CC approval on 5/12/98AGENDA REQUEST FORM
CITY COUNCIL MEETING:
1998 ITEM #
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-168, The Hollows at Northlake Woodlands, zoning change request from
SF-9 (Single Family-9) and TH-1 (Town House Residential-l) to PD-SF-7 (Planned Development Single
Family-7), to allow the development of 91 residential lots on approximately 24 acres of property located
at the northeast corner of Beltline Road and Mockingbird Lane.
TITLE{ Director of Plan~njvng~xa, n~d~ Con~nity
STAFF COMMENTS:
Date of P&Z Meeting: April 16, 1998
Services
APPROVED
BY
,DATE
Decision of P&Z Commission: Approved (7-0) with Commissioners Nesbit, Stewart, Kittrell, Lowry,
McCaffrey, Turner and DeFilippo voting in favor. None opposed.
Approval subject to the following recommended conditions:
1)
Provision of a second ingress/egress point on the eastern 1/3rd of property to be worked out
between City staff and the developer.
3)
Inclusion on the landscape plans of a 6'-high earth-tone brick screenwall along the boundary
between the Lone Star Gas easement and the sanitary sewer easement running parallel to the
DART Right-of-Way at least from Lot 42 west to Common Area B, with landscaping along the south
side to soften the appearance.
4)
Establishment of homeowner association maintenance of fences and walls along the southern
boundary of the development, as well as all landscaping on the south side of the fences and walls.
5)
t ....... ~u ....... , ^,,__n._.~.:_g., .u~ ~-,... (ONE [1] TREE WAS ADDED)
DIR. INITIALS: ~~.
Agenda Request Forn~Revised 3198
FIN. REVIEW:~
CITY MANAGER REVIEW:
Document Name: ~PD168.doc
CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-168, THE HOLLOWS AT NORTItLAKE
WOODLANDS
P & Z HEARING DATE:
C.C. HEARING DATE:
April 16, 1998
May 12, 1998
LOCATION:
Northeast comer of Beltline Road and Mockingbird Lane.
SIZE OF AREA:
Approximately 24 acres; proposed for 91 single-family lots.
CURRENT ZONING:
SF-9 and TH-1 (Single Family 9 and Town House-l).
REQUEST:
Zoning change to PD-SF-7 (Planned Development, Single Family-
7).
APPLICANT:
Developer:
N.L.W. Development Group
5309 Clear Ridge
Dallas TX 75248
972-250-2325
Engineer:
Tipton Engineering, Inc.
6300 Broadway, Suite C
Garland TX 75043
972-226-2967
Fax 972-226-1946
HISTORY:
The current zoning has existed since early 1985. There is no
previous platting history.
TRANSPORTATION:
Mockingbird Lane is a C2U two-lane undivided collector bu, ilt to
standard within a 60'-wide right-of-way. East Belt Line Road is a
P6D six-lane divided primary arterial funded and scheduled for
County construction to standard within an existing 120'-wide right-
of-way.
SURROUNDING LAND USE & ZONING:
North-
South -
East-
West -
Northlake Woodlands East Phase 10; SF-9
Undeveloped; C
TU Electric r.o.w. & MaeArthur Plaza; A & C
Northlake Woodlands East Phase 8; SF-12
Item # 4
COMPREHENSIVE PLAN:
The Comprehensive Hah shows the property as suitable for
medium density residential uses.
DISCUSSION:
The planning staff supports the reclassification of this property from TH-1
to a single-family residential PD, because of the resulting reduction in the
maximum number of housing units which may be placed on the site.
However, whether developed for 200 dwellings or for 91, there are safety
and access problems associated with the site.
The greatest problem is lack of access from the east. While N.L.W.
Development could have provided a street gtub from Mallard Drive to the
northeast portion of this property, the developer relied instead on the
ability to use a right-of-way for Riverchase Drive which had been platted
on property directly to the east. Unfortunately, settlement of a lawsuit
involving that property resulted in City Council's abandonment of the
right-of-way dedication.
