PD160-AG 970708 AGENDA REQUEST FORM
CITY COUNCIL MEETING: July 8, 1997 ITEM #
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-160, The Mansions by the Lake, zoning
change from SF-7 (Single Family-7), MF-2 (Multi-Family-2) and A (Agri-
culture) to PD-MF-2, SF-7 and Open Space (Planned Development, Multi-Family
2, Single Family-7 and Open Space) to allow a mixed-use development con-
taining 315 multi-family units and 14 single family residential homes on a
49.899 acre tract of land located along the east side of Coppell Road,
approximately 967 feet north of Parkway Blvd.
SUBMITTED BY: Gary L. Sieb
TITLE: Director of Planning and Community Services
STAFF RECOMMENDS: Approval ~ Denial
STAFF COMMENTS:
Date of P&Z Meeting: June 19, 1997
Decision of P&Z Commission: Approved (7-0) with Commissioners Redford,
Cruse, Jones, Lowry, McCaffrey, DeFilippo and Stewart voting in favor.
None opposed.
Approval subject to the following recommended condition:
Provide a detail landscape'plan.
1)
APPROVED
BY
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Agenda Request Form- Revisek~l/97
FIN. REVIEW :~
CITY MANAGER REVI
Document Name pdl60.PZ
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CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-160, The Mansions by the Lake
P & Z HEARING DATE: June 19, 1997
C.C. HEARING DATE: July 8, 1997
LOCATION:
Along the east side of Coppell Road, approx. 967 feet north of
Parkway Boulevard.
SIZE OF AREA:
CURRENT ZONING:
49.899 acres of property; 315 multi-family units and 14 single
family-7 lots
MF-2, SF-7, and A (Single Family-7, Multi Family-2 and
Agriculture)
REQUEST:
PD-MF-2, SF-7 and Open Space (Planned Development, Multi
Family-2, Single Family-7 and Open Space)
APPLICANT:
Applicant:
Western Rim Investors, L.L.C.
P.O. Box 426
Colleyville, TX 76034
(817) 215-8100
Representative:
Washington & Associates, Inc.
500 Gla~ Hwy., Suite 375
Hurst, TX 76054
(817) 485-0707
HISTORY:
There has been no recent zoning history.
TRANSPORTATION:
In front of the subject property, Coppell Road is a 2-lane blacktop
road within a 60'-wide right-of-way.
SURROUNDING LAND USE & ZONING:
North -
South -
East -
West -
Denton Creek; "LI" Light Industrial zoning
Undeveloped; "PD-SF-7" Planned Development, Single Family-7
zoning
Single family residential development; "SF-7" Single Family-7
zoning
Undeveloped industrial park; "LI" Light Industrial zoning
Item # 6
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COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
medium density residential. A portion of the property is
also shown to be in the floodplain.
DISCUSSION:
This is a two-phase planned development involving 45 multi-family
buildings, 14 single-family lots, and open space which includes a proposed
lake, basketball, tennis and sand courts, pools, beaches, and a hike and
bike trail traversing the southeastern portion of the property. During the
course of discussions with the applicant, the Leisure Services Department
reviewed the topography and vegetation of the land and negotiated for the
City to acquire approximately 10.24 acres of the land located on the
northeastern edge of this property for a future public park site. This site
would accommodate a private 24 foot wide private road extending
northward from the Westminster Way cul-de-sac located in the single
family residential portion of the development into the future park area.
The city would construct a semi-circular parking lot accommodating 14
parking space and 2 handicap parking spaces, as well as a 2,500 square
foot covered picnic area.
The first phase of development involves the construction of 23 multi-
family buildings accommodating 161 dwelling units, a clubhouse, pool
and sand court. This development could be characterized as an upper-
scale apartment community utilizing a two-story townhouse design
offering residents 7 distinctive floor plans. Some of the interior design
features include 9-10 foot ceilings, woodburning fireplaces and two-car
attached garages.
The planned development zoning classification provides the applicant the
flexibility in the use and design of land and buildings to produce an
unified development potentially more desirable and attractive than
otherwise permitted in straight zoning. By mixing uses the developer has
the opportunity to create more heterogenous communities. The table below
lists the variations from MF-2 zoning as requested by the applicant:
MF-2 District:
Variations Requested:
1. Maximum Percentage of 3 Bedroom
Units: 10%
28%
MF district is adjacent to single family
district, the minimum setback from
adjacent property line for buildings in
excess of 1 story in height: 60 feet
30' for Bldg. 8
No tandem parking allowed
282 tandem
parking spaces
Item # 6
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MF-2 District:
Variations Requested:
Each dwelling unit within 250'
of refuse facility and at least 6
cubic yards of refuse container per
30 MF units. Each refuse facility must
be screened from view on 3 sides by a
fence or wall.
2 compactor/
dumpsters with
bi-weeldy door
to door pick up
service
The applicant is proposing extensive outdoor amenities for the second
phase of development. The community will offer beautiful nature views
of 23 acres of open space preserve and an elaborate lake system. A
variety of recreational facilities are being proposed along the shores of the
lake. Boats will also be available at the proposed docks for resident use.
We understand the Texas Parks and Wildlife Department will be stocking
the lakes once a year.
The technical merits of this project include the integration of multiple
uses and the development of a cohesive overall plan. The applicant has
shown great readiness to preserve as many of the existing trees on site.
At staff request, the applicant will design a separate construction entrance
to attempt to save the impressive mature groupings of oak trees at the
main entrance of the project. Building footprints and parking islands were
also modified in an attempt to save existing trees. The two-story
townhome design and the enclosed two-car garages, the tandem parking
and the limited use of surface parking create an interesting streetscape
where paving between buildings is reduced, producing a pedestrian
friendly environment. The overall density of this project is 15 units per
acre, considerably lower than the maximum allowable density of 22 units
per acre in straight MF-2 zoning. From staff perspective, the appeal of
this proposed planned development relates to the lower densities, the
emphasis on the quality of physical design coupled with major amenities
and large open spaces.
The deficiencies of this submittal involve minor technicalities. The
applicant is required to indicate on the face of the zoning exhibit all
requested deviations from the standard zoning ordinance requirements;
provide a landscape plan showing screening walls, ornamental planting,
wooded areas and trees to be planted. The landscape plan shall conform
to the minimum standards established in Section 34. Elevations of all
proposed screening elements and the subdivision identification sign are
requested, as well as detailed building elevations of the multi-family
structures.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of the planned development
subject to the following conditions being met:
Item # 6
1)
List all requested variations from MF-2 zoning on face of the
zoning exhibit and recommendation for approval of these variations
by the Planning and Zoning Commission.
2) Provide a detail landscape plan.
3) Submit building, fencing and subdivision identification sign
elevations.
4) Compliance with Engineering Comments.
ALTERNATIVES:
1) Recommend approval of the Planned Development
2) Recommend disapproval of the Planned Development
3) Recommend modification of the Planned Development
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Zoning Exhibit
2) Conceptual Site Plan
3) Preliminary Utility Plan
4) North Section Preliminary Lake Layout
5) Proposed Variations to the MF-2 District
6) Departmental Comments
Item # 6
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