Eastbury Manor-CS 980319 (2)CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-167, EASTBURY MANOR
P & Z HEARING DATE:
C.C. HEARING DATE:
March 19, 1998
April 14, 1998
LOCATION:
Northeast comer of Lodge and Sandy Lake Roads.
SIZE OF AREA:
6.689 acres; 27 residential lots.
CURRENT ZONING:
SF-12 (Single Family-12)
REQUEST:
PD-SF-7 (Planned Development, Single Family-7)
APPLICANT:
Developer:
The Ryland Group, Inc.
12000 Ford Road, Ste. 300
Dallas, TX 75234
(972) 247-8960
Planner/Engineer:
Goodwin & Marshall, Inc.
6001 Bridge St., Ste. 100
Fort Worth, TX 76112
(817) 429-4373
HISTORY:
No zoning history.
TRANSPORTATION:
Sandy Lake Road is a two-lane asphalt road within a variable-width
right-of-way, shown on the thoroughfare plan as a C4D four-lane
divided collector street to be built within a 110'-wide right-of-way.
Lodge Road is undivided collector built to standard, but within a
substandard right-of-way width of 50' (60' is standard).
SURROUNDING LAND USE & ZONING:
North-
South -
East-
West -
Pecan Valley residential subdivision; "PD-113-SF-9" Planned
Development, Single Family-9
Highland Meadows and Stringfellow Addition residential
subdivisions; "PD-99-SF-7" and "SF-12" Planned Development,
Single Family-7 and Single Family-12;
Rejoice Lutheran Church; "SF-12-S.U.P." Single Family-12,
Special Use Permit
Residential Lot and Pecan Ridge Estates; "SF-12' Single Family-
12 and "PD-113, SF-9' Planned Development, Single Family-9
Item # 9
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property suitable for
Iow density residential.
DISCUSSION:
Initially, the density of this proposed residential subdivision was a concern to
staff. The Comprehensive Master Plan suggests the area be developed with
single family homes ranging in density from 1 to 3 dwelling units/acre. The
proposed subdivision has a density of 4.07, typically considered a medium
density single family residential community. When comparing this proposal
with the adjacent Pecan Valley and Pecan Ridge subdivisions, the average lot
size for Pecan Valley subdivision is 8,000 square feet, while in Pecan Ridge
the average lot size is 10,000 square feet. In this particular subdivision, the
average lot size is 8,474 square feet comparable to Pecan Valley. The
developer is proposing 9,000 square feet lots adjacent to Pecan Valley and
8,000 square feet lots against the eastern property line. The interior lots and
the ones adjacent to Sandy Lake Road are all approximately 7,000 square
feet, with the exception of 3 interior lots that are less. From staff
perspective, the developer is proposing a site plan sensitive to the density
issue, placing the larger lots along the perimeters and smaller lots in the
interior of the subdivision.
The conditions requested with this planned division include: 1) alley deletion
for Lots 1-11, Block 1; 2) decrease the street centerline offset from 125 feet
to 66 feet; and 3) allow for 10 Planned Development lots. Staff takes
exception with the last condition, because the number of PD lots exceed the
35 % deviation allowed in a planned development district. In reviewing the
site plan, staff counts only 3 true PD lots (Lots 24, Block 2), the rest of the
marked PD lots all meet the minimum SF-7 standards with the exception of
the 20 foot front yard setback and 5 foot side yard setback requirements.
Staff suggests converting Lots 1 and 10, Block 2 into SF-7 lots. The
reduction of PD lots would bring this PD proposal in compliance with city
regulations. With regards to the alley deletion and reduction in the street
centerline offset distance, staff supports both requests.
At staff suggestion, the applicant is providing a screening wall along Lodge
Road. The screening wall along Lodge Road will be similar to the screening
wall at Pecan Valley and Pecan Ridge, a combination of 6-foot high
decorative metal with brick masonry columns every 28 feet. However, the
metal portions of the screening walls of Pecan Valley and Pecan Ridge are
landscaped with shrubs. Staff would like the same landscaping treatment to
be continued in this subdivision. The screening wall proposed along Sandy
Lake Road, is required by ordinance and will be a 6-foot high solid brick
masonry wall landscaped with trees and shrubs.
Item # 9
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the zoning change request subject to the following conditions being
met:
1)
Modify the lot coverage specifications in the Development Requirements to read "In no
case shall more than fiRy percent (50%) of the total area be covered by the combined
area of the main buildings and accessory buildings".
2) Reduce the total number of PD Lots from 10 to 8.
3)
Convert Lots 1 and 10 in Block 2 to SF-7 Lots with a 25 foot front yard set back and an 8
foot side yard setback.
4)
Landscape the decorative metal portion of the screening wall along Lodge Road with
shrubs and trees (similar to the landscape treatment of the screening walls at the Pecan
Valley and Pecan Ridge subdivisions).
5)
City Council authorizing the following variances to the Subdivision Ordinance:
a) Alley deletion for Lots 1-11, Block 1.
b) Reduction in the street centerline offset requirement from 125 feet to 66 feet.
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) Detail Site Plan
2) Planned Development Requirements
3) Conceptual Landscape/Screening Plan
Item # 9