The best alternative available now is to construct a street from Mallard
Drive. This may be a workable plan, because the homebuilder interested
in acquiring the lots in the Hollows owns lots in Northlake Woodlands
Phase 10. Furthermore, there are lots on the south side of Mallard Drive
which are still vacant.
Another problem associated with the property is the stub street from
Pelican Drive called Sofa Drive. The City permitted Sora Drive to end
without a cul-de-sac turnaround because of the potential to extend the
street southward into this property. If it is not extended into this proposed
new development, it needs to be completed as a cul-de-sac with a circular
turnaround.
While not viewed as a problem, the tree survey shows 5 mesquites and 7
hackberries within proposed street right-of-way. The largest of these is a
24" hackberry. New regulations which the Tree Board is recommending
does not list either the mesquite or the hackberry as a protected species.
Therefore, staff does not see the need for any right-of-way relocation to
preserve these trees.
The preliminary plat contains a note regarding the construction of a wood
fence the full length of the DART right-of-way, with brick columns at
each lot comer. This was in response to a staff concern about appearances
from Belt Line Road. If the property actually adjoined Belt Line Road,
the Subdivision Ordinance would require a brick screening wall and 15'-
wide landscape strip. Since there is railroad property between, the
Subdivision Ordinance requires nothing, but screening can be required as
a condition to the PD-and should be. However, east of Lot 42, the land
drops well below the height of the railroad tracks. Not much would be
seen there of either a fence or wall. On that account there would be
Item # 4
greater benefit in budgeting less for screening and landscaping east of Lot
42 and more for the portion west of it.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of the request subject to revision
of the site plan, zoning exhibit and entry wall/landscape plan to comply
with the following conditions:
1)
Provision of a street connecting Crestview Drive with Mallard
Drive. (See Fire Prevention Comments.)
2)
Extension of Sora Drive to Crestview Drive, or provision of a cul-
de-sac turnaround at the end of Sora Drive. (See Engineering
Comments.)
3)
Inclusion on the landscape plans of a 6'-high earth-tone brick
screenwall along the boundary between the Lone Star Gas
easement and the sanitary sewer easement running parallel to the
DART right-of-way at least from Lot 42 west to Common Area B,
with landscaping along the south side to soften the appearance.
4)
Establishment of homeowner association maintenance of fences and
walls along the southern boundary of the development, as well as
all landscaping on the south side of the fences and walls.
5)
Correction of the entry wall/landscape plan to reflect the name of
the community as The Hollows at Northlake Woodlands, both in
the title and on the Entry Wall Detail.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Zoning Exhibit
2) Tree Survey
3) Entry Wall & Landscape Plan
4) Departmental Comments
Item # 4
DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM: PD-168. The Hollows at Northlake Woodlands. a zoning change request from
"SF-9" (Single Family-9) and "TH-1" (Town House Residential-l) to PD-SF-7
(Planned Development Single Family-7) to allow the development of 91
residential lots on approximately 24 acres of property located at the northeast
corner of Beltline Road and Mockingbird Lane, at the request of Tipton
Engineering, Inc.
DRC DATE: March 26, 1998 and April 2, 1998
CONTACT: Mike Martin, P.E., Assistant City Engineer (3 ·
COMMENT STATUS noir ra~r~ra ov
1. If this development is not going to use the street stub out of Sora Drive then a cul-de-sac needs to
be constructed at the end of Sora Drive so it conforms to the City Standards.
DEVELOPMENT REVIEW COMMITIEE
FIRE PREVENTION COMMENTS
~PD-168, TH~ ~ AT ~IORTHLatt'R WOOD~
COMME~ STATUS: ~ PRELIMINARY
1. The Fire Department can not support this development as shown. The two ways in/two
ways out pertains to the residents as well as the Fire Department. With a major thoroughfare
immediately south of this development, a railroad adjacent to the south boundary and a natural
gas metering station just to the west, the possibility of a major evacuation is very real.
