PD115-AG 910312PUBLIC HEARING
ITEM CAPTION: Consideration and approval of a zoning change request (from (C) Commercial
to (PD-SF-?) planned Development Single-Family-?) for Case ~PD-115, Wynnpage Addition, located
approximately 1000 feet south of Sandy Lake Road and ZOO feet west of Denton Tap Road, at the request
of Siepiela Interests.
SUBMITTED BY: STAFF L. Sieb, Planning Director
OTHER~i~P.:
EVALUATION OF ITEM: DATE:
Date of Planning & Zoning Commission Meeting: Feb~mry Z1, 1991
Decision of Planning & Zoning Commission: Approved with conditions.
At the planning Commission meeting of
with the fonowing conditions:
· 7,400 square foot minimum lot size
· 66 foot minimum lot width
· 8 foot minimum side yard
February Z1, 1991, the Commission recommended approval
· 25 foot miniml~m front yard ..... \! ..... ;.,,~ ~ / .~ ~ ~ ~
· 20 foot minim-m rear yard C~ l ~' ~.,~:~ ~;~i~
· 79 lots maxim"m ['N A '~'~ ~//c~q/_
. 1,850 squa~'e foot minimum air conditioned house size U ~i I...~ ---- ~- [. _ [. ~ ~
8 foot wooden screening fence with cap on western boundary ( ~ ."~'~ _~
· 6 foot masonry screening fence on southern boundary (lots 10-15) hd 6 foot wooden screenmg~
fence on remainder (lots 3-9) of lots in Block A
· 6 foot masonry screening fence on eastern and northeastern residential boundary
· landscaping on outside of southern masonry fence
· establishment of homeowners association to m~intain screening fences and all common areas
· maximum one stary structures on lots 11-26, Block A
· alleys throughout subdivision
· landscaping as shown on plans
BUDGET AMT.
AMT +/- BUDGET
AMT. ESTIMATED
FINANCIAL REVIEW BY
COMMENTS:
LEGAL REVIEW BY:
AGENDA REQUEST FORM REVISED 1/91
REVIEWED BY CM:
P & Z HEARING DATE:
C. C. HEARING DATE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-115
February 21, 1991
March 12, 1991
LOCATION:
Approximately 1,047 feet south of Sandy lake Road, with 892
feet fronting on the west side of Denton Tap Road.
SIZE OF AREA: 20.377 Acres
REQUEST:
Applicant is requesting a change of zoning from (C)
Commercial to (PD-SF-7) Planned Development Single
Family-7, for single family detached residential
construction.
APPLICANT:
Siepiela Interests, Inc.
(Jim Siepiela, Developer)
5001LBJ Freeway
Suite 830
Dallas, Texas 75244
214 960-2777
Unzicker-Schmerbusch & Assoc.
(Engineer)
8700 Stemmons Freeway
Suite 400
Dallas, Texas 75247
214 634-3300
HISTORY:
This is a parcel of land owned by Bluebonnet Savings Bank
F.S.B. of Dallas. There has been no recent zoning activity
on this property, partially due to the fact that it has
been foreclosed on by the FDIC. In fact, discussion
regarding rezoning to residential has been going on for
over one year.
TRANSPORTATION: Denton Tap Road, the means of access to the land, is a
six-lane divided thoroughfare contained within a 120'
right-of-way.
wide
SURROUNDING LAND USE & ZONING:
Property to the north and south is vacant, (C) zoning. To
the west is (PD-SF-9), the Shadow Ridge development.
Across Denton Tap Road to the east is vacant (C) zoning.
COMPREHENSIVE PLAN:
The Comprehensive Plan shows this area to be developed with
retail uses.
ANALYSIS:
Staff, developer and area homeowners have spent a
considerable amount of time attempting to reach consensus
on this zoning request before it reaches the public hearing
forum.
Issues discussed among these groups in
meetings included, among others:
two separate
appropriateness of the zoning request
use, density, dwelling unit size
· height of structures
screening provisions
· drainage
alley requirements
· access
Support of rezoning from (C) to (PD-SF-7) was agreed;
residential use was accepted provided minimum lot size was
7,400 square feet, 25 foot front yards were shown, a
maximum of 79 lots was developed, a 35 foot height limit
was imposed, and a minimum building size of 1,850 square
feet was offered. All these conditions are shown on the PD
plan and will be made conditions of approval.
The developer has also agreed to construct a six foot,
wooden fence with decorative cap, to be supported by metal
poles, alonG the common western property line, running the
length of the property. This fence will be maintained by a
homeowners association which the developer will establish.
The applicant has also agreed to construct a similar
screening fence on the southern property line, also to be
maintained by the association. The developer has indicated
that the poles to support this screening fence will be
located on the developer's side of the southern fence.
