergarten
5. Library, Art Gallery, or Musuem
6. Hospital or Nursing Home
7. Laboratory (Medical, Dental, or Optical)
8. Church
9. Accessory buildings and uses customarily incident
to any of the above uses, provided that such be
not objectionable because of odor, excessive light,
smoke, dust, noise, vibration or similar nuisances.
10. Such uses may be permitted under the provisions of
Specific Use Permits.
21.52 Height Regulations: Refer to the individual sections
governing each individual use.
21.53 Area Regulations: Refer to the individual sections
governing each individual use.
21.54 Parking and Loadinq Regulations: Off-street parking and
loading spaces shall be provided in accordance with the
requirements for specific uses set forth in Section 29,
except that the distances to a common parking area shall
not exceed 1,000 feet.
21.55 Screening Regulations: There shall be provided and main-
tained by the owner a screening device on any side abutting
an SF-7, SF-9, SF-12 or an SF-18 Residential Use District.
Refer to the individual section governing each individual
use.
18
SECTION 1.
"TH-2" Zoning Ordinance
1.01 Definition of a Townhouse: A townhouse is defined as
two or more attached single family dwelling units,
each being located on a separate platted lot pro-
vided that no more than six (6) units are attached
in a contiguous manner, and provided that no unit is
· constructed above another unit.
1.02 Use Regulations: A building or premise shall be used
only for the following purposes:
1o Any use permitted in District "SF-Zero Lot Line".
2. Any use permitted in District "TH".
3. Construction of townhouse dwellings as defined above,
and which meet the specifications hereinafter described.
4. Community center, recreational buildings and facilities,
which are incidental to the above residential uses.
5. Churches, public schools, and other public buildings.
6. Private residential garages and private residential
swimming pools.
1.03 Height Regulations: No building shall exceed thirty-five (35) feet or two and one-half (2%) stories in height.
1.04 Area Regulations:
1. Size of Yards:
(a) Front Yard: There shall be a front yard having a
required depth of not less than twenty (20) feet.
Furthermore, required off-street parking shall not
be allowed within the required front yard. In the
event required off-street parking is provided at
the rear of a lot which is entered directly from the
alley or rear (side) private driveway, the front
yard may be reduced to a minimum of fifteen (15)
feet.
(b) Side Yard: There shall be no side yard required in
the TH-2 District. There shall, however, be no
more than six (6) attached dwelling units located
in a single building structure. There shall be a
minimum separation between every six dwelling units
of at least fifteen (15) feet.
No detached structure shall be closer than five (5)
feet between facing exterior walls of neighboring
dwelling units and no facing walls of neighboring
dwelling units which both contain an opening shall
be closer than ten (10) feet.
No detached structure adjacent to a side street
Shall be closer than fifteen (15) feet to the
right-of-way line. The allowable non-residential
uses in the TH-2 District shall have the side yard
requirement of no less than twenty-five (25) feet."
(c) Rear Yard: There shall be a rear yard having a
depth of not less than ten (10) feet.
2. Size of Lot:
(a) Lot Area: No building shall be constructed on any
lot less than two thousand (2,000) square feet,
or the equivalent thereof, per dwelling unit.
(b) Lot Width: The width of the lot shall not be less
than ten (10) feet at any point, however, its
average width shall not be less than twenty-five
(25) feet.
(c) Lot Depth: There shall be no required lot depth
in the TH-2 District.
3. Minimum Dwelling Size: The average floor area of the
attached dwelling units located in a separate detached
structure shall be one thousand (1,000) square feet ex-
clusive of garages, breezeways, and porches for each
separate unit. The minimum floor area of any dwelling
unit shall be nine hundred (900) square feet, exclusive
of garages, breezeways, and porches.
4. Lot Coverage: In no case shall more than seventy percent
of the total lot area be covered by the combined area of
the main building and the accessory buildings.
1.05 Parking Regulations: Two off-street parking spaces shall
be provided for each dwelling unit in accordance with
the requirements for specific uses set forth in Section
29 of the Comprehensive General Ordinance.
1.06 That all ordinances of the city in conflict with the
provisions of this ordinance be, and the same are here-
by repealed and all other ordinances of the city not in
conflict with the provisions of this ordinance shall
remain in full force and effect.
1.07 Sub-Division Planning and Development: All areas utilized
for locating the dwelling units hereunder shall be platted
properly and shall be located on dedicated streets, pro-
vided however, that private streets or drives may be
provided if homeowners association or other agency has
control of maintenance of such private streets. All
private streets, alleys, and drives must be shown on
the sub-division plat.
SECTION 1.
Single-Family - Zero Lot Line "SF-Zero Lot Line"
1.01 Purpose of the District: Because of the newness of
garden homes, cluster homes, patio homes, and other "
single-family housing concepts in Coppell and because
some of such housing does not fall into any existing
residential zoning district in the City of Coppell,
the City of Coppell finds a set of regulations are
necessary to set forth the City's policy and attitude
toward these housing types. The City does encourage
new and creative ideas when such ideas are in the best
interest of the City as a whole. Therefore, this
district is intended to permit detached single-family
dwelling units, which are surrounded by open space on
at least three sides on the same building lot, and which
are intended for occupancy by one family. This zoning
district is intended to permit all detached single-family
dwelling units which are located on separately platted
lots. The use and occupancy of the single-family dwell-
ing units permitted in this district shall be identical
to all other single-family dwelling units except that
the set backs and other requirements must comply with
the standards specified herein.
1.02 Use Regulations: A building or premise shall be used
only for the following purposes:
1. ~ny uso permitted ±n District "$~-7".