Attempting to remove 91 famih'es on one street while trying to move emergency apparatus into
the subdivision on the same street would be impossible. Should the street dumping onto
Mockingbird be blocked there would be no way to access the families in the subdivision. A
twenty feet wide "Emergency Access Easement~ does not meet the criteria for emergency
ingress/egress. In addition, the emergency access comes off of an alley which can not be used
for an emergency road. In order for the Fire Department to support this development, a full
roadway would need to be installed on the back (east) third of the development. There are also
serious concerns on the dead end eight inch water line supplying this entire project.
AGENDA REQUEST FORM
ITEM
CITY COUNCIL MEETING: Ma~ 12, 1998
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-168, The Hollows at Northlake Woodlands, zoning change request from
SF-9 (Single Family-9) and TH-1 (Town House Residential-I) to PD-SF-7 (Planned Development Single
Family-7), to allow the development of 91 residential lots on approximately 24 acres of property located
at the northeast corner of Beltline Road and Mockingbird Lane.
SUBMITTED BY: Gary L. Sieb
TITLE: Director of Planning and Community Services
STAFF RECOMMENDS: APPROVAL
STAFF COMMENTS:
Date of P&Z Meeting: April 16, 1998
Decision of P&Z Commission: Approved (%0) with Commissioners Nesbit, Stewart, Kittrell, Lowry,
McCaffrey, Turner and DeFilippo voting in favor. None opposed.
Approval subject to the following recommended conditions:
1) Provision of a second ingress/egress point on the eastern 1/3rd of property to be worked out
between City staff and the developer.
2)
3)
4)
E~tcn~ic= cf Sera Dr:':c tc Crc~tvicw Dri':c. (CONDITION MET)
Inclusion on the landscape plans of a 6'-high earth-tone brick screenwall along the boundary
between the Lone Star Gas easement and the sanitary sewer easement running parallel to the
DART Right-of-Way at least from Lot~ west to Common Area B, with landscaping along the south
side to soften the appearance. I~
Establishment of homeowner association maintenance of fences and walls along the southern
boundary of the development, as well as all landscaping on the south side of the fences and walls.
(ONE [1] TREE WAS ADDED)
DIR. INITIALS: ~,~:.
Agenda Request For~Revised 3/98
FIN. REVIEW:
CITY MANAGER REVIEW:
Document Name: ~PD168.doc
100 50 0 100 200
Bearings based on Subject Tract's Deed,
recorded in Volume 85072, Page 3583 (DRDCT)
SF-12
/4,
BELT LINE ROAD
PD DEVELOPMENT STANDARDS
TOTAL ACRES
TRACT I
17. 322 ACRES
TRACT II
6.514 ACRES
TOTAL LOTS
MIN. LOT S.F.
MIN. LOT DEPTH
MIN. LOT WIDTH
MIN. FRONT YARD
MIN REAR YARD
MIN. SIDE YARD
(adjacent to street)
MAXIMUM COVERAGE
MAXIMUM HEIGHT
59 LOTS 32 LOTS
ZOO0 5,500
100' 100'
65' 50'
20' 20'
6' 5'
I5' 15'
40~ 55~
NO~T ~-~'~-~ - 15 /
NOT TO SCAI~. ~ ~ 13 /
,o
~' / ~ .... O. ~ t 19
~ 6 ~ T P ~ ~ Tower ~ ~ ~ 1 8
. ~ power Line . ,41-~ t 17 ~
11
5 ~ ~ James Parrish Survey ~ Abstract No
