Carrick Addition-CS001116 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: CARRICK ADDITION, LOTS 1 & 2, BLOCK A,
MINOR PLAT
P & Z HEARING DATE: November 16, 2000
C.C. HEARING DATE: December 12, 2000
LOCATION: Northwest comer of Lodge and Sandy Lake Roads.
SIZE OF AREA: Approximately 0.70 of an acre of property.
CURRENT ZONING: SF-12 (Single Family-12)
REQUEST: Minor Plat approval to establish two SF-12 residential lots.
APPLICANT: Owner: Surveyor:
Rory Carrick Statues Consulting Incorporated
456 E. Sandy Lake Road 4025 Woodland Park Blvd., Suite 230
Coppell, TX 75019 Arlington, TX 76013
(972) 393-9399 (817) 2654347
HISTORY: The subject property has not been platted.
TRANSPORTATION: The Thoroughfare plan shows Sandy Lake Road as a C4D, Collector-
four-lane divided roadway, contained within a ll0-foot R.O.W.
Sandy Lake Road is currently under construction
SURROUNDING LAND USE & ZONING:
North- "SF-9 PD-113" Single-Family-9, Residential
South - "SF-7 PD-96" Single-Family-7, Residential
East - "SF- 12" Single-Family-12, Residential
West - "SF-9 PD- 113" Single-Family -9, Residential
Item//11
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
medium density residential.
DISCUSSION: The applicant is requesting Minor Plat approval to subdivide .6964 of an acre
into two lots under the existing SF-12 zoning. Lot 1 will contain 17,015
square feet of land area and Lot 2 will contain 13,321 square feet of land
area. The subject property is located between Sandy Lake Road and Cedar
Crest Drive, along the west side of Lodge Road and contains a single-family
dwelling fronting Sandy Lake Road. The applicant desires to subdivide the
property into two lots in order to construct a single family dwelling on Lot
2.
The subject property is extremely narrow, measuring 96' wide by 294'
deep, which creates several site design obstacles. Most significantly, the
substandard width of the lot will require the applicant to seek a variance
from the Board of Adjustment before development of Lot 2 may occur.
Additionally, there is a small strip of land between the north property line
and Cedar Crest Drive owned by the adjacent neighborhood association,
limiting frontage to only Lodge Road.
The proposed dwelling will face Lodge Road with access provided from
the existing alley to the west. While the plat clearly indicates the
maximum building envelope, the applicant has more specifically indicated
that the proposed dwelling will be located closer to Cedar Crest Drive at the
north end of the property. The proposed location of the dwelling will provide
a buffer between the new and existing home, creating a significant side yard
for Lot 2. The applicant has also indicated that there are no plans to
remove or alter the existing dwelling fronting on Sandy Lake.
The applicant is required to install a sidewalk along the west side of Lodge
Road. The existing conditions on Lodge Road provide only a 7' parkway
between Lodge Road and the Carrick's east property line (See attached
exhibit). Typically, an 11' wide parkway is required for the installation of a
sidewalk and utilities. However, the applicant has demonstrated to staff with
the attached exhibit, that a 7' parkway appears to be adequate in this specific
case. Staff has recommended that if the sidewalk can not be constructed
within the 7' parkway, a sidewalk/utility easement will be required from the
subject property.
It is anticipated that construction of the required sidewalk will result in the
need for a retaining wall on the subject site. It is also likely that construction
of the sidewalk and retaining wall will require the existing 6' high
(nonconforming) wrought iron fence to be removed. If this portion of the
fence is removed to construct a retaining wall, it can not be reconstructed in
its current location, but must be relocated behind the 30' front building
setback line. If the applicant desires to reconstruct the fence, or any portion
Item//11
of the fence within the front yard, the Board of Adjustment must approve a
variance.
The applicant has provided a tree exhibit that indicates the removal of four
existing trees, while preserving the majority of the existing perimeter trees.
The applicant has demonstrated that the level of preserved trees well exceeds
the level of trees to be removed. Therefore, no additional tree mitigation is
required for the subject site.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of the minor plat, subject to the following
conditions:
1) Revise title block on plat to read "Minor Plat."
2) A sidewalk shall be constructed along the west side of Lodge Road as
required by the City Engineer. If the sidewalk can not be constructed within
the existing 7'parkway, a sidewalk/utility easement will be required to
facilitate construction.
3) If a retaining wall must be constructed as a result of development, it must be
constructed on private property and shall not encroach into the public fight-
of-way and/or sidewalk/utility easement.
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) Proposed Sidewalk Plan
2) Tree Exhibit
3) Minor Plat
Item# 11
~ 4' Sidewalk
.~ I 2 ½ Grass
· ~/ back of curb
~[ Moore
~ 5' level Sidewalk
~ back of curb
c) Lodge Rd
Cedar Crest