Bethel Rd Est 2-CS000615 (2)CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-176R2, McMILLAN ESTATES
PD AMENDMENT
P & Z HEARING DATE:
C.C. HEARING DATE:
June 15, 2000
July 11, 2000
LOCATION:
Along the north side of Bethel Road, approximately 120' east of
Hearthstone Lane.
SIZE OF AREA:
1.49 acres of property.
CURRENT ZONING:
PD-SF-9 (Planned Development, Single Family-9)
REQUEST:
PD amendment to retain approximately 1.03 acres as a PD, change
the zoning on approximately .5 acres to SF-9
APPLICANT:
Applicant:
Terry Holmes, Holmes Builders
1406 Halsey Way, Suite 100
Carrollton, TX. 75007
(972) 242-1770
Fax: (972) 242-2931
HISTORY:
This property was rezoned from SF-9 and Commercial to a
residential PD to accommodate one single-family home on this
1.49 acre parcel in March of 1999. Subsequent to the rezoning the
applicant elected to amend the PD to allow a 54-inch storm drain to
traverse the property. In November of 1999 the Planning
Commission continued that request until January of 2000 to resolve
several issues which arose involving landscaping, screening, and
the introduction of the proposed 54-inch storm sewer. Council
approved an amended PD which addressed these issues in March
2000.
Item # 7
TRANSPORTATION:
Bethel Road is projected to be a two lane, undivided street in front
of this property, contained within a 50 foot right of way.
SURROUNDING LAND USE & ZONING:
North- Hunterwood Park and single family housing; PD SF-9
South-vacant; PD-LI and "R', Retail
East - single-family house; "R', Retail and "C', Commercial
West -single family housing; SF-9
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
residential low density uses with, if appropriate, an historic
overlay.
DISCUSSION:
This property has been through a series of public hearings over the last
18 months, and a brief review of what has transpired will be helpful in
putting this proposal into perspective.
In March of 1999, this land was rezoned to PD-single family. At that
time, one home was to be built upon the entire 1.49-acre site. There
were a number of issues discussed at that hearing including landscaping,
screening, preservation of existing tree stock, the introduction of a
cabana and pool, flood plain designation/location, and the extension of a
54-inch storm drain across the property. Subsequently, Council
approved an amendment to the PD in March of 2000 that addressed all
these issues. Since that time, the contemplated resident has dropped this
project and moved out of the City. Consequently, the builder is now
proposing several changes to the PD. First, he wants to subdivide this
property into 4 lots, two of which would be combined with two existing
residences in Old Coppell Estates immediately to the west of this
property. The total land area involved in that revision approaches one-
third acre: .08 of an acre into lot 15 of Old Coppell Estates, and .26
acres into lot 16 of the same subdivision. Second, with the remainder of
the land, the applicant wishes to subdivide the property into two lots of
approximately one-half acre each. Third, the 54-inch storm drain is
proposed to be eliminated. Forth, the approved landscape plan would be
altered to the extent that very little landscaping-other than west property
line screening- would be included in the PD.
These are substantial changes from the original PD. Although the
extension of the two lots at the back of the PD into Old Coppell Estates
lots is relatively insignificant here, the two lots along Bethel Road
generate additional comment.
Item # 7
When the original PD was granted, two major issues were of concern to
the residents affected by the zoning change: the pool/cabana, and the
preservation of trees. The pool/cabana issue was resolved by Council
when the plan was approved without the cabana being allowed.
Landscaping/tree preservation was another issue. After much dialogue
between this builder, the potential homeowner, and the neighborhood, a
rather extensive landscaping plan was submitted and approved by
Council. As shown on the revised landscape plan, the majority of the
originally approved landscaping is eliminated. Staff concern with this
revised application is that it appears most landscaping proposed in the
original PD has been eliminated from the development. Some
landscaping would naturally be expected to disappear as we now have
two houses where one was previously planned. By comparing the
original PD landscape plan (attached) to this proposal, it is evident that
all landscaping north and east of the previously approved storm drain has
been eliminated. Screening on the west property line has been modified.
Although it could be argued either way which plan is most effective in
screening the property line, the proposed plan does not meet all our
landscaping criteria.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
It could be argued that the original PD contained a more attractive site
development plan than the proposal. The original was one large lot; this
plan is four smaller lots. Given that observation, the proposal does have
merit. It is still a residential development. It still conforms to the Master
Plan. It does meet most of our development requirements. That being the
case, staff can recommend approval of this amendment to the PD subject
to:
-acknowledgement that no structures can be build within
the 100-year floodplain including swimming pools and
fences
-the Landscaping Plan must be sealed by a Landscape
Architect
-show acreage of this revised PD on all exhibits
-dimension width of driveways at r.o.w.
-botanical names must be shown on landscape plan
-all plant material must meet plant palette requirements
-tree removal permit is required
-Park Dedication Fee of $1285 per dwelling unit
-Remove all platting notations from Zoning Exhibit
Staff would also recommend that a change from PD to SF-9 be granted
on the property to be incorporated into lots 15 and 16 of Old Coppell
Estates Subdivision.
Item # 7
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend denial of the request
3) Modify the request
4) Take under advisement for additional information
ATTACHMENTS:
1) Zoning Exhibit for PD 176R2
2) Original PD 176R Site Plan
3) Amended PD Site Plan
4) Landscape Plan
5) Tree Mitigation Plan
6) Departmental Comments (Leisure Services)
Item # 7
, /
ORIGINAL PD SITE PLAN
ITEM: McM~I/~ £$Mt~, PD A~t
DR¢ DATE: M~J 25, 2000
cONTACT:
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