4
~- ~ 7 / -.. ~- ..... .~
~ ' 23 ~ 21
~ ~ '~ cone ,:, --~ ~ ~ '~ t4 ~
'~2:~;gs Pordsh Survey. Abstract _No. !~'~ ,.nd '..C. C~ok. /1,,__ ~ -- ~ -- ~ --
23 ~~ ~ ~ . ~ ~. 20' S.S Easement N 86~1'27' W ~
ve ~D ~ ~ ~- ~ ~ ~ ,~-:~, ~ ~ - 432.22'
Co ~ ~ .~ ~ ~ ~2~ os
foun corner; RAILROAD
THENCE, S 71' 35' 02" E, a distance of 370.73 feet, along the said Railroad Northerly
line and the Southerly line of Northlake Woodlands East Phase 8, an addibon to the C~ty of
Coppell recorded ~ Volume 85144, Page 2819 of the Map Records of Dallas County, Texas,
to the PLACE OF BEGINNING of the here-in described tract, a 1/2" iron pin found at corner
from which a 60-d nail inside the said Railroad right-of-way bears S 01' 53' 06" E, a
distance of 52.82 feet; C 0 M M E R C I A L
OFFICE
1159
John C. Cook Survey ~ Abstract No. 515
RETAIL
THENCE, N 00' 05' 58" W, a distance of 89.22 feet, along the Easterly line of said
Northlake Woodlands East Phase 8 adddion, to a point on the Southerly line of a Texas Power
and Light Co., easement and Right-of-Way recorded in Volume 657, Page 106, and Volume
85077, Page .3299 of the Deed Records of Dallas County, Texas;
THENCE, N 78' 41' 41" E, a distance of 2254.98 feet, along said Texas Power and Light
CO. easement and Right-of-Way Southerly line part of the way, and continuing to a point on
the Northwesterly line of another Texas Power and L~ght Co. Easement recorded in Volume .3887,
Page 110 of said Deed Records of Dallas County, Texas, a 1/2" iron pin with a cop stamped NDM
found at corner;
THENCE, S 29' 13' 59" W, o distance of 101.3.51 feet, along said Texas Power and Light
Co. easement Northwesterly line, to a 5/8" iron pin found at corner, said 5/8" iron pin being
47.76 feet perpendicular and m a Northerly direchon from a Railroad tract Northerly rail;
THENCE, along the said Railroad Northerly line, the following;
N 86' 21' 27" W, a distance of 4.32.22 feet;
Around o non-tangent curve to the Right ha~ng a central angle of 14' 54' 08", a
radius of 2950.00 feet and a chord bearing of N 78' 58' 24" W, an arc distance of
767.28 feet to the end of said curve, o 1/2" iron pin found at corner, from which a 60-d
nail found bears S 18' 19' 55" W, a distance of 49.94 feet;
N 71' 26' 49" W, a distance of 56.3.13 feet to the PLACE OF BEGINNING with
the subject tract containing 1,0.38,296 square feet or 23.8.360 acres of land.
ZONING
EXHIBIT
OF
23.836
ACRES
OUT OF THE
JAMES PARRISH S UR VE Y, ABSTRACT NO. 1139
JOHN C. COOK SURVEY, ABSTRACT NO. 315
IN THE
CITY OF COPPELL, DALLAS
SCALE: 1"=i00' ~ DATE: 4-24-98
--- OWNER ,--
N.L.W. DEVELOPMENT GROUP
6309 Clear Ridge Drive ~ Dallas, Texas 75248
(972) 250-2525
COUNTY, TEXAS
~ 23. 836 ACRES
,-- ENGINEER ,--,
TIPTON ENGINEERING,
6330 Broadway Blvd. ~ Suite C ~ Garland, Texas 75043 (972) 226-2967
//4376
PD
TOTAL ACRES
TOTAL LOTS
DEVELOPMENT STANDARDS
TRACT I TRACT II
6.514 ACRES
17. 32,2 ACRES
59 LOTS
32, LOTS
MIN. LOT DEPTH 100' 100'
/
MIN. LOT S.F 7,000 5,500 /
