Westbury Manor-CS 981015CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: WESTBURY MANOR. FINAL PLAT
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
TRANSPORTATION:
October 15, 1998
November 10, 1998
Along the east side of South Heartz Road; along the south side of
East Sandy Lake Road.
Approximately 10 acres; proposed for 35 single-family residential
lots.
PD-SF-7 (Planned Development, Single Family-7)
Final Plat approval.
Developer:
The Ryland Group, Inc.
12000 Ford Rd, Ste 320
Dallas TX 75234
972-247-8960
Fax 972-484-1479
Planner/Engineer:
Goodwin and Marshall, Inc.
6001 Bridge St, Ste 100
Ft Worth TX 76112
817-429-4373
Fax 817 446-3116
City Council approved the PD-SF7 zoning in June, 1998. The
Planning and Zoning Commission recommended approval of the
Prelhninary Plat in May, 1998, in connection with the zoning case,
and Council apProved the Preliminary Plat in June, 1998.
East Sandy Lake Road is a two-lane asphalt road within a variable-
width right-of-way, shown on the thoroughfare plan as a C4D
four-lane divided collector street to be built within a l l0'-wide
right-of-way. South Heartz Road is shown on the thoroughfare
plan as a C2U two-lane undivided collector built to standard, but
within a substandard fight-of-way width of 50' (60' is standard).
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SURROUNDING LAND USE & ZONING:
North-
South -
East-
West -
Single-family residential; PD-SF-7 (Ashton Ridge) & TC (Park
Place Addition)
First Assembly of God Church of Coppell & single-family
residential; SF-12 & SF-7 (Willowood)
Single-family residential; PD-SF-7 (Sandy Oaks Addition
Single-family residential; SF-7 (Braewood Wes0
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
Public/Institutional uses.
DISCUSSION:
The Final Plat conforms with the approved Pre'luninary Plat.
Consequently, there would be no basis for disapproval of the Final Plat.
However, this subdivision has opposition from several homeowners in the
adjoining Sandy Oaks Addition. Part of this opposition has to do with
additional use of the public alley and concern regarding the underlying
ownership of the alley easement. Therefore, further information is
provided to help clarify these issues.
The Zoning Ordinance requires that, where residential lots are adjacent to
an alley, the garage must be accessed off of the alley only. At the public
hearings for the PD District now in place on the property, owners of
adjoining property argued that any new housing adjacent to their alley
should have front-entry garages. In an effort to appease, the applicant
suggested that, if the wooded lots on the north end of London Way had
front-entry garages, more trees could be saved. Staff reviewed that
proposal, but did not find a significant difference in tree preservation
potential between driveways in the front versus driveways in the back.
Finally, after due consideration of the issue, City Council approved a PD
District which requires rear-entry garages on lots adjacent to the existing
alley. The plat approval process does not afford the opportunity to change
these zoning regulations.
As to the underlying ownership of the alley easement, it is true that in
more recent years the City has required ownership of alleys to be
dedicated to the City. In Sandy Oaks Addition, however, only an
easement was dedicated. Nevertheless, whether the ownership is in fee
simple or otherwise the right-of-way is still public. Maintenance of public
alley pavement, whether within an easement or on City property, is the
responsibility of the City. By ordinance, grass maintenance of the
unpaved area between the alley pavement and the property line of the
adjacent property, regardless of the underlying ownership of the alley, is
in this case the responsibility of the owner of the adjacent property; that is,
the owners of lots within Sandy Oaks Addition are responsible only for
grass maintenance along the east side of the alley pavement.
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City Council will be the approval authority for the Final Plat.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The plsnning staff recommends approval subject to a notation being placed
on the face of the plat above the PD conditions indicating that the property
is zoned PD-SF7 (PD- 166).
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
ATTACHMENTS:
1) Final Plat
2) Landscape Plans
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