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Prestwick-CS000720 CITY OF COPPI~.!.I. PLANNING DEPARTMY:NT STAFF REPORT CASE: CANTERBURY COURT, PRELIMINARY PLAT P & Z HEARING DATE: July 20, 2000 C.C. IqEARING DATE: August 8, 2000 LOCATION: Northeast comer of DeForest Road and MacArthur Boulevard. SIZF~ OF AREA: Approximately 6.373 acres of property. CURRENT ZONING: SF-12 (Single Family-12) REQUEST: Preliminary Plat approval. APPLICANT: B.A.V. Development P.O. Box 1829 Addison, Texas 75001 972-248-2250 FAX: 972-380-5492 Engineer: Dowdey, Anderson and Associates 5225 Village Creek Drive, Suite 200 Plano, Texas 75093 972-931-0694 FAX 972-931-9538 HISTORY: 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 rezo~g from Retail to SF- 12 on Tract 1 was continued until the July 25, 2000 City Council meeting. Item # 11 TRANSPORTATION: MacArthur Boulevard is a P6D thoroughfare currently built as a four-lane divided street contained within a 110 foot fight-of-way 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 COMPREHENSIVE PLAN: The Comprehensive Plan shows this property suitable for single family residential uses. DISCUSSION: 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. 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 indicates a cul-de-sac length of in excess of 700 feet, exceeding the ordinance requirement by over 100 feet. Staff is in support if the alley variance, however the additional length of the cul-de-sac is a concern. Lotting Pattern: As discussed above, the preliminary plat indicates 15 single family lots on a cul-de-sac, with two HOA lots. One HOA lot is adjacent to the flood plain on the north, and the second lot is to accommodate the screening fence along MacArthur Blvd. The lot sizes range from 12,229 square feet to 23,490 square feet. Although the preliminary plat lot dimensions conform to the SF- 12 regulations, staff has concerns about the lotting pattern, the screening wall and the impact this development will have on the existing trees. This proposal does not reflect good, sound platting or planning principals. It is designed as an independent subdivision ignoring that it must relate to the overall development pattems of the entire area. During the review process, staff expressed concern that if developed as proposed, it creates some awkward future development patterns for the remainder of the SF-12 zoned property. Staff recommended that streets be stubbed to the east and west to allow for the proper development of adjacent properties. The applicant has submitted a preliminary lot layout of the adjacent properties without connections to Canterbury Court, see Exhibit "A". Item # 11 Although the lot layout in Scenario 1 (without additional street connections) may be technically correct, in that it meets the SF-12 zoning requirements, the layout does not adhere to good design principals or allow for full utilization of the adjacent properties. This preliminary layout, ignores the fact that we stub-out streets to adjacent property on a regular basis and does not serve the community good. Many of the resultant lots are odd configurations and will most likely require variances to achieve reasonable building pads. Scenario 2 of Exhibit "A' indicates essentially the same number of lots as Scenario 1. However, these lots are more reasonably sized and the street pattern is preferable with a combination of cul-de-sacs and access points to both DeForest Road and MacArthur Boulevard. In sum, in terms of lot design, street patterns, and an "independent" cul-de-sac in the middle of this undeveloped residentially zoned land results in an undesirable subdivision design as illustrated in Scenario 1. Consideration should be given to the reconfiguration of Lot 3 on the eastside of Canterbury Court. An existing 20 feet sanitary sewer line traverses this lot, approximately 25 feet south of the north property line. It is reasonable to assume that once this lot is sold to a homeowner, the use of the land within the easement, and to the north of it, will be an issue. The note on the face of the plat stating that no construction within the easement shall be permitted without prior approval of the Building Official does not address nor resolve this issue. 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, with a number of Elms, Ash and Pecan trees. The submitted tree mitigation plan only addresses the 320 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 reparation for the trees within the lots be reviewed on a case by case basis. This is not in accordance with the tree preservation/mitigation requirements. The preservation of as many of these significant trees as possible needs to be made a part of this development. Consideration should be given to shortening the length of the cul-de-sac, and significantly enlarging the width of Lot 7X (HOA Lot) by a width of 20 to 30 feet in an effort to preserve more trees. The preservation of this significant tree stand on an enlarged HOA lot will also serve as an amenity for this development as well as the City of Coppell. Item # 11 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 fight-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. Per Section 33.1.8 (A) of the Zoning Ordinance, ... "When wall are built in sections, the colors shall be as closely similar as possible, but shall in no case be incompatible". If this case were to be approved, staff would recommend an extension of the stone verses the brick wall along the entire street frontage. The drastic change in colors and materials is not in accordance with the provisions of this section. A draft of the Homeowner's association documents have been submitted and are currently being reviewed by the City attorney's office. Finally, per the staff DRC comments, the R.O.W. for DeForest Road must be verified to assure that sufficient fight-of-way is being provided. