Shadowridge-AG 881108~SU~MISSION DEADLINE: 5:C'-'~.m. Monday - 8 Days Precedin~-~'~tY Council Meeting
Rev.: Effective 1/20/88
AGENDA REQUEST FORM
FOR CITY COUNCIL MEETING: November 8~1988
I. REF/FILE NUMBER
: Case ~PD-107
II. ITEM CAPTION : PUBLIC HEARING: To consider apprpval of a zonin_~ chmn_~m.
Case ~PD-107, from a Planned Development for Retail, to (PD-SF-9) Planned Develol)ment S~
Family-9, located at the northeast coriser of Plantation Drive and Coppell Road, at the request of
Centex Real Estate Development, to allow for construction of single-family homes.
III. ACTION RECOMMENDED : P & Z Meeting: October Z0, 198~
Decision of Planning & Zoning Commission: Approved (6-0) with variances as requested.
IV. REP. IN ATTENDANCE A: STAFF -
Taryon Bowman, P&Z Coordinator
B: OTHER -
V. NOTIFICATION TO
: Mr. Boe Bass
METHOD OF CONTACT : Letter
DATE : 10-Z4-88
VI. FINANCIAL REVIEW :
1. BUDGETED ITEM N/A
2. BUDGET AMOUNT
3. ESTIMATED AMOUNT FOR THIS ITEM
4. AMOUNT OVER OR UNDER BUDGET
5. LOW BIDDER RECOMMENDED
SOURCE OF FUNDING
CO'S OR BONDS FUNDS
(Series or year authorized)
OPERATING BUDGET (Account Number)
OTHER
APPROVED BY CITY MANAGER :
ITEM NUMBER_~8_~
YES
: YES
AGENDA REQUEST FORM
DMEMOI
NO
CITY OF COPPELL
PLANNING & ENGINEERING DEPARTMENT
STAFF REPORT
Date: October 20, 1988
PLANNING & ENGINEERING DEPARTMENT
RE: Case #PD-107
LOCATION: Northeast corner of Plantation Drive and Coppell Road
REQUEST:
Zoning change from PS-Retail to a Planned Development for
Single-Family-9 (SF-9)
APPLICANT: Centex Real Estate Development
SURROUNDING LAND USE & ZONING:
NORTH - Vacant; PD-SF-9, future Elementary School
WEST - Mobile Homes; 2F-9
EAST - Single-family structures; PD-SF-9
SOUTH - Vacant & Single-family structures; SF-12, MF-2 & PD-SF-9
TRANSPORTATION: This site abuts Coppell Road, recommended for a 95' R.O.W.
width (C 4 U) which connects to Bethel Road and Sandy Lake
Road. During the final plat stage, the developer shall be
required to escrow $56,891.00 for their obligation for
drainage and p~ing of Coppell Road along their property
frontage. The applicant has proposed a swap with the City
of coppell to trade pro-rata reimbursements owed to te~mby
adjacent property owners. (Please see staff report from
Ginn, Inc.).
HISTORY:
The present zoning for this tract is a PD for Retail
Deuelopment. The applicant is requesting a zoning change to
a PD-SF-9, due to a local market preference for residential
use versus retail.
ANALYSIS:
The proposed land use of this property is SF-9. Due to the
nature of the variances requested by the applicant, a PD has
been requested to allow for certain variances to be
approved. The variances requested are as follows:
1. There shall be a side yard on each side of the lot
having a width of not less than six (6) feet.
2. That the width of the lot shall not be less than sixty
(60) feet at the front street building line.
3. That a screening wall shall be constructed within the
ALTERNATIVES:
ATTACHMENTS:
property line of lot #50 and that said fence being
constructed of wood and that the maintenance of said
fence shall be the responsibility of the onwer of lot
#50.
The residential requlations for this particular PD does
request variances; however, several of the SF-9 residential
requirements exceed Coppell's minimum standards. The front
yard minimum requirement is 30' in a SF-9 district;
applicant is proposing 37.5' and 40' setbacks. Lot area for
each parcel is to be 9,750 square foot minimum. Minimum
dwelling size required is 1,600 square feet, proposed
dwelling sizes per this PD will be 1,750.
Subject tract is recommended to be utilized as a single
family use according to the Comprehensive Master Plan.
Approve PD request
Deny PD request
2.
3.
4.
