Shadydale 1stP-CS 981119 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-179 , SHADYDALE ACRES
P & Z HEARING DATE: November 19, 1998
C.C. HEARING DATE: December 8, 1998
LOCATION: Along the south side of Willow Lane; between Oak Trail and
Shadydale Lane. ,
SIZE OF AREA: 4.15 acres; proposed for 13 single-family residential lots
CURRENT ZONING: SF-12 (Single Family-12)
REQUEST: PD-SF-12 (Planned Developmem, Single Family-12)
APPLICANT: Developer: Engineer:
The Holmes Builders, Inc. Dowdey, Anderson & Assoc., Inc.
1406 Halsey Way 5225 Village Creek Dr, Ste 200
Carrollton, TX 75007 Plano, TX 75093
972-242-1770 972-931-0694
Fax 972-242-2931 Fax 972-931-9538
HISTORY: The property has been zoned SF-12 for over 25 years. The
Shadydale Acres Subdivision has been recorded for 50 years or
more. On September 17, 1998, the Planning Commission denied a
PD for 14 single family lots on this parcel.
TRANSPORTATION: Shadydale Lane and Oak Trail are 2-lane asphalt residential streets
without curb and gutter, each within a 60'-wide right-of-way.
Willow Lane is a similar street, but within a 30'-wide right-of-
way.
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SURROUNDING LAND USE & ZONING:
North- Coppell High School; C
South - Single-family residential; SF-12
East - Single-family residential; $F-12
West - Single-family residential; SF-12
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
low-density residential use.
DISCUSSION:
The applicant is requesting PD-SF12 so that alleys are not required, and
his development can occur on lots that are less than the minimum 85 foot
width required by straight SF-12 zoning. The proposal shows 13 lots, one
less than the 14 lot subdivision supported by staff last September. All lots
will be at least 12,300 s.f. in area, and all but four meet or exceed SF 12
width requirements. In addition to the applicant's advantages in asking for
PD zoning, the City can gain some additional development requirements
too. For example, we can (and have) included regulations governing
garage orientation. Specifically, the applicant has agreed that no garage
door face the street unless located a minimum of 55 feet from the property
line. In addition, the applicant has added a PD condition requiring each
lot to have an automatic sprinker system, two 3 inch caliper trees, mailbox
~clusters" with stone encasements. He has asked to have sidewalks
waived as there are no sidewalks in this subdivision, to which staff
concurs.
The existing subdivision shows the right-of-way of Willow Lane to be 30'
in width. Since all other street rights-of-way are 60' in width, it appears
that the original developer intended the owner of the property to the north
to provide a matching 30' right-of-way at some time in the future. 'The
property subsequently was sold to the Coppell Independent School
District. When CISD platted the property, no additional right-of-way was
provided for Willow Lane. Therefore, at time of replatting this property,
the applicant will need to seek a variance of subdivision regulations to
permit the continuation of a substandard right-of-way width. If Council
does not grant the variance, either the lot widths of the corner lots will
have to be reduced substantially or all the lot widths reduced slightly to
provide for this right-of-way dedication. To compensate for this inequity,
the applicant has shown a ten foot utility/street easement on his property
which would accommodate the improvement to Willow Lane at some
future date if needed.
Finally, the Coppell Comprehensive Plan shows Shadydale Acres as
suitable for residential development at a density of 1 to 3 dwelling units
per gross acre. Measuring to the center of Shadydale Lane and Oak Trail,
Item # 8
the gross acreage of thi.~ site is in excess of 4.9 acres, and the proposed
density is 2.65 dwelling units per gross acre. Therefore, the proposal
complies with the Comprehensive Plan.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval subject to Engineering
Comments, a note indicating that fences will not extend into the 10 foot
utility/street easement along Willow Lane, alleys/sidewalks are waived by
Council, and notation by the applicant that the $1285 per unit park site
impact fee is to be paid.
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) Tree Survey
3) Departmental Comments
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