St Andrews Est-CS030821CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REppRT
P & Z. HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRF,NT ZONING:
REQUEST:
APPLICAN"f:
HISTORY:
Page 1 of 4
Estates, Lots 1-24
Preliminary Plat
Angust 21, 2003
September 9, 2003
Gary L. Sieb, Planning Director
k
Along the north side of DeForest Road, between Prestwick Court
and Stratford Lane.
Approximately ]0 acres ofproperty
SF-] 2 (Single family-L?)
Preliminary Plat approval to allow a 23-lot subdivision, plus a
common area lot.
17ie Holmes Builders, Inc.
1406 Halsey Way, Suite 100
Carrollton, TX. 75007
(972) 242-] 770, Ext. 201
FAX (972) 242-2931
There has been no recent development history on the subject tract, as
it has been used as the City's Service Center for many years. The
Service Center recently moved to a new location, and this 10-acre
Item # 7
property was placed in the market place for sealed bids. The Holmes
Builders, Inc., was the successful bidder and now wishes to plat the
property for residential development.
TRANSPORTATION: DeForest Road is an unimproved asphalt road contained within a
variable-width right-of--way ranging from 40 to 50 feet. his planned
to eventually be a 27-foot wide concrete street with a 50-foot right-
of-way.
SURROUNDING LAND USF, & 7.ONING:
North- single-family residence; PD-l84 SF-ED
South -single-family residences; PD-137 (zero l02 line)
East -single-family residences; PD-161 SF-12
West -single family residence; SF-l 2
COMPREHENSIVE PLAN: The 1996 Comprehensive Master Plan shows the property
as suitable for public/institutional use which has now
moved: single-family residences were proposed if the
Service Center were to vacate the property.
DISCUSSION: Recently, this 10-acre City-owned land was put out for bid
and purchased by The Holmes Builders, Inc., asingle-
family developer/builder. There are concerns with this plat
that must be addressed before development can occur.
First, alleys are normally required in any residential
development not requesting a zoning change to PD.
Although the Planning Commission cannot waive the
requirements of the subdivision regulations (which require
alleys), Council can make exceptions to those rules on a
case-by-case basis. Second, the cul-de-sac maximum
length is specified as 600 feet. As measured to the back of
the cul-de-sac, this distance is a bit greater than 600 feet.
Third, setbacks along DeForest Road are normally 30 feet.
If this were a normal privacy fence, the Building Official
would not allow it. However, this particular structure is a
screening WALL, and the 30-foot setback can be waived by
Council. Fourth, this plan shows a screening wall height in
excess of eight feet. Our maximum allowable height is
eight feet. The proposal indicates a screening wall in
Page 2 of 4 Item # 7
excess of nine feet. Again, Council can approve the height.
Fifth, the most prudent way to address these concerns is
normally through the PD zoning process. However,
because Council has the authority to waive development
guidelines generally spelled out in the Subdivision
Regulations, the applicant has the right to apply as he did.
This procedure bypasses the zoning process and the
advertisement of the case to landowners within 200 feet of
the request. Sixth, in an attempt to resolve the 600-foot
maximum cul-de-sac length, the applicant has realigned his
street with the logical extension of Stonewick Lane in the
Prestwick subdivision to the west. This causes a
realignment of the existing Stonewick, as well as crossing
the Estrada property adjacent to St. Andrews. This
alignment needs careful thought regarding its feasibility.
As stated above, it could be argued that this application
should have requested PD zoning to resolve the above-
listed issues and allow surrounding property owners an
opportunity to review and comment on the development.
However, the density proposed is much less than any
zoning around this parcel. Lot sizes range from a little over
72,000-square feet to almost 28,000-square feet. The
residential use proposed is a much less intense use than the
former City Service Center The proposal conforms to the
Comprehensive Plan. Public notice was given when the
City advertised this property for sale and had a provision
that the property would have to be used for single-family
SF-]2 construction.
Given these facts, it could be debated which process was
the more prudent course of action. Staff would have
preferred a PD application to cleanly resolve all the issues
discussed above at the Commission level. On the other
hand, City Council can modify the Subdivision Regulations
and get to the same end result. In addition, the Prestwick
subdivision just to the west of this property went through
an identical development process, opting to request
modification to the Subdivision Regulations rather than
apply for a PD zoning. That project resulted in an excellent
residential subdivision. The only issue which might require
additional review is the alignment of the proposed
extension of Stonewick Lane.
Page 3 of 4 Item # 7
RECOMMENDATION "f0 THE PLANNING AND ZONING COMMISSION:
I) Cul-de-sac will not exceed 600 feet in length.
2) Sideyard setbacks are placed on oversized lots.
3) Approval of the 1'
Staff recommends approval subject to the following
conditions:
4)
5)
6)
ALTERNATIVES
1) Recommend approval of the request
~) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
I) Preliminary Plat
2) Review agency comments (Engineering, Utility Company, Parks, Fire)
a tgnment of the extension of
Stonewick Lane.
All lots must have 85 feet minimum width at
building line.
Wall and alley waivers being granted by City
Council.
Abide by other review agency comments.
Page 4 of 4 Item # 7
Comments for the City of Coppell
Development Review Committee
Auo st 4, 2003
St. Andrews Manor, Lots I tluough 24X, $]ock 2, Preliminary Plat
Preliminary Plat unacceptable.
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Contact Kemp Spears at 972-888.1330 to discuss Oncor easement requirements.
Jeff Curry
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