Shadydale 6A-CS020516CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Shadvdale Acres, Tracts 6A1 & 6A2, Block B,
ReUlat
P & Z HEARING DATE: May 16, 2002
C.C. HEARING DATE: June 11, 2002
STAFF REP.: Marcie Diamond, Assistant Planning Director
LOCATION: Northwest corner of Shadydale Lane and Shady Oak Lane.
SIZE OF AREA: Approximately 0.695 of an acre of property.
CURRENT ZONING: SF -12 (Single Family -12)
REQUEST:
Replat approval.
APPLICANT: Architect: Owner:
Steve Payne Architects and Builders Jim Bouchie
607 Lake Park drive 129 Shadydale Lane
Coppell, Texas 75019 Coppell, Texas 75019
972 - 740 -0008 972 - 830 -8602
FAX: 972 - 393 -1371
HISTORY: The original plat for Shadydale Acres was established in the 1960's.
Homes on the east side of Shadydale Lane were constructed on "half
lots" which have 72.5 feet of frontage. In 1993, a replat of Tract 6,
Block B, was approved for two lots. The subject property, Tract 6A
contains 30,267 - square feet, and Tract 6B contains 16,000 - square
feet.
In 1998, PD -172 was established to the north of this property, which
allowed for the platting and development of 13 lots ranging in size
from 12,320- to 14,720 -square feet. These lots were platted
generally in accordance with the SF -12 regulations, with an average
lot width of 85 feet. Additional conditions included in the PD
increased the minimum dwelling size, defined the minimum roof
pitches, increased landscaping, regulated garage placements, and
Pagel of 3 Item # 9
granted waivers of the alley, right -of -way and sidewalk
requirements.
In August of 2001, the Planning and Zoning Commission
recommended denial of a request to replat the subject tract of land.
At that time, the applicant desired to retain the existing home on this
site which required that the common lot line be an irregular
configuration to meet the zoning requirements.
TRANSPORTATION: Both Shadydale Lane and Shadyoak Lane are substandard, 2 -lane
asphalt streets, without curb and gutter, built within a 60 -foot right
of -way.
SURROUNDING LAND USE & ZONING:
North- single family; PD 172- SF -12
South — single family; SF -12
East - single family; SF -12
West - single family; SF -12
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
low density residential, which is defined as 1 -3 dwelling
units per acre.
DISCUSSION: This request is to subdivide an existing 0.695 (30,267 sq. ft.)
residential tract into two lots. As discussed in the HISTORY
section, the existing lot was replatted in 1993, and a home
was constructed on the northern portion of the lot. The
southern portion is heavily landscaped and contains 14
mature oak trees. The owner wishes to remove the existing
home and subdivide this lot to allow for the construction of
two new homes.
This property is zoned SF -12, which requires a minimum lot
size of 12,000- square feet. The northern lot will contain
13,601 - square feet and the southern lot will be 16,666 -square
feet, both exceeding the minimum required by zoning. The
SF -12 regulations also require a minimum front yard of 30
feet, which is indicated on the plat. Per existing zoning, the
required side yard, when adjacent to a street, is 15 feet.
However, to be more compatible with the 30 -foot side yard
established on the lot adjacent to the west, staff initially
recommended a 25 -foot side yard adjacent to Shady Oak
Lane. However, the applicant has submitted a conceptual
site plan for the home proposed for this lot. As indicated on
the site plan, a motor court is planned allowing for two,
inward- facing garages, so as not to allow the garage doors to
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front on the street. To accomplish this, a 20 -foot setback is
proposed.
The minimum lot width required in the SF -12 zoning district
is 85 feet. The northern lot meets this requirement while the
southern lot exceeds this requirement by approximately 20
feet. Different from the previous proposal on this lot, the
proposed lot line is a standard lot line, which is perpendicular
to the front building line along the street frontage.
As mentioned, Tract 6A2 contains 14 mature oak trees,
ranging is size from 15 -to 26- caliper inches. As indicated on
the conceptual site plan, it appears that all but three trees will
be preserved. However, until such time that the building
design is finalized for this tract, a Detailed Tree Preservation
and Retribution Plan cannot be prepared. Therefore, a
condition of this replat will be that the Tree Retribution Plan
will be required prior to the issuance of a building permit for
these lots.
Finally, given the development patterns established in this
area, approval of the requested waiver of the alley
requirement would be appropriate.
In sum, this plat meets technical requirements of the Zoning
and Subdivision Ordinances and, therefore, warrants a
positive recommendation.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Replat, Tracts 6A1 & 6A2,
Block B, of Shadydale Acres, subject to the following conditions:
1. A Tree Preservation and Retribution Plan shall be approved prior to the
issuance of a building permit for this lot.
2. City Council approval of an alley waiver.
3. The existing home on this tract will be removed prior to filing this plat
for record with Dallas County.
ALTERNATIVES:
1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Conceptual Site Plan for 6A2
2) Replat of Tracts 6A 1 & 6A2, Block B, of Shadydale Acres,
3) Tree Survey
Page 3 of 3 Item # 9
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