Prestwick-CS000921 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: CANTERBURY COURT, PRELIMINARY PLAT
P & Z HEARING DATE: September 21, 2000
C.C. HEARING DATE: October 10, 2000
LOCATION: Northeast comer of DeForest Road and MacArthur Boulevard.
SI7.E OF AREA: Approximately 6.373 acres of property.
CURRENT ZONING: SF-12 (Single Family-12)
REQUEST: Preliminary Plat approval for 15 single family lots.
APPLICANT: Owner: B.A.V. Development
P.O. Box 1829
Addison, Texas 75001
972-248-2250
FAX: 972-380-5492
Engineer: Dowdey, Anderson & Associates
5225 Village Creek Drive, Suite 200
Piano, Texas 75093
972-931-0694
FAX 972-931-9538
HISTORY: On July 20, 2000 the Planning and Zoning Commission
recommended denial ora request to preliminary plat this tract of land.
Concerns of the Planning and Zoning Commission included: the lack
of stub out streets; the impact of this development on the existing
home to the west; the preservation of existing trees; the location of
the sanitary sewer line in relation to Lot 3; the proposed colors and
materials of the proposed walls; and the submission of a HOA
document.
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The subject property, as well as the adjacent properties to the east and
west were recently rezoned from Agriculture (A) to Single Family-12
(SF-12) as part of the city initiated called public hearing. The
ordinance adopting a portion of this change in zoning was approved
by the City Council on July 11, 2000. The ordinance adopting the
rezoning from Retail to SF- 12 on Tract 1 was denied on July 25,
2000.
TRANSPORTATION: MacArthur Boulevard is a P6D thoroughfare currently built as a four-lane
divided street contained within a 110 foot right-of-wa,v DeForest
Road is an unimproved two-lane undivided residential street
contained within a 50 foot right-of-way.
SURROUNDING LAND USE & ZONING:
North - single family; PD 132- SF-9
South - single family; PD 137 - SF
East - single family; SF- 12
West- single family; SF- 12
COMPREH2ENSIVE PLAN: The Comprehensive Plan shows this property suitable for single
family residential uses.
DISCUSSION: As discussed, the Planning and Zoning Commission in July denied a
similar request to preliminary plat this property. This revised plat has
addressed most of the issues discussed at the previous public hearing.
B.A.V. Development desires to plat 15 single family lots under the SF-12
zoning district regulations at a density of 2.35 lots per acre. Given the
shape and size of the property, two variances to the Subdivision Ordinance
are being requested. The first variance is to delete the alley requirement,
and the second is to exceed the maximum permitted length of a cul-de-
sac. Staff is in support of the variance to the alley requirement.
Per Section 1.A.8 of Appendix C, of the Subdivision Ordinance the
maximum length of a cul-de-sac is 600 feet. The plat has been revised so
that the cul-de-sac length is approximately 630 feet, exceeding the
ordinance by 30 feet. The Fire Marshal did not express concern on the
length of the cul-de-sac. He is requiring, however, the removal of the
proposed median in the cul-de-sac. This median could potentially obstruct
the fire truck's access to the abutting lots.
Lotting Pattern:
As discussed above, the preliminary plat indicates 15 single family lots on
a cul-de-sac, with three HOA lots. HOA Lot 7X is adjacent to the flood
plain on the north, and HOA Lot 15X is to accommodate the screening
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fence along MacArthur Blvd. As noted above, staff is recommending the
deletion of HOA Lot 8X which is in the median of the cul-de-sac.
This lotting pattern has been revised to provide for a stub out to the east to
allow for the development of the adjacent property. Wellshire Court will
be extended with the development of the adjacent property. As illustrated
in Exhibit "A", this street will allow for the reasonable development of the
adjacent property.
Staffhas met with the properly owner adjacent to the west, Mr. Brewer to
discuss various development options for his property, with and without a
street stubbed out. A response from Mr. Brewer is expected prior to the
September 21, 2000 public hearing.
Another concern with the previous request was the configuration of Lot 3
on the eastside of Canterbury Court in relation to the existing 20 feet
sanitary, sewer line. This issue had been resolved with the alignment of
Wellshire Court over the sewer line and the reconfiguration of Lots 3 and
4. The 70 foot front building line on Lot 3 is added to assure the minimum
lot width of 85 feet, as measured at the building line as required by the SF-
12 zoning.
Tree Preservation
As indicated on the Tree Survey, there are a significant number of trees in
the northern portion of the property. Many of these trees exceed 10 inches
in caliper and a majority, are Cedar Elms, xvith a number of Elms, Ash and
Pecan trees. As discussed in the previous case, the preservation of as
many of these significant trees as possible needs to be made a part of this
development. The applicant has slightly shortened the cul-de-sac and
added a median in an effort to save a few trees. However, as previously
stated, the trees in the median can not be preserved due to the physical
constraints imposed by the Fire Department. Staff had also recommended
that the width of Lot 7X (HOA Lot) be enlarged by a width of 20 to 30
feet in an effort to preserve more trees. Staff feels that the preservation of
this significant tree stand on an enlarged HOA lot ~vill also serve as an
amenity for this development as well as the City of Coppell.
