Petterson Addn-CS040219 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-200-SF-12 Petterson Addition Lots 1-4
Block A
P & Z HEAR1NG DATE:
C.C. HEARING DATE:
Febmary 19, 2004
March 9, 2004
STAFF REP.:
Matt Steer, City Planner
LOCATION:
Along the north side of Sandy Lake Road, approximately 120' west
of Summer Place Drive.
SIZE OF AREA:
2.27 acres of property.
CURRENT ZONING:
2F-9 (Two Family-9)
REQUEST:
Planned Development District for construction of four detached
single-family residences.
APPLICANT:
Owner:
Nancy J. Petterson
440 Leisure Lane
Coppell, Texas 75019
214-288-2295
214-853-9060
Representative:
Rupert Keeping
440 Leisure Lane
Coppell, Texas 75019
214-288-2295
Fax: 214-853-9060
Engineer:
Walter Nelson & Assoc.
1812 Carla Avenue
Arlington, Texas 76014
817-265-6738
Fax: 817-265-0206
HISTORY:
Page 1 of 4
The property is currently zoned a 2F-9 District. City Council approved a plat on
December 8, 1998, for a two-lot subdivision, with each lot fronting a public street
(Sandy Lake). As shown on the attached, the approved Conceptual Site Plan
depicts two residences attached by a breezeway (duplex) on a lot commonly
referred to as a "flag lot." There was no plan approved for the front lot. That plat
Item #9
was approved with two exceptions to the Subdivision Ordinance. These were
stated as follows:
1. "The fire lane to be platted with a 24' wide easement. However, actual
width of fire lane can be 16 feet if the notation 'All residential
structures to be equipped with a functioning fully automatic fire
sprinkler system. If the fire sprinkler systems are removed or cease to
function, a full twenty-four feet (24') wide fire lane shall be installed.'
and
2. Gates shall be at each point of entry."
The Board of Adjustment met prior to the City Council meeting and granted two
additional variances.
1. Garage access shall not be from the adjacent alleyway.
2. A masonry wall is allowed at the front yard of property on Sandy Lake.
TRANSPORTATION:
Sandy Lake Road currently is a substandard, two-lane asphalt road,
which is designated on the Thoroughfare Plan to be a four-lane
divided thoroughfare. The adjacent right-of-way is 100' and is
sufficient for the proposed expansion. No additional right-of-way
will be necessary.
SURROUNDING LAND USE & ZONING:
North - single-family homes on approx. 4,000 sq. ft. lots; PD-148
South - single-family homes on approx. 15,350 sq. ft. lots; SF-7
East - single-family homes on approx. 4,000 sq. ft. lots; PD-148
West - single-family homes on an approx, five acre lots; SF-12
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for low-density residential development.
DISCUSSION:
Page 2 of 4
This is a proposed rezoning from a Two Family-9 district (duplex) to a
Planned Development, Single Family-12 district to allow the development
of four homes on approximately V2-acre lots. Because the intensity of the
potential development will be the same as the currently approved plan
(each allowing four units) and given the configuration of this land, staff
gave special consideration to the request for single-family lots, which do
not front a public street. From a land-use perspective, the proposed SF-12
zoning would provide an appropriate transition from the zero-lot-line
development to the east and the large five-acre development to the west.
However, there are significant technical issues and insufficient information
that force staff to recommend denial of this request.
Item #9
Staff views each development proposal as a new request, and reevaluates
the previously granted exceptions/variances to ensure today's standards are
met. The exceptions previously approved are listed above in the History
Section. The applicant is requesting the following exceptions for this
planned development:
1. The public street frontage requirement - A fire lane, utility, and
access easement will provide each lot with emergency access.
2. 24' pavement of fire lane requirement - A 20' width fire lane is
proposed. This private drive/fire lane is recommended for
approval by the Interim Fire Marshal, subject to a gated connection
being made to the alley to the north, allowing for emergency
vehicles to exit, and not back onto Sandy Lake Road. Because the
fire lane is not a proposed through street and only serves four units,
the private drive was given special consideration. This will not set
precedence for any other fire lane width variances within the City
and is only relevant to this case.
The details of the Planned Development are not clear at this time. The
plan for the gated entry, including queuing/stacking spaces, turnaround area,
paving and functionality of the gate was not submitted. The Streetscape
Plan calls for a 15' Landscape Easement. This is shown on the plans, but
the actual Landscape Plan was not submitted. The color boards and
elevations for the proposed masonry walls and gate are not submitted. The
circular drives for each lot, as discussed in previous meetings with the
applicant, are not shown. These would provide an area for visitors to park,
giving an alternate to parking within the proposed firelane, which is
prohibited. The planned development does not show sufficient front-yard
setback lines from the firelane, access, and utility easement. These were
recommended to be the same as single-family frontage along a public road.
The base zoning district requested is SF-12; therefore, 30' was
recommended to be shown in accordance with the district's requirements.
There were discussions with the applicant regarding screening along the
western boundary. There is a tree row containing a few gaps located on or
near the western boundary. The tree survey (taken from 1998) submitted
shows that none of these are on the applicant's property. In a site visit, it
appeared that the trees were directly on the property line (aligning with the
wooden survey stakes). An up-to-date tree survey needs to be submitted,
which was also missing from the application. There needs to be some sort
of solid screen due to the irregular placement of houses on these lots
(frontage to the backyards of the large lots to the west). Staff recomanends a
solid landscaping screen along the western boundary. A Landscape Plan for
this area would need to be submitted.