5.
6.
Loca%ion map
Zoning exhibit
DRC comments
Correspondence regarding pro-rata agreements
District regulations
Requested variances
STFREPRT.
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204 A-4
MEMORANDUM
October 11, 1988
TO:
FROM:
RE:
Taryon Bowman, Planning and Zoning Coordinator
Dale Jackson, Building Official'~./
DRC Comments
Listed below are my comments concerning the projects scheduled to
be reviewed at the October 11 DRC meeting.
PD 107 - Shadowridge Estates, Phase III -
No comment
Preliminary Plat - Shadowridge Estates -
No comment
Preliminary Plat - Northlake Woodlands #12 -
No comment
Preliminary Plat - Creekview Addition -
No Comment
Review of Pad "H", Valley Ranch Plaza Addition, regarding location
of fire lane.
No comment
GINN, INC.
October 12, 1988
CONSULTING ENGINEERS
Taryon Bowman
City of Coppell
P.O. Box 478
Coppell, TX 75019
Re:
Shadowridge Estates, Phase III
PD-107, Preliminary Plat
DRC - Engineering
Dear Taryon:
We have no comments regarding the above referenced zoning case,
PD-107.
We have no objections to the preliminary plat as presented.
At the time of final platting, the applicant shall be required to
escrow $56,891.00 for their one-half obligation to the paving and
drainage improvements for Coppell Road along their frontage.
This request shall be in lieu of a half street being constructed.
The above escrow deposit is based on $100.00 per front foot
construction cost. The actual cost due to the city will be
computed upon completion of the roadway improvements and the
account adjusted accordingly.
For your information, Coppell Road is classified as a minor
arterial by definition.
In a September 29, 1988 letter submitted by Fox & Jacobs (copy
attached) regarding the escrow requirement above, they have
proposed a swap with the City to trade pro-rata reimbursements
owed to them by the adjacent property owners, via the City, for
Gra-Son Land, Inc.'s improvements to Bethel School Road (west of
Denton Tap Road) and a segment of Plantation Drive.
We do not recommend combining the two accounts to arrive at a
trade-off but rather handle each project separately on its own
merit. We offer this recommendation because the pro-rata
agreements are based on a 10-year period, thereafter, no
reimbursements are due. There are approximately only 6-7 years
left on the Bethel School Road and Plantation Drive pro-rata
agreements. If the adjacent properties to Bethel School Road and
Plantation Drive do not plat and develop within the next 6-7
years, no pro-rata reimbursements will be due. If the City
trades the escrow requirement for the pro-ratas and the above
time expires, the city will be left with the obligation to fund
the construction of Coppell Road but will not have the needed
funds to do so.
17103 Preston Road · Suite 100 · LB 118 · Dallas, Texas 75248 · Phone 214/248-4900
The subject of escrow can be entertained at the final platting
stage, therefore, we have no objections to the preliminary plat
being reviewed separate from this subject, unless of course, City
Council and the P&Z Commission, at their election, decide it
needs to be discussed at this time.
Sincerely,
Kevin Peiffe~
cc: File 88305
FOX[ JaCOB?
'..,RE:' Shadowridae I.;stat(.'s, ' ;
.. [-hase [']LI il
Ih,;lr ~11'. ]'el I
lee I~;isi. rq wJLh Fo:< & Jn(;,d)s pnyin}~ al..l I)i. ll.s as lhcy
~ot~ri.d,:c Phase 1 and 2, as evLdenced by your letter
JI9'86," C~'RCex 'would 'lf]{~--t. he City to el. iron, gte the proratas due O~t~:
~~d~~~hase 3 and ~:t]e lu. turg_prorata ~on
[a'l}Proximate'ly the shine' s ize', Centex lee.Ls Lhi~' is-fl--'~t~lJ.
~de and .saves the Cttv aiot. (,t: extra ~m~strat~on.
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(;INN, INC.
l~y 22, 1986
X)N. t'L'I'I N{; I':N(;IN Ei. IIS
Hr. Ed Powell, City Engineer
P.O. Box 478
Coppell, TX' 75019
Re: Prorate Reimbursement Agreement with Ora-Son Land, Inc.
Shadowridge Sections ! & II
Dear Hr. Powell:
We have had t.heae items, copies attached, under Consideration for some time.