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Given the significant amount of revisions required to redesign lotting patterns to allow for the reasonable development of the adjacent properties, to preserve as much of this significant treed area as possible, and to address all the Department Comments, staff is recommending that this case be DENIED. Again, the subdivision design as currently proposed does not adhere to good design principals, and will negatively effect the development of adjacent properties. The lotting pattern needs to be revised to consider the ultimate construction of all parcels within this SF-12 zoned area. As illustrated in Scenario 2, of Exhibit "A" and in the attached preliminary design previously prepared by staff, a high quality subdivision design is obtainable within this SF-12 zoned property. Item # 11 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) Department Comments Planning Engineering 2) Preliminary Plat 3) Lot Layout for ZC 605 4) Exhibit "A" 5) Tree Mitigation Plan 6) Existing Tree Survey 7) Wall Plans 8) l ~andscape Plan 9) Preliminary Irrigation Plan Item # 11 City of Coppell Development Review Committee Comments Planning Department Canterbury Court, Preliminary Plat, N.E.C. DeForest Road and MacArthur Blvd. DRC Date: July 6, 2000 Planning & Zoning Commission Meeting: July 20, 2000 City Council Meeting: August 8, 2000 PRELIMINARY PLAT: 1. Concerns with the proposed lotting pattern: · Length of cul-de-sac exceeds the maximum allowed. · If developed as proposed, may render adjacent properties difficult to develop. It is recommended that streets be stubbed to east and west to allow for the development of adjacent properties. · A preliminary lot layout, under SF-12 zoning of adjacent properties with and without connections to Canterbury Court needs to be submitted. 2. Need to veri~ the R.O.W. for DeForest Road, is additional R.O.W. needed? 3. Need to label street name (Canterbury Court?). 4. Are Lots 15X and 7X and H.O.A. lots?, if so, needs to be labeled as such. 5. Will existing houses, the pool and associated service utilities be removed? - They must be deleted fi.om the plat. 6. Topography is required with contour intervals of 5 feet. 7. Need a Draft of Property Owners Association Agreement, including the maintenance of wall and all common property. 8. Need to correct signature blocks to include Mayor and City Secretary's signature blocks. 9. Need to add a legal description of the property to the face of the plat. TREE SURVEY: 1. Need to submit a tree preservation/mitigation plan. 2. The Park Dedication Ordinance stipulates fees $1,285 per dwelling unit. WALL PLANS: 1. Need to indicate color of the brick and stone and submit a color board. 2. A consistent "stone radius wall" is recommended for DeForest and MacArthur Blvd. 3. Section VIII, Street Hardware and Special Landscape Elements, Subsection G: Screening Walls of the Streetscape Plan states, "...columns are expressed typically at 30 foot on center. The texture or plane of the brick shall be changed at the top of the wall to provide additional variety". Therefore, the column spacing needs to be reduced to 30 versus 50 on center. Page I of 2 LANDSCAPE PLANS: 1. Need to specify plat material (turf?.) between property line and landscaped area. 2. Need to specify spacing of trees on MacArthur. Not~: A. Please revise plats, site plans, landscape plans, and building elevations based on staff recommendations. Should applicant disagree with staff comments please provide reasons why staff recommendations should not be followed when you attend the July 6 th Development Review Commlttoe (DRC) meeting. B. Each applicant will bring one new set of revised plats and plans to the July 6th DRC meeting. Applicants will be asked to show, explain and defend any revision. An Engineer for the project or other representative is urged to attend the meeting. C. Applicant will have till noon Tuesday, July llth to resubmit eighteen (18) folded copies of revised plans and three (3) reduced paper copies (8 1/2 X 11) of each exhibit to the Planning Department Page 2 of 2 DEVELOPMENT REVIEW ENGINEERING COMMENTS' ITEM: Canterbury Court. Preliminary Plat, to allow the development of 15 single family homes, on approximately 6.373 acres of property located at the northeast corner of DeForest Road and MacArthur Boulevard, at the request of Dowdey, Anderson & Associates, Inc. DRC DA TE: June 29, 2000 and July 6, 2000 CONTA CT: ~l,like Martin, P.E., Assistant City Engineer (972-304-3679) COMMENT STATUS: PRELIMINARY 1. Due to the erosive nature of creek banks, especially in bends, some type of slope stabilization should be considered along common area 7X. 2. No trees will be allowed to be planted on top of the existing sanitary sewer lines along MacArthur Blvd. 3. The following note should be placed on the plat, "The City of Coppell will have no responsibility for maintenance of the floodway/floodplain areas as shown hereon, however the City does have the authority to regulate activity in the floodway/floodplain as per the City's Floodplain Ordinance. The maintenance of these areas shall be the sole responsibility of the individual lot owners adjacent to said areas. These areas are to remain free of improvements that may obstruct the flow of stormwater and protected from potential erosion by the owners. No fences will be allowed in the floodplain along with any other structures as per the City's floodplain ordinance."