Westbury Manor-CS 980521CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-166. WESTBURY MANOR
P & Z HEARING DATE:
C.C. HEARING DATE:
May 21, 1998
June 9, 1998
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
TRANSPORTATION:
Along the east side of Heartz Road; along the south side of Sandy
Lake Road.
Approximately 10 acres; proposed for 35 single-family residential
lots.
SF-12 (Single Family-12)
PD-SF-7 (Planned Development, Single Family-7)
Developer:
The Ryland Group, Inc.
12000 Ford Rd, Ste 320
Dallas TX 75234
972-247-8960
Fax 972484-1479
Planner/Engineer:
Goodwin and Marshall, Inc.
6001 Bridge St, Ste 100
Ft Worth TX 76112
8174294373
Fax 817446-3116
There is no previous platting or zoning history. At its hearing on
March 19, 1998, the Plalming and Zoning Commlnsion left the
public hearing open and continued the case to its May meeting
date. At that time the Comml.e~ion expressed a preference for
alley access to the lots fronting London Way, lots with more
than 70 feet of width on London Way, and a second access
point to the alley from London Way.
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. Heartz Road is shown on the thoroughfare plan as a
C2U two-lane undivided collector built to standard, but within a
substandard right-of-way width of 50' (60' is standard).
Item # 6
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 West)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
Public/Institutional uses.
DISCUSSION:
If not used for institutional uses similar to those which are abutting, the
best alternative use for this property is housing. On the east this property
adjoins existing housing zoned PD-SF-7. On the west side of Heartz
Road, the existing housing is zoned SF-7. Therefore, a PD-SF-7
classification is a reasonable request.
The PD designation provides the applicant two advantages: 1) The
designation permits a reduction in lot area below 7,000 square feet on up
to 35 % of the property. 2) It facilitates the request for an alley waiver.
The planning staff questions the necessity of either. In the first case,
development of the property with the street and alley layout as proposed,
but with lots which observe SF-7 standards throughout, would result in the
loss of only one lot. In the second case, the portion of the property which
is the most constricted already adjoins an existing alley within a public
easement of the Sandy Oaks Addition. The 16 lots proposed not to abut
an existing alley are located in an area which is not confined. To provide
that area with alleys would result in the loss of only 2 lots.
Staff would agree to the advisability of both an alley waiver and lot size
reductions, if there were some clear benefit to the public, such as the
setting aside of some of the heavily wooded land adjoining Sandy Lake
Road as common area. Staff could also agree to the advisability of an
alley waiver, if the lots adjoining Sandy Oaks Addition were more
commensurate in width to the lots in Sandy Oaks. However, if an alley
waiver is recommended, staff suggests that front-entry garages should be
swing-entry similar to the housing in Waterford at Lake Park. That was
accomplished there with lot widths as little as 67 feet.
Item# 6
Since March, the applicant has revised the plnn.~ as suggested by the
Commi~ion. At staff request, the applicant also has provided a
drawing showing the building envelopes on each lot so that we can
have a clearer picture of the number of trees which will remain. A
total of 225 trees are on the tree survey, but 14 of them are on the
adjoining church property and 42 are smaller than 8' in caliper. Of
the 172 eight-inch trees, or larger, on the applicant's property, 139 are
oaks, elms and pec_nng. The remainder are hackberry, bois d'arc and
cedar. Of the 139 oaks, elms and pecans, 65 are located on building
lots within the yard areas, where construction will not be taking place.
If the property were developed with 12,000-square-foot lots, as
permitted under the current zoning, the tree loss would be
approximately the same (up to 74 oaks, elms and pecans 8" to 24" in
size).
Also, after verifying that the right-of-way on Heartz Rond is 50 feet in
width, the Engineering Department has determined that there is
insufficent width for the required public sidewalk. In lieu of
additional right-of-way (60' is stnndard), the City will accept a 5'-wide
sidewalk easement along the western edge of the subdivision property
where it adjoins Heartz Road. This will entail moving the proposed
screenwall 5 feet to the east, but will not reduce the buildnble area of
the four lots upon which the sereenwnll is located.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of a PD-SF-7 District for this
property with the following conditions:
1)
Item # 6
3)
,!
11\
12)
If the traffic calming devices provided by the applicant
are to be speed humps, that they be surfaced with brick
pavers.
Rdocation of the screenwall adjacent to Heartz Road a
distance of 5 feet eastward and provision of a 5'-wide
sidewalk easement between the proposed 5'-wide wall
easement and the western property line of the
subdivision.
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.
Item # 6
ATTACHMENTS:
1) Detailed site plan
2) Tree location plan
3) Landscape/screening plan
Item # 6
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
WESTBURY MANOR, PRELIMINARY PLAt
P & Z HEARING DATE:
C.C. HEARING DATE:
May 21, 1998
June 9, 1998
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
TRANSPORTATION:
Along the east side of Heartz Road; along the south side of Sandy
Lake Road.
Approximately 10 acres; proposed for 35 single-family residential
lots.
SF-12 (Single Family-12)
PD-SF-7 (Planned Development, Single Family-T)
Developer:
The Ryland Group, Inc.
12000 Ford Rd, Ste 320
Dallas TX 75234
972-247-8960
Fax 972484-1479
Planner/Engineer:
Goodwin and Marshall, Inc.
6001 Bridge St, Ste 100
Ft Worth TX 76112
8174294373
Fax 817446-3116
There is no previous platting or zoning history. At its meeting on
March 19, 1998, the Planning and Zoning Commi.~on denied
the preliminary plat submitted at that time because appropriate
zonino~ was not yet in place. The Commtgsion expressed a
preference for an additional alley access point from London
Way and for lots fronting London Way to have widths of
greater than 70 feet.
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 ll0'-wide
right-of-way. Heartz Road is shown on the thoroughfare plan as a
C2U two-lane undivided collector built to standard, but within a
substandard right-of-way width of 50' (60' is standard).
Item//7
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 OVillowood)
Single-family residential; PD-SF-7 (Sandy Oaks Addition
Single-family residential; SF-7 (Braewood West)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
Public/Institutional uses.
DISCUSSION:
The plat needs to conform with the proposed zoning. If the Planning and
Zoning Commission recommends approval of zoning as requested, then
the plat as proposed will conform. If not, then the plat needs to be
modified.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of the preliminary plat subject to
conditions the same as those recommended for the zoning request:
1)
2)
1) ~) If the traffic calming devices provided by the applicant are to be
speed humps, that they be surfaced with brick pavers.
"7\
,!
I~a# 7
ALTERNATIVES:
ATTACHMENTS:
@\
11)
12)
Relocation of the screenwall adjacent to Henrtz Road a distance
of $ feet eastward and provision of a $'-wide sidewalk easement
between the proposed 5'-wide wall easement and the western
property line of the subdivision.
1) Recommend approval of the request
2) Recommend disapproval of the request
1) Preliminary plat
2) Preliminary plat site plan
Item# 7