After careful consideration, we recommend that Ora-Son Land, Inc. be protected
with a prorate ordinance for future reimbursement as adJacenC properties
develop. The following street and utility improvements for consideration are:
1. The portion of Bethel School Road from Denton Tap to the new bridge.
2. tlalf the portion of Plantation Road from Coppell Road to Shadowridge
Section II.
For the water and sawer facilities constructed in Plantation Road from
Coppei1 Road to Shadow-ridge Section II and in Bethel School Road for
Shado~rcidge Section I.
This information and the attached copies of pertinent correspondence should
be filed so that as these adjacent tracts to Shado~rcidge come in for platting,
they can be made aware of prorata assessments due on the above items.
Sincerely,
h Wayne Ginn, P E
/sC
Enclosures
cc: ~ra-Son Land, Inc.
i~,1 ~'~ Pre:ton Road * State 106- Dallas. Tcxa., 7~,24S * l'honc 21,1.-' ~8~.-0611
12.1
12.2
12.3
SHADOW RIDGE ESTATES PHASE III
City of Coppell, Texas
SECTION 12
"SF-9" SINGLE FAMILY RESIDENTIAL DISTRICT REGULATIONS
Use Regulations: A building or premise shall be used only for the
following purposes:
1. Any use permitted in District "SF~18'', "SF-12", Section
29.6.
2. Such uses as may be permitted under the provisions of
Specific Use Permits in the SF-18, SF-12 districts.
Height Regulations: No building shall exceed thirty-five (35)
feet or two and one-half (2-1/2) stories in height.
Area Regulations:
1. Size of Yards:
(a)
Front Yard: There shall be a front yard having a
depth of not less than thirty-seven and one-half
(37.5) feet. Where lots have double frontage, running
through from one street to another, the required front
yard shall be provided on both streets. No required
parking shall be allowed within the required front
yard.
(b)
Side Yard: There shall be a side yard on each side of
the lot having a width of not less than six (6) feet.
A side yard adjacent to a side street shall not be
less than fifteen (15) feet. No side yard for
allowable non-residential uses shall be less than
twenty-five (25) feet.
(c)
Rear Yard: There shall be a rear yard having a depth
of not less than twenty (20) feet.
2. Size of Lot:
(a)
Lot Area: No building shall be constructed on any lot
of less than nine thousand seven hundred and fifty
(9,750) square feet.
(b)
Lot Width: The width of the lot shall be not less
than sixty (60) feet. at the front street building
line.
(c)
Lot Depth: The average depth of the lot shall not be
less than one hundred and sixty (160) feet.
Minimum Dwellinq Size: The minimum floor area of any
dwelling shall be seventeen hundred and fifty (1,750) square
feet, exclusive of garages and breezeways and porches.
12.4
12.5
LOt Coverage: In no case shall more than thirty-five (35)
per cent of the total lot area be covered by the combined
area of the main buildings and accessory buildings.
Parking Regulations: Two (2) enclosed parking spaces per unit
behind the front yard line. Off-street parking spaces shall be
provided in accordance with the requirements for specific uses set
forth in Section 29.
Type of Exterior Construction: At least eighty (80%) percent of
the exterior walls of the first floor of all structures shall be
of masonry construction exclusive of doors, windows, and the area
above the top plate line. Each story above the first floor of the
straight wall structure shall be at least eighty (80%) percent
masonry exclusive of doors, windows and the area above the top
plate line. Stucco type construction is permitted only by a
specific use permit. (ORD. 324)
October 7, 1988
Taryon Pastor Bowman
Planning & Zoning Coordinator
255 Parkway Blvd.
Coppell, Texas 75019
Dear Taryon:
The following variances are requested for
Phase III:
Shadow
Ridge Estates
Ce
There shall be a side yard on each side of the lot having
a width of not less than six (6) feet.
That the width of the lot shall not be less than sixty (60)
feet at the front street building line.
That a screening wall shall be constructed within the
property line of lot #50 and that said fence being
constructed of wood and that the maintenance of said fence
shall be the responsibility of the owner of lot #50.
That the alley in its east to west configuration will
intersect Coppell Road.
Minutes of October ~'~ 1988
Planning & Zonin.g C~,.nmission
Page Z
DRAFT
Item 7:
Item 8:
Public Hearing to consider approval of a zoning change,
Case #PD-107, from a PD for Retail to (PD-SF-9), located at
the northeast corner of Plantation Drive and Coppell Road,
at the request of Centex Real Estate Development to allow
for construction of single-family homes.
