Westbury Manor-CS 980319CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
WESTBURY MANOR, PRELIMINARY PLAt
March 19, 1998
April 14, 1998
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
Along the east side of Heartz Road; along the south side of Sand y
Lake Road.
SIZE OF AREA:
9.713 acres; proposed for 39 single-family residential lots.
CURRENT ZONING:
SF-12 (Single Family-12)
REQUEST:
PD-SF-7 (Planned Development, Single Family-7)
APPLICANT:
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
HISTORY:
There is no previous platting or zoning history.
TRANSPORTATION:
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 lO'-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).
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
Item # 8
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)
The lots fronting London Way each shall have a minimum width of
68 feet.
2)
Either all lots shall be served by alleys, or a minimum of 14,000
square feet of heavily wooded land shall be set aside as common
3)
5)
6)
8)
9)
lO)
If an alley waiver is granted, all front-entry garages shall be swing-
entry.
The turn-around portion of Westbury Court shall be moved
eastward sufficiently to locate any proposed street pavement
beyond the dripline of any existing live oak trees.
If thc traffic calming devices provided arc to be speed humps, that
they be surfaced with brick pavers.
Along the northern boundaries of Lots 2, 4, 5 & 11 of Block 2,
provision of a 6'-high screenwall constructed of brick which
matches the brick of the other proposed screenwalls.
Provision of sidewalks along thc west side of London Way
adjacent to thc church property (See Engineering Comments).
Correction of visibility easements (See Engineering Comments).
Provision of a detailed study (HECI), if water is rerouted to Heartz
(See Engineering Comments).
Show dimensions of the drainage easement on the church site north
of this site (See Engineering Comments).
Item # 8
11)
There shall be no median opening in Sandy Lake Road in from of
the London Way intersection (See Engineering Comments).
12)
Verification that there is 50' of existing right-of-way width in
Heartz Road (See Engineering Comments).
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
ATTACHMENTS: 1) Preliminary plat
2) Departmental Comments
Item # 8
CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-166. WESTBURY MANOR
P & Z HEARING DATE:
C.C. HEARING DATE:
March 19, 1998
April 14, 1998
LOCATION:
Along the east side of Heartz Road; along the south side of Sandy
Lake Road.
SIZE OF AREA:
9.713 acres; proposed for 39 single-family residential lots.
CURRENT ZONING:
SF-12 (Single Family-12)
REQUEST:
PD-SF-7 (Planned Development, Single Family-7)
APPLICANT:
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
HISTORY:
There is no previous platting or zoning history.
TRANSPORTATION:
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 110'-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).
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 & single2family
residential; SF-12 & SF-7 (Willowood)
Single-family residential; PD-SF-7 (Sandy Oaks Addition
Single-family residential; SF-7 (Braewood West)
Item//7
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.
Two other issues arose in the Development Review Committee
discussions, one of which the applicant has addressed and one which
remain unanswered. The Engineering Depash~em recommended the
installation of traffic calming devices along London Way. The applicant
has agree to do that and has noted the site plan to that effect. The
planning staff suggests that if these are to be speed humps, that they be
surfaced with brick pavers. The Development Review Committee also
suggested that the north side of Lots 2, 4, 5 & 11 of Block 2 be screened
with a 6'-high brick wall. The applicant has not indicated that on the
revised plans. Staff also points out that a relatively minor adjus.tment of
the proposed street right-of-way for Westbury Court would result in the
removal of proposed street pavement from under the driplines of 3 sizable
live oak trees.
Item # 7
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)
The lots fronting London Way each shall have a minimum
width of 68 feet.
2)
Either all lots shall be served by alleys, or a minimum of
14,000 square feet of heavily wooded land adjacent to
Sandy Lake Road shall be set aside as common area.
3)
If an alley waiver is granted, all front-entry garages shall be
swing-entry.
The mm-around portion of Westbury Court shall be moved
eastward sufficiently to locate any proposed street pavement
beyond the dripline of any existing live oak trees.
5)
If the traffic calming devices provided are to be speed
humps, that they be surfaced with brick pavers.
6)
Along the northern boundaries of Lots 2, 4, 5 & 11 of
Block 2, provision of a 6'-high screenwall constructed of
brick which matches the brick of the other proposed
screenwalls.
Provision of sidewalks along the west side of London Way
adjacent to the church property (See Engineering
Comments).
8)
Correction of visibility easements (See Engineering
Comments).
9)
Provision of a detailed study (HECI), if water is rerouted to
Heartz (See Engineering Comments).
10)
Show dimensions of the drainage easement on the church
site north of this site (See Engineering Comments).
11)
There shall be no median opening in Sandy Lake Road in
front of the London Way intersection (See Engineering
Comments).
12)
Verification that there is 50' of existing right-of-way width
in Heartz Road (See Engineering Comments).
Item # 7
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) Detailed site plan
2) Tree location plan
3) Landscape/screening plan
4) Departmental Comments
Item # 7