The neighborhood has also expressed Great concern regarding
potential drainage problems with development of this
tract. Although drainage is an issue which is resolved at
subdivision plattinG, this neighborhood does not appear
willinG to accept that process and may express concern at
the public hearing. Staff position is one of noting the
neighborhood concern, addressing the issue at its proper
place -- when the subdivision plat is submitted for
review.
The developer has agreed (althouGh no plans have been
submitted) to landscape the access from Denton Tap into
this subdivision and will provide a point of contact with
the property to the north as shown on the PD plan.
-2-
Perhaps the most volatile issue which was not resolved to
the homeowners' satisfaction in our meetings concerns the
alley shown on the western boundary. Allegations were
raised that City staff had promised a park would be located
here. The Comprehensive Plan does not show such a park.
Comments suggested that a strip as much as 200 feet wide
would remain open space. Staff has been unable to locate
the source of such an inaccurate statement. The
neighborhood apparently does not support this required
alley. We, however, strongly urge the placement of a 15
foot alley on the western boundary. We currently have a
15 foot sanitary sewer easement here, and our alley
requirement would merely overlay this existing utility.
The alley would assist in directing the flow of storm water
and would decrease the flow of water on the homeowners on
Southern Belle, as well as control the velocity of water
which would flow into the drainage channel to the south.
In addition, the subdivision regulations and zoning
ordinance mandate alleys in new subdivisions. Our Public
Works, Engineering and Planning staff cannot over emphasize
the importance of this alley.
Finally the homeowners have requested no two-story houses
be built on the western or southern tier of lots contained
within the zoning application. The developer is reviewing
the economic feasibility of such a restriction and will
address this issue at the public hearing. Staff is
ambivalent regarding the southern lots, feels such a
restriction would assure the privacy of the Southern Belle
homeowners.
In sum then, staff recommends approval of this PD subject
to:
· 7,400 square foot minimum lot size
· 66 foot minimum lot width
6 foot minimum side yard
· 25 foot minimum front yard
79 lots maximum
1,850 square foot minimum air conditioned house size
. 6 foot wooden screening fence with cap on western
boundary on plan
· 6 foot wooden screenin§ fence with cap on the
southern boundary
6 foot masonry screening fence on eastern
residential boundary
landscaping as shown on plans
establishment of homeowners association to maintain
all common areas
height limitations as determined by ?lanning
Commission
alleys throughout subdivision
-3-
At the Planning Commission meeting of February 21, 1991,
the Commission recommended:
7,400 square foot minimum lot size
66 foot minimum lot width
8 FOOT MINIMUM SIDE YARD
25 foot minimum front yard
20 foot minimum rear yard
79 lots maximum
1,850 square foot minimum air conditioned house size
8 FOOT WOODEN SCREENING FENCE WITH CAP ON WESTERN
BOUNDARY
6 FOOT MASONRY SCREENING FENCE ON SOUTHERN BOUNDARY
(LOTS 10-15) AND 6 FOOT WOODEN SCREENING FENCE ON
REMAINDER (nOTS 3-9) OF LOTS IN BLOCK A
6 foot masonry screening fence on eastern and
northeastern residential boundary
LANDSCAPING ON OUTSIDE OF SOUTHERN MASONRY FENCE
establishment of homeowners association to maintain
screening fences and all common areas
· MAXIMUM ONE STORY STRUCTURES ON LOTS 11-26, BLOCK A
alleys throughout subdivision
landscaping as shown on plans
PDi15STF
-4-
service on a residential basis. (1) One time per week garbage collection and one time per week
recycling collection for $8.48 per month. (2) The same service as #1 with the addition of a
second garbage collection day between Memorial Day and Labor Day for $9.00 per month. (3)
Two times per week garbage collection and one time per week recycling collection for $9.50 per
month. Under all three options, Texas Waste Management and the City of Coppell would split
the recycling proceeds in the sale of the recyclables 50-50. They anticipate this total per year
to be approximately $15,000 per year. Texas Waste Management will spend $15,000 for an
educational program. They will pass 1005 of the proceeds from the commercial recycling to
the customer. They will cap the CPI at 5 %, or 75 % of the full CPI (based on the Department
of Labor), whichever is less, on an annualized basis. In addition, they will offer a 10% discount
off the senior citizens or handicapped homeowners bill. The fairness and authenticity of this
would be administered by the City Manager or his designee. They will lock the commercial
rates in effect on December 31, 1990 for one year. The contract would be modified to a 7 year
evergreen.
Mayor Wolfe declared the Public Hearing open and asked if there were any citizens who wished
to speak for or against this item. Those persons wishing to speak included:
A)
Chuck Casalinova of 711 Meadowlark Lane stated that he would like to see Coppell
become a leader in recycling. He stated that he preferred the one time a week garbage
collection and one time a week recycling collection.
B)
Walter Pettijohn of 525 Oak Grove Road stated that he is in favor of continuing to have
Texas Waste Management as the trash collector for the City of Coppell.
c)
Wendy Petty of 604 Johnson Drive stated that she is happy with the present garbage
D)
A1 Salata of 701 Greenway Drive stated that he feels the City now has quality service
and does not feel it is necessary to change companies.