P&Z Coordinator Taryon Bowman introduced this item to the
Commission. Mrs. Bowman stated that all property owners
within 200 feet of this change had been notified. She
further stated that this zoning change is being requested
in order to construct nine single-family homes.
Mr. Steve Stolte of Centex Real Estate was present to
represent this item. Mr. Stolte stated that they are
requesting the,following three variances: (1) A side yard
on each side of the lot having a width of not less than six
feet; (2) The width of the lot shall not be less than sixty
feet at the front street building line; (3) That a
screening wall be constructed within the property line of
Lot #50 and that said fence being constructed of wood, and
that the maintenance of said fence shall be the
responsibility of the owner of the lot.
Chairman Munsch then opened the public hearing and asked
for persons wishing to speak in opposition to the request.
There were none. He then asked for persons wishing to
speak in favor of the request. Again there were none. The
public hearing was then declared closed.
Following discussion, Commissioner Johnson moved to approve
Case #PD-107 with the requested variances as submitted.
Commissioner Redford seconded the motion; motion carried
with Chairman Munsch and Commissioners Green, Johnson,
Redford, Thomas and Tunnell voting in favor of the motion.
To consider approval of a preliminary plat with variances
for the Shadowridge Estates, Third Increment, located at
the northeast corner of Plantation Drive and Coppell Road,
at the request of Centex Real Estate Development.
Again Taryon Bowman introduced the item to the Commission.
Mrs. Bowman stated this preliminary plat is being submitted
along with the zoning change request for PD-107. She
further stated that the issue regarding the right-of-way
width will be further addressed during the time of the
final plat.
Mr. Steve Stolte of Centex Real Estate Development was
present to represent this item. Mr. Stolte stated that
this is the preliminary plat for the previously approved
item, zoning change for Case #PD-107.
Following discussion, Commissioner Tunnell moved to approve
the preliminary plat for Shadowridge Estates, Third
Schrickel, Rollins and Associates, Inc.
November 3, 1988
Taryon Pastor Bowman
Planning & Zoning Coordinator
City of Coppell
255 Parkway Blvd.
Coppell, Texas 75019
Vi(to~ W Ba>,tm, ASLA
Kent E Be,lev, ASI. A
fv~rv T. Cheek. ASIA
Terry E. Cullt'nder
Dino }, Ferralli, PE
Daniel B. Ha. rtman, PE
~,4ark C. ttat(hvl, ASEA
Her~h~'l Lindlv, APA
Albert W Ro!lin-, PE
Gene Schrickel, F&SLA
Larry D. Stone, PE
Dear Taryon:
The following variances are requested for Shadow Ridge Estates
Third Increment:
There shall be a side yard on each side of the lot having a
width of not less than six (6) feet.
?5! B.
That the width of the lot shall be less than sixty (60) feet,~_;f~
at the front street building line.
That a screening fence shall be constructed within the
property line of lot #50 and that said fence will be
constructed of wood and that the maintenance of said fence
shall be the responsibility of the owner of lot #50.
That the alley in its east to west configuration will
intersect Coppell Road.
Homes will front Coppell Road.
' "., D" ¢¢~.~' Contact me should you have any questions.
Sincerely,
SCHRICKEL, ROLLINS AND ASSOCIATES, INC.
Ogden Bass
Urban Planner
l J 61 ( )ru~:,ram Drp, e VVe-~t · Su itc 200 · Arlington, fexa* 76006 · (817) 649- ~ 216 ,' Metro 640 8212
street or thoroughfJ=e =ight-of-woy and shall ~,~tend a)ong
the st=eet frontage including the side of co.ne= lots and
block ends. Sidewalks along divided orte=fals shall be no
)ess than 5 feet in width. Cone=ere pavers shall be
inco=po=oted into the design of sidewalks a]ong a=teriols
acco=ding to the guidelines estob]ished in the app=oved
Streetscape Plan. The plot o~ construction plans sba1)
show the location of all p~oposed sidewalks and shall state
at what stage of the pro)ect they will be constructed.
All sidewalks shol] be of o design to accommodate the
handicapped. Provide ~amps and cu=b cuts os necesso=y.
