Red Hawk-CS090319CITY OF COPPELL
PLANN{NG DEPARTMENT
STAFF REPORT
CASE NO.: PD-241-SF/C, Red Hawk
P8~Z HEARING DATE: March 19, 2009
C.C. HEARING DATE: April 10, 2009
STAFF REP.: Gary L. Sieb, Director of Planning
LOCATION: West side of S. Denton Tap Road, north of Bethel School Road
SIZE OF AREA: 16.4 acres of property
CURRENT ZONING: O (Office)
REQUEST: A zoning change to PD-241-SFjC (Planned Development 241-
Single Family/Commercial) with a Detail Plan to allow 54 single-
family lots with a minimum lot size of 5,765 square feet and an
average lot size of 8,484 square feet, including the retention of
the Bullock Cemetery and a Concept Plan for two commercial
tracts.
APPLICANT: THBGP, Inc. dba The Holmes Builders
1445 MacArthur Drive
Suite 200
Carrollton, TX. 75007
(472) 242-1770
Fax: (972) 242-2931
HISTORY: There has been no recent development history on the parcel
although the former owner (now deceased) lived in a trailer on
this property for many years. Approximately 8 years ago the
zoning was changed from "C" Commercial to "O" Office,
although no development activity reflecting office use
occurred.
ITEM # 14
Page 1 of 5
TRANSPORTATION: Denton Tap Road is an improved PbD six lane, divided
concrete roadway built within a proposed 1 10 foot right-of-way
(ten feet being dedicated by this application). Bethel School
Road is a C2U, concrete two lane road built within a proposed
60 foot right-of-way, with five feet being dedicated by this
proposal.
SURROUNDING LAND USE >~ ZONING:
North-single family homes and office; PD-115 SF-7 and "C",
Commercial
South-Ace Hardware; "C", Commercial
East-retail/gas station; "C" Commercial
West-single family homes, PD-95 SF-9
COMPREHENSIVE PLAN: The Comprehensive Plan, as amended, shows this property as
appropriate for mixed use.
DISCUSSION: As one of the last remaining vacant tracts in the city, this is a
case which warrants very close review. On the one hand, the
applicant is proposing a mixed use project which is supported
by the Comprehensive Master Plan and the 2030 Plan, due to
the inclusion of residential and commercial uses. The
development proposal is somewhat unique in that 50 and 60
foot wide lots are proposed in the same subdivision, very
unusual for Coppell development. The applicant in this case is
a well-known local builder and the projects he has been
involved with here have all been first rate.
On the other hand, there are some concerns which merit
consideration before any recommendation is formulated. The
density is high, stucco is requested, there appears to be little
attention directed at approximating the size and width of lots
adjacent to this property, lots with 3 and 7 foot side yards are
troubling. Facing single family, 50 foot wide lots toward Denton
Tap Road is not typical of a residential development adjacent
to a major thoroughfare, and in this case, along the most highly
travelled vehicular roadway in the city.
To the applicant's credit, the perspective drawings
accompanying the request appear to suggest a variety of
housing styles and price ranges, offering variety to dwelling unit
types in Coppell. The additional distance from Denton Tap with
the screening wall, substantial landscaping and a street lends
credence to his residences facing this major thoroughfare,
ITEM # 14
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(although the market for such a product could be
problematic), and the inclusion of a landscaped entry, a
curvilinear street pattern, several common areas, and a
substantial wall is to be commended.
That said, there are three concerns with this proposal: density,
lot widths, sideyards.
DENSITY
One of our greatest concerns involves density of this project.
As submitted, density is proposed to be almost 4 units per acre.
All surrounding residential development is less than four-some
substantially less--and we recommend no greater density than
3 units per acre on this parcel. Taking into consideration that
the entire tract is 16.4 acres, we could support a density of 49
units with certain changes being made to this proposal. If the
developer were to widen the lots adjacent to the surrounding
single family neighborhoods, particularly on the west side, and
widen the 50 foot lots, the accompanying reduction in density
would go far in gaining staff support for this project.
WIDTHS
Lot widths proposed for this subdivision are also troubling. Fifty
foot wide lots are very narrow for this area of the city, and none
of the lots meet our minimum single-family lot width of 65 feet.
It is recognized that the applicant has applied for PD zoning to
modify lot widths, but this proposal is just too intense. Staff
could support lot widths of 55-60 feet, still a reduction from the
normally required 65 feet. By increasing lot widths to be more
in line with neighboring residential lot dimensions, density, as
discussed above, would be reduced resulting in a lot count in
line with staff recommendation at 49 lots.
SIDEYARDS
The sideyards requested are inappropriate. The proposed 7
foot/3 foot side yards just will not work. Historically, staff
experience in other cities has resulted in similar concepts being
difficult--if not impossible--to successfully implement. The
concept sounds good on paper, but in reality the result is a
troublesome land use proposal. The same effect for this
development (with walls/fences at the front building line
extending from structure to structure creating a privacy area)
can be achieved with typical sideyards, still placing the
fencing in the same location as proposed. The on{y difference
would be that each !ot had an identical side yard. By
ITEM # 14
Page 3 of 5
increasing lot widths to 60 feet, the problem evaporates and
the sideyard variance is no longer needed for the "interior
courtyard" feel. We recommend a distance between
structures of at least 15 feet, or 7.5 feet off each property line.
Because of lot widths, these two-story homes will be
considerably wider than existing narrow lot width
developments in Coppell and the sheer bulk of these structures
warrant additional spacing between units. Our suggested side
setback is still a reduction from the normally required sideyard
of 8 feet per lot.