Similar to the previous request, the Tree Mitigation Plan initially
addresses the 261 caliper inches of trees (mostly Cedar Elms) that will be
removed with the street right-of-way and utility easements. The applicant
is requesting that these trees be mitigated through the planting of trees
along the street frontages and by planting four (4), four inch (4") caliper
trees per lot, on lots 1-4 and 11-15. These lots currently do not have any
trees. Even though the proposal to allow for trees to be mitigated on
individual residential lots is not specifically provided for in the Tree
Preservation Ordinance, it may be acceptable if the developer agrees to
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ensure the maintenance and replacement, when necessary, of the new trees
for a period of two years. As discussed in the attached memo from Brad
Reid, the developer should not be allowed to plant the trees and walk
away without a commitment to the health of the trees. This stipulation is
placed on commercial properties, where landscape credits are allowed. It
is also recommended the developer show an estimated size, location and
minimum elevation for a proposed house slab on each lot where trees are
scheduled for preservation. The elevation at which the homes are built
could have a dramatic impact on the long term survivability of the
preserved trees.
The applicant is also requesting consideration to allow for the mitigation
of trees on the individual lots on a lot-by-lot basis by the lot
owner/building, minimizing the developer's up front costs. Again, this
plan does not meet the spirit or intent of the Tree Preservation Ordinance.
However, the Tree Mitigation Plan includes a table of the estimated
reparation schedule on a per lot basis. If this table is included on the final
plat document, so that the lot purchasers are made aware of these financial
commitments as well as the number of trees that are required to be
preserved, then it may be acceptable. Staff is also requesting that an
exhibit be produced which illustrates reasonable building pads on those
lots which the trees are targeted for preservation.
Landscape/Screening Plan
The landscape plan indicates entry feature landscaping at the intersection
of MacArthur Blvd, and DeForest Road and landscape buffers along these
two streets. Specifically, a landscaped area containing ornamental trees,
shrubs and flowers are proposed for an area extending 75 feet along
MacArthur and 150 feet along Deforest Road. Behind this entry feature
landscaping, a six (6) foot stone wall with the subdivision name in cast
stone is being requested. Beyond this area, the screening devise changes
to a reddish- brown thin-wall brick, with cast stone caps at the columns,
spaced 30 feet on center. Between this wall and the right-of-way for
MacArthur Boulevard, eight (8) Cedar Elms are proposed to be planted
approximately 50 feet on center within a 15 foot landscape buffer. Along
DeForest Road, east of proposed Canterbury Court, three (3) Live Oaks
trees are proposed within an eight (8) foot landscape buffer. As discussed
in the previous plan, additional specification is needed as to the color and
materials intended for the thin wall brick and it's compatibility with the
Stone Radius Wall. The color board submitted only includes the stone
material.
A draft of the Homeowx~er's association documents has been submitted
and is currently being reviewed by the City attorney's office.
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Finally, it has been determined that a portion of this land was previously
platted in Denton County as Creek Bend Estates. Therefore, when the
final plat is submitted, it needs to be titled a Final Plat of Canterbury
Court, and also being a re-plat of portions of Tracts 1 and 2 and all of
Tract 3 of Creek Bend Estates.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Preliminary Plat for
Canterbury Court, subject to:
1. City Council approval of the alley elimination.
2. City Council approval of the cul-de-sac length of 630 feet.
3. The median and proposed trees in the cul-de-sac being removed.
4. Submission of a revised color board to include the color and materials
proposed for the thin brick portion of the screening wall.
5. Final determination from the abutting property owner to the west as to
a need for an access point into his property to allow for its eventual
redevelopment.
6. The Final Plat being titled a "Final Plat of Canterbury Court, being a
re-plat of portions of Tracts 1 and 2 and all of Tract 3 of Creek Bend
Estates and previously un-platted property."
7. Approval of the Homeo~vner's association documents by the City..'
Attorney.
8. The 261 caliper inches of trees to be removed to allow for the
construction of streets and utilities may be replaced with street trees
and trees on lots 11-15, 1-4 and lot 5 subject to:
· The minimum caliper of the replacement trees shall be 4" at the
time of planting.
· A minimum of 4 trees shall be planted on each of these lots, except
for Lot 5, ~vhich shall have a minimum of 2 trees.
· The developer agrees to ensure the maintenance and replacement,
when necessary, of the new trees for a period of two years from the
time of planting.
9. Trees on individual lots may be mitigated on a lot-by-lot basis subject
to:
· The developer submitting an exhibit indicating the estimated
size, location and minimum elevation for a proposed slab on
each lot where trees are scheduled for preservation.
· The Tree Reparation Schedule shall be included on the Final
Plat.
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.
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ATTACHMENTS:
1) Memo from Brad Reid, dated September 14, 2000
2) Preliminary Plat
3) Exhibit "A"
4) Tree Mitigation Plan
5) Existing Tree Survey
6) Wall Plans
7) Landscape Plan
8) Preliminary Irrigation Plan
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