C. A)l lot co=ne~s shol) be )ocoted and mo=ked with minimum
172" diameter reinfo=cing bo:, lB" long, and sho)l be
placed flush with the g=ound o~ counter sunk, if necessary,
in o=der to avoid being disturbed.
Sc=eening Wo])s: Requirements for screening wo)ls sba)) be
in acco:dance with the p:ovistons of the Zoning O~dinonce
and St=eetscope Plan of the City and sba)] meet the
approva) of the City._ Wood material shall not be a)lowed.
E. Deve)ope= shall install erosion p=otection fox p=event~ng
mud f=om entering the st=eet lie. - hay boles~ etc.).
F. Raised Pavement Marke=s shall be installed on all City
streets in accordance with City standa=ds, or os app=oved
by the Engineer.
O. New water mains sba)) be tested os specified prior to
opprovo], lhe Develope= sba)) pay al) costs necesso=Y to
Appendix A
~5
13.
15.
16.
Alleys a=e requi=ed in all residential subdivisions.
Alleys shall have a minimum right-of-way width of 15
feet.
Blocks should be platted to allow two tiers of lots.
Lots shall be so a==anged that the=e will be no
di=ect access f~om =estdential lots to collecto=s and
arterials.
A]) ]ots sha]] be adjacent to a dedicated street to
which access is a]lowed. Where a t=act of land is
subdivided into parce)s that are larger than normal
building lots, such parcels shall be a==anged to
permit the opening of future streets and a logica]
ultimate ~esubdivision. The p~oposed ]ocatton of
future streets sha]) be shown on the const:uctton
plans.
Block ]engths, gene=ally, should not exceed 1,200
feet in length as measured from st=eet center]tries.
Al]eys, o= loading cou:ts, of a minimum width of 26
feet of paved sv:face or, in l~eu the:eof, adequate
offst~eet loading space shall be p:ovtded in business
blocks.
In plott~ng the subdivision, the Develope: shall
provide additional right-of-way requi:ed for existing
or future st=eets, utilities, o= public works as
shown in the City of Coppe]] Tho=oughfa=e Plan, o:
other p]on approved by the City
Counci).
GINN, INC.
October 12, 1988
CONSULTING ENGINEERS
Taryon Bowman
City of Coppell
P.O. Box 478
Coppell, TX 75019
Re:
Shadowridge Estates, Phase III
PD-107, Preliminary Plat
DRC - Engineering
Dear Taryon:
We have no comments regarding the above referenced zoning case,
PD-107.
We have no objections to the preliminary plat as presented.
At the time of final platting, the applicant shall be required to
escrow $56,891.00 for their one-half obligation to the paving and
drainage improvements for Coppell Road along their frontage.
This request shall be in lieu of a half street being constructed.
The above escrow deposit is based on $100.00 per front foot
construction cost. The actual cost due to the City will be
computed upon completion of the roadway improvements and the
account adjusted accordingly.
For your information, Coppell Road is classified as a minor
arterial by definition.
In a September 29, 1988 letter submitted by Fox & Jacobs (copy
attached) regarding the escrow requirement above, they have
proposed a swap with the City to trade pro-rata reimbursements
owed to them by the adjacent property owners, via the City, for
Gra-Son Land, Inc.'s improvements to Bethel School Road (west of
Denton Tap Road) and a segment of Plantation Drive.
We do not recommend combining the two accounts to arrive at a
trade-off but rather handle each project separately on its own
merit. We offer this recommendation because the pro-rata
agreements are based on a 10-year period, thereafter, no
reimbursements are due. There are approximately only 6-7 years
left on the Bethel School Road and Plantation Drive pro-rata
agreements. If the adjacent properties to Bethel School Road and
Plantation Drive do not plat and develop within the next 6-7
years, no pro-rata reimbursements will be due. If the City
trades the escrow requirement for the pro-ratas and the above
time expires, the City will be left with the obligation to fund
the construction of Coppell Road but will not have the needed
funds to do so.
17103 Preston Road · Suite 100 · LB 118 · Dallas, Texas 75248 · Phone 214/248-4900
The subject of escrow can be entertained at the final platting
stage, therefore, we have no objections to the preliminary plat
being reviewed separate from this subject, unless of course, city
council and the P&Z Commission, at their election, decide it
needs to be discussed at this time.
sincer~~~ r
Kevin Peiff~
cc: File 88305
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