Bethel Rd Est 2-CS 991118 (2)CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CAgE NO.: PD-176R, McMILLAN ESTATES
P & Z HEARING DATE:
C.C. HEARING DATE:
November 18, 1999
December 14, 1999
LOCATION:
Along the north side of Bethel Road, approximately 120' east of
Hearthstone Lane
SIZE OF AREA:
1.49 acres of property for the construction of one single-family
residence
CURRENT ZONING:
PD-SF-9 (Planned Development, Single Family-9)
REQUEST:
PD amendment to allow the construction of a 54-inch storm drain
across the property.
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
TRANSPORTATION:
Bethel Road is projected to be a two lane, undivided street in from
of this property, contained within a 50 foot right of way
Item # 4
SURROUNDING LAND USE & ZONING:
North- Hunterwood Park; SF-9
South- vacant; PD-LI and "R", Retail
East - single-family house; "R", Retail
West -developing 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 is a request to extend a 54-inch storm drain across the width of the
subject property, a distance of approximately 150 feet. When heard in
March, this zoning was changed to a Planned Development for one single-
family residence. The PD was requested because of a desire to construct
the residence without an alley at the rear of the parcel, similar to the
housing being developed around it. A major concern to the abutting
community was the issue of tree preservation. That concern is still
relevant today, especially in that additional cut and fill is being proposed to
accommodate the extension of this 54-inch storm drain. To extend the
pipe will require extensive cut, fill, and grading around many old trees,
and their preservation, based upon the grading plan submitted, is seriously
questioned. As proposed in March, the use was certainly appropriate for
the tract, and although the applicant needed to address our landscaping
guidelines, the house being designed took into consideration the existing
tree cover on the site. In fact, while approximately 155 caliper inches of
existing trees were to be removed to accommodate a 6,000 square foot
house, the site was so heavily wooded (at least 822 caliper inches of
remaining trees 6 inch caliper or greater) that attempting to replace the
caliper inches of removed trees elsewhere on the site (as outlined in the
landscaping zoning provisions) could damage the existing tree stock.
Because the request was a PD application, the plan approved by
Commission and Council took that circumstance into consideration.
Now however, the applicant has changed his plans and proposes to fill in
much more land than the original application suggested. It is staff opinion
that this additional grading and subsequent filling of the land will seriously
affect the health of the remaining tree stock and we can not support such a
drastic change to the existing landscape form. In addition, the applicant
does not clearly state how many caliper inches of additional trees will be
lost to this storm drain, and has been somewhat elusive in delineating how
tree mitigation will be accomplished.
Item # 4
Another point of concern expressed by staff initially and also with this
request relates to the pool and cabana area at the northwest corner of this
parcel. Without removal of the flood plain designation we do not see how
that portion of the site can be developed. Utilities, construction vehicles,
and actual use of the area would require violating existing flood plain non-
encroachment requirements. Neighbors have expressed this same concern,
and without the floodplain and proposed tree preservation issue being
addressed to staff satisfaction, we can not endorse that part of the
proposal.
A final point related to the cabana area, and the Fire Department's request
the applicant/property owner be made aware that if the cabana area is
ultimately developed, because of its remoteness, fire/emergency response
could be delayed. During the original public hearings, the applicant
acknowledged that concern.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends denial of this amendment to the PD. There are just too
many questions regarding grading, cut/fill and tree preservation issues that
have not been addressed. As mentioned in the original zoning case, we
cannot endorse the cabana, patio, and pool proposal because those
structures currently lie within the lO0-year flood plain. If the flood plain
can be reclaimed, drainage issues are resolved to the satisfaction of our
Engineering Department, and the remote access to the cabana area is
recognized by the applicant/owner, building of these facilities can be
revisited.
The issue that precipitates our denial is the proposed 54-inch storm
sewer extension. It is unlikely that extension can be completed without
additional damage to the existing tree cover, and until we have assurance
that tree stock shown as being preserved in the original zoning prOposal
can be preserved/mitigated, we can not endorse this change. This case
should be denied until such time as the grading plan, the extension of the
storm sewer, the tree preservation plan, and all flood plain removal
criteria are met to the satisfaction of the City. llecause so much
additional information is needed before we can make a rational
recommendation--there are just too many loose ends that need to be
addressed --this case must be denied.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend denial of the request
3) Modify the request
Item # 4
4) Take under advisement for additional information
ATTACHMENTS:
1) Site/Grading Plan
2) Tree Survey
3) Departmental comments
Item # 4
DEVELOPMENT,
ENGINEERING
ITEM:
PD-176R, McMillan Estates, a zoning change request for property zoned "PD-
175' Planned Development-175, Single Family-9, by amending the planned
development conditions to permit the ~ctension of a 54" reinforced concrete
pipe eastward for an approximate distance of 155' and the installation of a
stone headwall on L49 acres property, located along the north side of Bethel
Road, approximately 120' east of Hearthstone Lane, at the request of Terry
Holmes.
DRC DATE: October 28, 1999 and November 4, 1999
CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679)
COMMENT STATUS:
.~.~12~ ~'T TTt ,f7~A )' A IP V
,/FINA L
Energy dissipation and erosion control measures may be required at the outfall to protect
the creek banks.
No work can be performed within the lO0-year floodplain without an approved floodplain
development permit.
DEVELOPMENT REVIEW COMMITTEE
LEISURE SER VICES COMMENTS
ITEM: McMillian Estates, Zoning Change
DRC DA TE: October 28, 1999 and November 4, 1999
CONTA C~: Brad Reid, Park Planning and Landscape Manager
COMMENT
,.,eTA TUS:
PRELIMINARY
The developer should be aware that the Park Development Ordinance is in affect for
ttu's development requiring $1,285.00 per dwelling unit.
The Tree Survey does not reflect any trees being impacted by the development. The
extension of the 54" ReP drainage pipe, and the resulting fill (over six feet in areas)
will most assuredly impact several trees.
The Tree Survey should reflect the total caliper inches of trees on the site, the caliper
inches of trees removed to date, the caliper inches yet to be removed and the total
caliper inches to remain on the site after development. The trees designated as
being preserved will be reviewed during and after construction to determine if
proper preservation techniques have been utilized. Mitigation for additional trees
removed may be required.
An executed Tree Removal Permit will be required prior to removing additional
trees from the site.
B]'R
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