Jim Dippold of 249 Alex stated that he felt that it was not as important to be first in a
city-wide recycling program as it was to be sure that it is done properly.
There being no other citizens who wished to speak, Mayor Wolfe closed the Public Hearing.
Councilman Weaver asked for consensus of Council in accepting a proposal from Texas Waste
Management, with the exceptions of taking the option of once a week garbage/once a week
recycling pickup in the winter months and twice a week garbage pickups/once a week recycling
pickup from April 1 to October 1; Texas Waste Management would keep in the contract the
other rates and services offered in the proposal in the event of a change at another time;
participation rate minimum level clarified to indicate a monthly participation term; no rate
increases due to Subtitle D landfill legislation being passed, unless there is a change in the form
of the legislation which might cause a modification of the landfill; taking the 5 % or 75 % CPI
option, whichever is less, as an annual increase with a 7 year evergreen contract; and the
effective date of the rate increase April 1, 1991. The consensus of Council for all items except
for the CPI modification was to approve the proposal from Texas Waste Management with these
previous exceptions. The consensus of Council on the CPI modification was to accept the 5 %
or 75% CPI option, whichever is less, with wording to the effect "unless the CPI increases
150% more than what it was the previous year". The consensus of Council was to accept this
CPI modification.
Item 18
PUBLIC HEARING: Consideration and approval of a zoning change request
(from (C) Commercial to (PD-SF-7) Planned Development Single-Family-7) for
Case ffPD-I15, Wynnpage Addition, located approximately 1000 feet south of
Sandy Lake Road and 200 feet west of Denton Tap Road, at the request of
Siepiela Interests.
Planning and Community Service Director Gary Sieb made the presentation. The developer, Jim
Siepiela of 5001 LBJ Freeway, Suite 830, Dallas was also present to answer any questions the
Council might have. The Planning and Zoning Commission recommended, by a unanimous
vote, approval of the Planned Development subject to fifteen conditions.
Mayor Wolfe declared the Public Hearing open and asked if there were any citizens who wished
to speak for or against the proposed zoning change request.
Those persons who wished to speak included:
A)
Barbara Schmidt of 125 Whispering Hills Drive voiced concern over the higher
density and also the possible drainage problems of the proposed change.
B)
Ed Lavelle of 203 Fieldcrest Loop stated that he objects to the alleys which would
be in the new development.
Mayor Wolfe declared the Public Hearing closed.
Mayor Pro Tem Smothermon moved to approve the zoning change request from (C) Commercial
to (PD-SF-7) Planned Development Single-Family-7 for Case #PD-115, incorporating all of the
recommendations the Planning and Zoning Commission recommended, excepting on the western
boundary the minimum lot size be 8,000 square feet. The motion died for lack of a second.
Councilman Cowman moved to deny the zoning change request from (C) Commercial to (PD-
SF-7) Planned Development Single-Family-7 for Case #PD-115. Councilman Weaver seconded
the motion. The motion to deny carried 5-2 with Councilmen Weaver, Thomas, Cowman,
Robertson and Nelson voting in favor of the motion Mayor Pro Tem Smothermon and
Councilman Morton voting against the motion.
Item 19
PUBLIC HEARING: Consideration and approval of a replat request for Shadow
Woods addition, Block A, Lot 12-R, located near the southwest comer of Coppell
Road and Thweatt Road, at the request of Centex Corporation.
Planning and Community Services Director Gary Sieb made the presentation to Council.
Mayor Wolfe declared the Public Hearing open and asked if there were any citizens who wished
to speak for or against this item. There being no citizens who wished to speak, Mayor Wolfe
declared the Public Hearing closed.
Councilman Morton moved to approve the replat request for Shadow Woods Addition, Block
A, Lot 12-R, located near the southwest comer of Coppell road and Thweatt Road. Mayor Pro
Tem Smothermon seconded the motion. The motion carried 7-0 with Mayor Pro Tem
Smothermon and Councilmen Weaver, Thomas, Morton, Cowman, Robertson and Nelson voting
in favor of the motion.
Item 20
Discussion and consideration of calling a special called work session on Saturday,
March 16, 1991.
City Manager Alan D. Ratliff made the presentation to Council and introduced Chris Hartung,
the consultant hired to facilitate the March 16 special called work session. Mr. Hartung went
over the agenda for the meeting. Councilmen Robertson and Nelson stated that they will be out-
of-town. Consensus of Council was that the session be recorded, that Larry Jackson be asked
to attend, that Assistant City Secretary Linda Grau be asked to attend in order to take minutes,
and that an Executive Session be included in the agenda in the event it is needed.
Item 21
City Council Liaison Reports:
A) ARCHITECTURAL REVIEW COMMIT'FEE FOR TOWN CENTER