Shadydale 3&4R-CS050616 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Shadydale Acres Lots 3R&4R Block Ct Replat
P & Z HEARING DATE: June 16, 2005
C.C. HEARING DATE: July 12,2005
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
132 and 136 Shadydale Lane
SIZE OF AREA:
1.733 acres of property
CURRENT ZONING:
SF-12 (Single Family-12)
REQUEST:
Replat north half of Tract 3 and the south half of Tract 4, Block C, to
allow the construction of two single-family homes.
APPLICANT:
Kevin Hopson
9801 Hickory Hollow
Irving, Texas 75063
(214) 460-5775
FAX: (214) 722-1268
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. In
August of 2001, the Planning and Zoning Commission
recommended denial of a request to replat Tract 6A into two lots.
At that time, the applicant desired to retain the existing home on a
portion of the lot which required that the common lot line be an
irregular configuration to meet the zoning requirements. In 2002
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a replat was approved to subdivide this Tract 6A into two lots, in
accordance with the SF-12 standards, subject to: the house being
removed prior to the plat being filed for record, an alley waiver
and the Tree Preservation and Retribution Plan being approved
prior to the issuance of a building permit.
In 1998, PD-172 was established along the west side of Shadydale
Lane, 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 granted waivers of
the alley, right-of-way and sidewalk requirements.
TRANSPORTATION:
Both Shadydale and Shadyoak Lanes 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; 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 defmed as 1-3 dwelling
units per acre.
DISCUSSION:
Similar to previous requests for redevelopment in this
subdivision, the owner of these two 1/: tracts is desiring to
replat into two lots to allow the development of two
single-family homes. This property contains 1.733 acres
(75,489-square feet), which can easily accommodate two
lots in accordance with the SF-12 standards. The
northern lot is proposed to contain 48,254-square feet (1.1
acres, and the southern lot, 27,237-square feet (0.62 of an
acre). These lots exceed the minimum lot width, depth
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and size as prescribed by SF-12 district regulations. The
only variance being required is relief from the alley
requirements, which is typical in the Shadydale Acres
subdivision. The applicant intends to build his home on
the northern lot and sell the southern lot.
As indicated on the Tree Survey, these lots contain many
mature trees, and the owner intends to preserve as many
as possible to enhance the aesthetics of these new homes.
However, the homes have yet to be designed; therefore, a
Detailed Tree Preservation Plan will be required prior to
the issuance of a Building Permit and Tree Removal
Permit. It is reasonable to assume that given the number
of trees being preserved, a retribution payment will not be
required.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Replat for the north half of Tract 3
and the south half of Tract 4, Block C, (Lots 3R and 4R, Block C) of Shadydale
Acres to allow the construction of two single-family homes, subject to:
1) Waiver of the alley requirement.
2) A Tree Removal Permit being obtained for each lot prior to the
issuance of a Building Permit.
3) Revise the notations on the lots on the west side of Shadydale Lane from
"revised" to "replat" and revise the City Secretary's Signature Block to
note Lot 3R and 4R, Block C, being a replat of...
ALTERNATiVES
1 ) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS: 1) Replat
2) Tree Survey
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