ADDITIONAL COMMENTS
There are several miscellaneous errors or clarifications needed
to be made to this application, regardless of final outcome.
• Notes need to be added to the Site Plan indicating that
all screening walls and landscaping will be maintained
by a property owners association;
^ "foot" needs to be added to PD Condition #3;
• Add "Lots 27, 28, Block A" behind Conceptual Planned
Development "Commercial "title;
^ Add notation that Lot 28, Block A is responsible for
maintenance on outside of proposed screening wall;
• Add statement that Lots 1 and 2, Block A are responsible
for maintenance on outside of screening wall within their
property lines;
^ Note # 1 1 should state lot 23, not lot 25;
• Streets need to be named and diamond symbol should
be added where street name changes.
• Ensure cul-de-sac right-of-way radius is SO feet.
• Add "Temporary" asphalt to sales office asphalt paving
note.
• Dimension all common areas on Landscape Plan.
• Spartan Juniper and Chinese Fringe are not in our Plant
palette, and other species need to be chosen.
^ It appears that Live Oaks have been shown twice on
Plant List, and needs correction.
• Engineering concerns include:
o the need for a flood study,
o the driveways on Denton Tap need to be
removed although Lot 27 will be allowed access
when firm plans are submitted for this lot,
o Lot 28 drive entrance on Bethel School needs to
be a minimum of 120 feet from the Denton Tap
intersection, and
o drainage requirements will not be expanded
upon until engineering plans are submitted.
ITEM # 14
Page 4 of 5
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of the request as submitted. We could support
the request with major modifications including:
1. A maximum density of 49 units
2. Elimination of stucco residences
3. A minimum 15 feet between units with 7.5 foot side yards
4. All units in Block B maintain 20 foot rear yard setbacks or 20 foot minimum
front yard setbacks, developer has his choice. In no case shall any
setback for garage or structure be less than 15 feet, and note on each lot
5. Bullock cemetery maintained by HOA
6. Change title of PD to J.C. Thweat Dreams
7. Fees for Tree mitigation and Park development are required
8. Lots 20 - 26 Block A maintain 20 foot rear yard and note on each lot
9. Address all "Additional Comments" stated above
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. Site Plan
2. Landscape Plan (2 sheets)
3. Stone Screening Wall Elevation
4. Sales Center Elevation and Floor Plan
5. Red Hawk Villas Perspectives of 60 and 50 foot lots (2 colored sheets)
6. Tree Survey (2 sheets)
ITEM # 14
Page 5 of S
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Red Hawk, Preliminary Plat
P>3<Z HEARING DATE: March 19, 2009
C.C. HEARING DATE: April 14, 2009
STAFF REP.: Gary L. Sieb, Director of Planning
LOCATION: West side of S. Denton Tap Road, north of Bethel School Road
SIZE OF AREA: 16.42 acres of property
CURRENT ZONING: O (Office)
REQUEST: A request for approval of a preliminary plat for 54 single-family
lots, a cemetery parcel and two commercial lots on 16.42
acres of property, located along the west side of S. Denton Tap
Road, North of Bethel School Road.
APPL{CANT: Purchaser: THBGP, Inc. dba The Holmes Builders
1445 MacArthur Drive
Suite 200
Carrollton, TX. 75007
(972) 242-1770
Fax: (972) 242-2931
Engineer: Kadleck and Associates
Lynn Kadleck
555 Republic Drive
Suite 1 15
Plano, TX. 75074
(972) 881-0771
HISTORY: There has been no recent development history on the parcel
although the former owner (now deceased) lived in a trailer on
this property for many years. Approximately 8 years ago, the
ITEM # 15
Page 1 of 3
zoning was changed from "C" Commercial to "O" Office
although no development activity reflecting office use
occurred.
TRANSPORTATION: Denton Tap Road is an improved P6D, six lane divided
concrete roadway built within a proposed 110 foot right of
way. Bethel School road is a C2U, concrete two lane road built
within a proposed 60 foot right-of-way.
SURROUNDING LAND USE 8~ ZONING:
North-single family homes and office; PD-115 SF-7 and "C"
Commercial
South -Ace Hardware; "C": Commercial
East-retail/gas station; "C" Commercial
West-single family homes; PD-95 SF-9
COMPREHENSIVE PLAN: The Comprehensive Plan, as amended, shows this property as
appropriate for mixed use development, which includes
residential and commercial buildings.
DISCUSSION: This is the plat for the case previously discussed. Because of the
number of outstanding conditions that need to be addressed
with the zoning case, and the fact that the subdivision plat
needs to reflect what the site plan proposes, staff cannot
support this application at this time. Staff has concerns
regarding maintenance of the existing cemetery, how access
to it will be provided, dimensions of the entry landscape area,
provision of proposed street names, labeling of no parking
zones in street right-of-way, and yard setbacks, among others.
Once the Site Plan discrepancies have been resolved, we
would entertain a re-review of the subdivision plat. When/if
resubmitted we recommend the subdivision be titled the
J.C.Thweat subdivision.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of this preliminary plat as it does not conform to the
recommended development of the subject tract, and is lacking in several items
required for proposed subdivision review, with many mentioned above. It should
be added that this is not an all inclusive list, but is based upon a number of
concerns members of the Development Review Committee expressed during
review of this submittal.
ITEM # 15
Page 2 of 3
ALTERNAT{VES:
1 . Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
1 . Preliminary Subdivision Plat (2 sheets)
ITEM # 15
Page 3 of 3