Reserve-CS011018 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-108R2.1, The Reserve
P & Z HEARING DATE: October 18, 2001
C.C. HEARING DATE: November 13, 2001
STAFF REP.: Marcie Diamond, Assistant Planning Director
LOCATION: At the southeast comer of Park Road and Benson Lane (283 Benson
Lane).
SIZE OF AREA: An approximate 13,700 square-foot lot.
CURRENT ZONING: PD- 108R2 (Planned Development- 108R2)
REQUEST: PD-108R2.1 (Planned Development-108R2.1) to relocate a 6'high
masonry wall fi:om 10' to 5' fi:om the west property line.
APPLICANT: Roger and Agatha Kellett
620 N. Coppell Road it 4206
Coppell, Texas 75019
972-471-7676
FAX: 972-745-7933
HISTORY: In 1998 City Council approved a change in zoning from Light
Industrial to Planned Development District 108R2 to permit the
development of 23 residential lots on 9.71 acres of property, known
as The Reserve. This property was subsequently platted as The
Reserve Addition.
Page I of 3
Item it 8
TRANSPORTATION: Bethel Road and Park Road are two-lane undivided asphalt roads
with out curb and gutter in 50' wide fights-of-way. Bethel Road is
designated as a C2U, a collector street within 50 feet of fight~of-way.
SURROUNDING LAND USE & ZONING:
North- vacant single family lot; PD 108R2 SF-9
South - vacant single family lot; PD 108R2 SF-9
East - single family home; PD 108R2 SF-9
West - single family home and barn, and undeveloped land; PD LI-108
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
medium density residential use.
DISCUSSION: The subject property is a house under construction at the southeast comer
of Benson Lane and Park Road. This request is to permit an 88-foot
section of an existing 237 foot long masonry wall to be relocated from 10
feet to 5 feet from Park Road. This would to allow for the placement of
air conditioning units within the platted 15-foot "building line,
wall/maintenance, landscape easement" adjacent to the west side of the
house. This existing 6-foot masonry wall is a HOA maintained wall,
which is built along Park and Bethel Roads. As illustrated in the
attachments, portions of this wall are within a separately platted HOA lot,
and other portions are within an easement on private property. This
particular portion of the fence is on private property within this 15-foot
easement.
When PD-108R2 was established, this 15-foot "building line,
wall/maintenance, landscape easement" and common area lots were
established to provide for an aesthetic streetscape along Bethel and Park
Roads. Park Road is the sole entry street to Grapevine Springs Park. The
relocation of this wall will encroach into the open space envisioned for
this area.
This request, in essence, is a request for a fence variance. However, given
that the location and elevation of this fence was specified through the
zoning and platting process, an amendment to the PD is required. In
determining the merits of this rezoning request, the same criteria as would
be required for a variance from the Board of Adjustment needs to be
utilized. The Board requires that a property hardship be demonstrated.
Staff has determined that there is no apparent property hardship. This is a
standard-sized lot, the proposed home exceeds the minimum house size
required by zoning by almost 2,000 square feet, the residence is just now
under construction and the air conditioning units could be easily relocated
Page 2 of 3
Item # 8
at this time, and there does not appear to be any other site-related
mitigating factors. Therefore, staff cannot support this request.
Staff is also concerned that the relocation of this wall closer to the street
will potentially result in the loss of the existing trees along this easement.
The applicant has included a condition that the new wall will be moved no
closer than 1' 6" from the existing cedar elm trees, in an attempt to
preserve the existing trees. In similar circumstances where walls have
come within 18 inches of existing trees, they died. In the event that this
wall does cause the loss of the trees, then it will be the responsibility of the
HOA to replace them.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Due to lack of property hardship and the negative impact the granting of this request
will have on the streetscape of Park Road, staff is recommending DENIAL of the
amendment to PD- 1082.1.
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) Site Plan
2) Letter from President of the Reserve Homeowner's Association
3) Portion of the Final Plat for The Reserve
4) Landscape Plan with location of wall and easement approved with the Final Plan
for the Reserve
5) Wall Detail L2.02
Page 3 of 3
Item # 8
10- 3-0~ ; 4:SOI~M;HOLE~ES BUIL~E~S INC. ;_~72 242 2931 ~ 1/ 2
October 3,2001
Roger and Agatha Kellett
1044 Basilwood Drive
Coppell, TX 75019
Dear Roger and Agatha,
This letter is for the purpose granting your request to move the development wall on the west
side of your property at 253 Benson Lane in Coppell. The wall can be moved with three
provisions.
I. The wall can be moved no more than five (5) feet.
2. The wall can be moved no closer than one foot six inches (1'-6") to the existing
cedar elm trees.
3. The new wall shall be rebuilt to the same standards as the existing wall.
Terry Holmes
Presidem
The Reserve Home Owners Association
10- 3-01; 4:50PM;HOLMES BUILDERS [NC. ~:'972 242 2931
9~00'
IEXISTIN~ WALL-,~
'/i
I
!
13 NO~I'~
_ _ _ ~ SI~ ~
~ I' - ~'
~' ~ I PIN LOT I~ ~ B
C~. W~ ~ ~ CI~
283 ~~ ~
BETHEL ~'~'""'"~ ~' ~""'ROAD
51.62'
Landscape Esm~ ~
.
/
MIN
/ 5 504.50
MIN
FF $03.30
MIN FF 508.1(
20' S~,:
8 ~ ......
alN FF 509.50 /
MIN FF 51030 10 ~s / ~ / /
MIN FF 509.70. /
/
/
/
-
PLAIN
COUNTY OF DA~A5 .~
VOL. 91251 PG. 5059
/
/
12-1 Use
1. Any use
2. Home
UNE TABLE 3. Such uses
UNE laE'~NGI LENO'rH 12-,Moximt~
~ m I~=,'~-r 14.14' 12-2 ~ R
~ m ~-~'16-w I 14.14' m ~R~ T~ I 1 m
T4 I ~'~'le~ I ~.e2' I cl 1 42~7'21' I 1~.~' / ~2r / 111.15' I H18'~'1~'[ I 1~.62 I onoth~, the
~ I MI~'~, 14.~' I C2 I ~'41'0~' I 1~.~' I 8.7~' I 17.~* I HO4~5'4Q'C I 17.49 I 8. Side
~ C5 ....... uses: Tw~t~