2. Detached single-family dwellings, cluster homes, zero
lot line homes, patio homes, and/or garden homes pro-
vided the setbacks and other requirements comply with
the standards specified in this ordinance.
3. Community center, recreational buildings, and facili-
ties which are incidental to the above described
residential uses.
4. Churches, public schools, and other public buildings.
5. Private residential garages and private residential
swimming pools.
1.03 Height Regulations: No building shall exceed thirty-
five (35) feet or two and one-half (2%) stories in
height.
1.04 Area Regulations:
1. Size of Yards:
(a) Front Yard: There shall be a front yard having a
required depth of not less than twenty (20) feet
unless off-street parking is provided at the rear
of the lot that is entered directly from the alley
or rear (side) private driveway, in which event
the following may be permitted:
21
i. Front yard may be reduced to a minimum of
fifteen (15) feet.
ii. A fence may be permitted within the front
set back, provided it is no closer than ten
(10) feet to the street right-of-way and the
fence is constructed of masonry or materials
similar to those utilized in the princip
single-family structure and shall not exceed
six (6) feet in height.
Required off-street parking shall not be allowed
within the required front yard.
(b) Side Yard: There shall be no side yard required
on one side of the dwelling unit. A minimum side
yard of five (5) feet shall be required on the
opposite side. No detached structures shall be
closer than five (5) feet between facing exterior
walls of neighboring dwelling units and no facing
walls of neighboring dwelling units which both
contain an opening shall be closer than ten (10)
feet. Further, each lot shall provide an access
easement of three (3) feet, which shall be pro-
vided and so indicated on the subdivision plat,
to allow the adjacent owner access to the exte-
rior wall of his dwelling.
2. Size of Lot:
(a) Lot Area: No building shall be constructed on any
lot less than three thousand (3,000) square feet.
(b) Lot Width: The width of the lot shall not be less
than ten (10) feet at any point. However, the
average width of the lot shall not be less than
thirty (30) feet.
(c) Lot Depth: The depth of the lot shall not be less
than eighty (80) feet at any point.
3. Minimum Dwelling Size: The minimum floor area of any
dwelling shall be one thousand two hundred (1,200) square
feet exclusive of garages, breezeways, or porches.
4. Lot Coverage: In no case shall more than sixty percent
of the total lot be covered by the combined area of
the main building and accessory buildings.
1.05 Parking Regulations: Two off-street parking spaces
shall be provided for each dwelling unit in accordance
with the requirement for specific uses set forth of
Section 29 of the Comprehensive General Ordinance.
1.06 Alleys: Shall not be required in this district except
where necessary to provide ingress and egress to lots
facing a collector size of larger street.
22
1.07 That all ordinances of the city in conflict with the
provisions of the ordinance be, and the same are here-
by repealed and all other ordinances of the city not
in conflict with the provisions of this ordinance shall
remain in full force and effect.
1.08 Subdivision Planninq and Development: Ail areas utilized
for locating the dwelling units hereunder shall be platted
property and shall be located on dedicated streets, pro-
vided however, that private streets and drives may be
provided if a home owners association or any other agency
has control of maintenance of such private streets. All
private streets, alleys, and drives must be shown on the
subdivision plat.
23
DEVELOPMENT ITEMS FOR APPROVAL
24
DEVELOPMENT ITEMS REQUIRING CITY AUTHORIZATION AND AGREEMENT
The following items are submitted as part of the Zoning Request
by the Parks of Coppell. It is intended that agreements on these
issues will be drafted and become part of the approved Zoning
Ordinance:
(1) In selected areas half streets, a minimum of
feet in paving width, with 100% ROW dedication
would be permitted until such time as the property
across the half street is final platted and devel-
oped. (i.e., Moore Road and Lodge Road extensions
and certain parts of Parkway Blvd.).
(2) The City of Coppell shall submit an application
for floodway amendment to the Corps of Engineers
in accordance with the study of Carter & Burgess.
The Berm and Drainage Design of Carter and Burgess,
shall be approved prior to closing Phase I, II
or III.
(3) Aproved ROW and street widths not to exceed the
following:
A) 60' ROW and 44' paving for:
Moore Road (Extension)
Deforest Road (Improvement)
Lodge Road (Extension)
Heartz Road (Extension)
Parkway Blvd. (New)
B) The following roads are County or State roads
and require not more than 120' ROW (60' each
side of existing center line) with no paving
cost or expense to property owner:
Sandy Lake
Denton Tap (Belt Line Extension)
(4) Perimeter alleys shall not be required for any sepa-
rate zoning classification.
(5) Where perimeter street escrow is required without
street construction, owner may use funds so escrowed
to construct other collector sized streets within the
property; provided however, funds so used are secured
by documents acceptable to the city.
(6) Fill shall be permitted within the floodway in approved
areas.
(7) Residential lots may front on the streets referenced
in (3)(A) above, provided rear driveway access is
constructed.
25
DEVELOPMENT ITEMS Page 2
(8) Sidewalks, if required, shall be constructed at the
street curb line when the dwelling related thereto
is constructed.
(9) Detention areas (on dry side of the Berm line) con-
structed to be used as recreation areas, and upon
completion will be dedicated to and maintained by
the city as part of the Park system.
(10)City permits will be issued in certain approved areas
to burn cleared vegetation and wood items.
(11) Since the city does not recognize Lodge Road along
the southern boundary of Tract 9, it shall be
abandoned by ordinance.
(12) There shall be no requirement of the owner to extend
Moore Road north of Berm line or participate in con-
struction of bridge structures across Denton Creek.
any
(13) Major subdivision drainage will be permitted as open
channel due to the flatness of topography and cura-
tive problems necessitated by the prior gravel
excavation.
26