Big Cedar-CS 910919CASE
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-119 - (BIG CEDAR ADDITION)
P & Z HEARING DATE: September 19, 1991
C. C. HEARING DATE: October 8, 1991
LOCATION:
Along the west side of Bethel School Road and approximately
400' north of Bethel Road.
SIZE OF AREA: 18.176 Acres of which 3.87 acres is dedicated park land.
REQUEST:
Zoning change from (SF-9) Single-Family-9, to (PD-SF-9)
Planned Development Single-Family-9, for the construction
of single family homes.
APPLICANT:
Matthews Investments
(Developer)
Mr. Tim house
5220 Spring Valley Rd.
Suite #500
Dallas, Texas 75240
(214) 934-0123
Goodwin & Marshall, Inc.
(Engineers)
Mr. Matt Goodwin
6001 Bridge Street
Suite #100
Ft. Worth, Texas 76112
(817) 429-4373 (Metro)
HISTORY:
In June of 1989, City Council recommended a change in
zoning from (C) Commercial to (PD-SF-9) Planned Development
Single-Family-9 on a parcel then known as "University Park"
consisting of 21.5 acres, (of which this application is a
part), containing 39 individual lots. At the same time,
Council recommended approval of a 13.95 acre tract directly
east of this parcel (Country Estates), to be rezoned to
(SF-12) Single-Family-12, and contained 29 lots. Zoning
was based on improvements being made t° Bethel School
Road. Because of the expense to improve Bethel - in excess
of $800,000 - the road was not built and neither zoning
case was platted nor built-out.
ITEM
TRANSPORTATION:
Bethel School Road has been recommended to be down graded
from a two-lane undivided 65' right-of-way collector
thoroughfare to a residential dead-end street contained
within a 50' right-of-way, provided zoning on both sides is
residential.
SURROUNDING LAND USE & ZONING:
North - single-family residential; (PD-SF-9) zoning
South - undeveloped sparsely developed residential;
(C) Commercial zoning
East - undeveloped; (C) Commercial zoning
West - single-family & vacant; (PD-SF-9) & (SF-9) zoning
COMPREHENSIVE PLAN:
The plan calls for low density, single-family development
ANALYSIS:
Staff has had a continuing problem with the applicant in
this case, which began with the Chautaugua rezoning. As
you will recall in that case, a request was submitted to
rezone from (MF-2) Multi-Family-2 to (PD-SF-7) Planned
Development-7. We had an extremely difficult time
justifying a PD vs. straight (SF-7) zoning, (no
landscaping, screening walls, community identity, special
architectural treatments, etc.), and it was staff's
conclusion that the elimination of alleys was the only
reason for asking for a PD. That case was partially
salvaged when the applicant expressed some willingness to
preserve a tree on the site, and included a landscape
condition.
This is a second verse of staff's continuing concern with
the use of PD zoning in Coppell. The Zoning Ordinance
states, in part: "Development requirements...may
include...uses, density, lot area, width, depth, height,
elevations, coverage, floor area ratio, Darkin~,
access, screening, landscapin~...si~ns, lighting..."
(emphasis added). This plan addresses a few of those
requirements.
We again have the Chautaugua developer requesting a ?D for
no justifiable reason other than the elimination of alleys
and five foot side yards - which staff opposes, by the
way. In that we can find no rational reason for asking for
?D zoning - the applicant is not abiding by our Zoning
Ordinance - staff must recommend denial without prejudice
of this request.
There is just not enough information provided to
comfortably rezone this to a PD. We do, however, support a
basic change to residential uses for this property, and
would encourage the applicant to review our PD
requirements, and resubmit this case when those
requirements have been met.
ALTERNAT IVES:
1) Approve the zoning change
2) Deny the zoning change
3) Modify the zoning change
ATTACHMENTS:
1) PD Site Plan
2) Letter of explanation from applicant's engineer
PDll9.STF
ARSHALL
CIVIL ENGINEERS ~ PLANNERS ~ SURVEYORS
August 21, 1991
Mr. Gary Sieb
Director of Planning and Community Services
City of Coppell
255 Parkway Boulevard
Coppell, Texas 75019
Submittal of Preliminary Plat and Zoning Request for the Big Cedar Addition to the City of
Coppell
Enclosed please find twenty-two (22) copies of the Preliminary Plat, Water and Sewer Layout and
Drainage Study for the proposed Big Cedar Addition to the City of Coppell. Mr. Tun House of
Matthews Investments Southwest, Inc. has previously submitted the completed application form and
the required filing fee of $264. Please review the submittal and place the preliminary plat on the next
Planning and Zoning Commi~ion agenda. I would like to point out that the proposed preliminary
plat maintains a curve in Street "A" that is sub standard to the minimum radius of curvature of 425
feet as established in the City of Copper subdivision regulations. We are requesting a variance in
this instance to a radius of curvature of 250 feet as shown.
Also enclosed please find twenty-two (22) copies and one (1) 8-1/2"x 11" reduction of a Site Plan for
a zoning change request for the property in question. The request is for PD-SF9 zoning. The
current zoning of the property is SF-9 and C as shown. Pre,dous meetings with Ms. Taryon Bowman
indicate that the Site Plan as submitted will suffice for the zoning change submittal Please be
advised of the following stipulations to the PD zoning:
1) Minimum Lot Size -- 9,000 square feet
2) Minimum Dwelling Size = 2,000 square feet with the exception of
* Lots 1-3, 6-13, 15, 16 maintain minimum dwelling 8iz~ = 2~500 square feet
3)
Lot Width at Building Line = 75 feet with the exception of
* Lots 9-13, lot width of 55 feet
* Lots 18-22, 29-33, lot width of 60 feet
4) Front Yard Setback = 25 feet with the exception of
* Lots 3-5, front yard setback = 22 feet
5) Side Yard Setback = 5 feet
6001 BRIDGE STREET, SUITE 100 / FORT WORTH, TEXAS 76112 / B 17-~29-4575 {METRO)
Mr. Gary $ieb
August 21, 1991
Page 2 of 2
6) Rear Yard Setback = 20 feet
7) Total of 41 Lots
Mx. Tim House has also previously submitted the completed application form and the required filing
fee of $690. Gary, we appreciate your assistance in this matter. If you have any questions or
comments, please feel free to call.
Sincerely,
D. Matthew Goodwin, P.E.
DMG/jc
CC:
Mx. Tim House
Mx. Fred Joyce
Ms. Mary Myers