~ ~~ . Line Tower "
MIN. LOT ~¢IDTH 65' 50'
too 5o o ~oo 2oo MIN. FRONT YARD 25' 2,0'
MIN. REAR YARD 20' 20'
5'
~' . loo' . MIN. SIDE YARD , ,
Subject Tracts ad'acent to street) 15 15
Bearings based on Deed, ( ]
recorded in Volume 85072, Page 5585 (DRDCT)
MA.,~MUM COVERAGE 407 557
. , n K E . ,,_~ 87144, 9' ~ ~ ~
~ ~ T H ~ ~ ~ w,. ~ ~ _ 9_ ~ ~~~ ~ ~ .. ~ 16
~ ~ t 3 ' ~ ~ ~ ' F ~ ~ ~ ~ · /
_ ~. ~ ~ .,,,.. ~,.~ ....... -- .., ,. ~_~.~ '~'":
~~. , ~ ,... ~,~-~ /~ ~ /~~ _~ ~~ ~ ~ ~ ', ~ ~: ~ ~ ~ ~ ~ ~oc~ ~ ..... _. /
~ ~~_ ~ ~~.~Tr-(,.. ~ / ~ 7 --~ ~ ~ :o ~ 'x5 ~ ~ '~ ' ~, 1 ,. / .~ / .. / .~ / 2,~, I~/~ / / f ~~ ~/~ ~ ' %~:~-~-_ xu- --. /
Coppell recorded in Volume 85144, Page 2819 of the Mop Records of Dallas County, Texas,
to the PLACE OF BEGINNING of the here-in described tract, a 1/2" iron pin found at corner
from which a 60-d nail ~nside the said Railroad right-of-way bears S 01' 53' 06" E, a
distance of 52.82 feet; C 0 M M E R C I A L
/
/
//
/ ///
//
/ .
/ / /
/ Z / o~,~
RETAIL
THENCE, N 00' 05' 58" W, o distance of 89.22 feet, along the Easterly line of sold
Northloke Wood~onds East Phase 8 addition, to o point on the Southerly line of o Texas Power
and Light Co., easement and Right-of-Way recorded in Volume 657, Page 106, and Volume
85077, Page 5299 of the Deed Records of Dallas County, Texas;
THENCE, N 78' 41' 41" E, a distance of 2254.98 feet, along sa~d Texas Power and L~ght
Co. easement and Right-of-Way Southerly line part of the way, and continuing to a point on
the Northwesterly line of another Texas Power and Light Co. Easement recorded in Volume 3887,
Page 110 of said Deed Records of Dallas County, Texas, a 1/2" iron pin with a cap stamped NDM
found at corner; ~
THENCE, S 29' 13' 59" W, o distance of 1015.51 feet, along said Texas Power and Light
Co. easement Northwesterly line, to o 3/8" iron pin found at corner, said 5/8" iron pin being
47.76 feet perpendicular and in o Northerly direction from o Railroad tract Northerly roil;
THENCE, along the said Railroad Northerly I~ne, the following;
N 86' 21' 27" W, a distance of 452.22 feet;
Around o non-tangent curve to the Right having o central angle of 14' 54' 08", o
radius of 2950.00 feet and o chord bearing of N 78' 58' 24" W, on arc distance of
767.28 feet to the end of said curve, o 1/2" iron pin found at corner, from which o 60-d
nail found bears S 18' 19' ,:35" W, o distance of 49.94 feet,
N 71' 26' 49" W, a distance of 56.3.13 feet to the PLACE OF BEGINNING with
the subject tract containing 1,0.38,296 square feet or 2.3 8.360 acres of land.
THE
HOLLOWS
TREE SURVEY
OF
NORTHLAKE
OUT OF THE
JAMES PARRISH SURVEY,
JOHN C. COOK SURVEY,
IN THE
CITY OF COPPELL DALLAS
SCALE: 1"=100' ~ DATE: 4-24-98
~, OWNER
N.L.W. DEVELOPMENT GROUP
6509 Clear Ridge Drive ~ Dallas, Texas 75248
(972) 250-2325
WOODLANDS
1139
315
ABS TRACT NO.
ABS TRACT NO.
COUNTY, TEXAS
~ 23. 836 ACRES
ENGINEER
TIPTON
6350 Broadway Blvd ~ Suite C ~ Garland, Texas 75045
(972) 226-2967
#4376