Page 3 of 4
Item #9
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends DENIAL of the requested rezoning due to an insufficient
planned development submittal package. The package did not contain the
following information that is required to make a prudent recommendation:
1. Details of the gated entry, including queuing/stacking spaces,
turnaround area, paving and functionality of the gate.
2. Overall Landscape Plan including landscaping for the 15' Landscape
Easement.
3. Color boards and elevations of masonry walls (including gate)
proposed.
4. Circular drives on each Iot for guest parking.
5. Front Yard Building Line for each lot, being measured from the
eastern boundary of the fire lane, utility and access easement, as well
as Sandy Lake Road. Revise building footprint accordingly.
6. Details on a visual buffer between the subdivision and the westem
properties as the proposed lots front to the backyards of the existing
large lots to the west.
7. Current tree survey.
ALTERNATIVES
1)
2)
3)
4)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1)
2)
3)
Approved Conceptual Site Plan
Proposed Site Plan
Dated Tree Survey (taken from one received on November 24, 1998)
Page 4 of 4
Item #9
32~, WEST SANDY LAKE ROAD
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Petterson Addition Lots 1-4 Block A, Replat
P & Z HEARING DATE:
C.C. HEARING DATE:
February 19, 2004
March 9, 2004
STAFF REP.:
Matt Steer, City Planner
LOCATION:
Along the north side of Sandy Lake Road, approximately 120' west
of Summer Place Drive.
SIZE OF AREA:
2.27 acres of property.
CURRENT ZONING:
2F-9 (Two Family-9)
REQUEST:
Replat of Lots l&2 to allow the construction of four single-family
homes.
APPLICANT:
Owner:
Nancy J. Petterson
440 Leisure Lane
Coppell, Texas 75019
214-288-2295
214-853 -9060
Representative:
Rupert Keeping
440 Leisure Lane
Coppell, Texas 75019
214-288-2295
Fax: 214-853-9060
Engineer:
Walter Nelson & Assoc.
1812 Carla Avenue
Arlington, Texas 76014
817-265-6738
Fax: 817-265-0206
HISTORY:
Page 1 of 3
The property is currently zoned a 2F-9 district. City Council approved a plat on
December 8, 1998, for a two-lot subdivision, with each lot fronting a public street
(Sandy Lake). As shown on the attached, the approved Conceptual Site Plan
depicts two residences attached by a breezeway (duplex) on a lot commonly
referred to as a "flag lot." There was no Site Plan approved for the front lot. This
plat was approved with two exceptions to the Subdivision Ordinance. These were
stated as follows:
Item # 10
1. "The fire lane to be platted with a 24' wide easement. However, actual
width of fire lane can be 16 feet if the notation 'All residential
structures to be equipped with a functioning fully automatic fire
sprinkler system. If the fire sprinkler systems are removed or cease to
function, a full twenty-four feet (24') wide fire lane shall be installed.'
and
2. Gates shall be at each point of entry."
The Board of Adjustment met prior to the City Council meeting and granted two
additional variances.
1. Garage access shall not be from the adjacent alleyway.
2. A masonry wall is allowed at the front yard of property on Sandy Lake.
TRANSPORTATION:
Sandy Lake Road currently is a substandard, two-lane asphalt road,
which is designated on the Thoroughfare Plan to be a four-lane
divided thoroughfare. The adjacent right-of-way is 100' and is
sufficient for the proposed expansion. No additional right-of-way
will be necessary.
SURROUNDING LAND USE & ZONING:
North - single-family homes on approx. 4,000 sq. ft. lots; PD-148
South - single-family homes on approx. 15,350 sq. ft. tots; SF-7
East- single-family homes on approx. 4,000 sq. ft. lots; pD- 148
West - single-family homes on an approx, five acre lots; SF-12
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for low-density residential development.
DISCUSSION:
This is a proposed replat from a two-lot subdivision to a four-lot
subdivision. Concurrently, the applicant is requesting a rezoning of the
property from Two Family-9 district to Planned Development-Single
Family-12 district to allow the development of four homes on
approximately ½-acre lots.
Staff views each development as a new case, and reevaluates the
previously granted exceptions/variances to ensure today's standards are
met. The exceptions previously approved for this property are listed above
in the History Section. The applicant is requesting two exceptions to the
Subdivision Ordinance at this time:
Page 2 of 3
Item #10
The public street frontage requirement - As an alternate to these lots
fronting on a dedicated street, a fire lane, utility, and access easement
will provide each lot with emergency access.
24' pavement of fire lane requirement - A 20'-width fire lane is
proposed. This private drive/fire lane is recommended for approval by
the Interim Fire Marshal, subject to a gated connection being made to
the alley to the north allowing emergency vehicles to exit, and not back
onto Sandy Lake Road. Because the fire lane is not a proposed
through street and only serves four units, the private drive was given
special consideration. This will not set precedence for any other fire
lane width variances within the City and is only relevant to this case.
Because the details of the Planned Development-Single Family-12
development are not clear at this time, staff cannot recommend granting
the exception to the public road frontage requirement of the Subdivision
Ordinance allowing for a private gated drive. We cannot recommend
denial of a rezoning application and turn around and recommend approval
of a plat, which reflects that same development pattern.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of the requested replat due to inadequate
submittal of information.
ALTERNATIVES
1)
2)
3)
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
ATTACHMENTS:
1 ) Replat
Item #10
Page 3 of 3