Petterson Addn-CS060817
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Petterson Addition" Lots 1-4" Block A" Replat
P&Z HEARING DATE
C C HEARING DATE
August 1 7, 2006
September 12, 2006
STAFF REP
Matt Steer, CIty Planner
LOCATION
North SIde of Sandy Lake Road, approXImately 120 feet west of
Summer Place Dnve
SIZE OF AREA:
2.27 Acres
CURRENT ZONING.
2F-9 (Two FamIly-9)
REQUEST
Replat approval to allow a four lot, smgle-famIly subdIvIsIon and
one common area.
APPLICANT
Representative:
John MargetIs
5410 E. State Hwy 287
MIdlotruan, Texas 76065
214-957-5499
Fax 927-723-5559
Engmeer
Dowdy Anderson & AssocIates
5225 VIllage Creek Dr, Ste. 200
PIano, TX 75093
972-931-0694
Fax 972-931-9538
HISTORY
The property IS currently zoned a 2F-9 DIstnct. CIty CouncIl approved a plat on
December 8, 1998, for a two-lot subdIVIsIon, WIth each lot havmg frontage on W
Sandy Lake Rd. The approved Conceptual SIte Plan depIcts two reSIdences
attached by a breezeway (duplex) on a lot commonly referred to as a "flag lot."
No SIte plan was proposed for the front lot. The plat was approved WIth two
exceptions to the SubdIVIsIOn Ordmance. 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
ITEM # 6
Page 1 of 3
structures to be eqUIpped wIth a functIOnmg fully automatIc fire
spnnkler system. If the fire spnnkler systems are removed or cease to
function, a full twenty-four feet (24')-wIde fire lane shall be mstalled.'
and
2 Gates shall be at each pomt of entry"
The Board of Adjustment met pnor to the CIty CouncIl meetmg and granted two
addItional vanances
1 Garage access shall not be from the adjacent alleyway
2 A masonry wallIS allowed wIthm the front yard of property on Sandy
Lake
The Plannmg CommIssIOn revIewed a rezomng request from 2F-9 to PD-SF-12
on February 19, 2004, and contmued the case to Apnl 2004, m order for the
applIcant to proVIde staff suffiCIent plans to reVIew Subsequently, the case was
recommended for approval at the Apnl 15, 2004, Plannmg and Zomng
CommISSIOn Meetmg and later demed at the May 11, 2004, CIty CouncIl
Meetmg.
TRANSPORT A TION
Sandy Lake Road, currently under constructIon, IS a substandard, two-
lane asphalt road, wruch IS deSIgnated on the Thoroughfare Plan to be a
four-lane dIVIded thoroughfare. The adjacent nght-of-way IS 100' and IS
suffiCIent for the proposed expanSIOn. No addItIonal nght-of-way wIll be
necessary (25' was dedIcated WIth the preVIOusly approved Minor Plat)
SURROUNDING LAND USE & ZONING
North - Summer Place (smgle-famIly homes on approx 4,000 sq. ft. lots),
PD-148 (Planned Development-148)
South - Forest Cove Phase II (smgle-famIly homes on approx. 15,350 sq ft.
lots), SF-7 (Smgle FamIly - 7)
East - Summer Place (smgle-famIly homes on approx. 4,000 sq. ft. lots),
PD-148 (Planned Development -148)
West - Cottonwood Estates (smgle-famIly homes on an approx. five acre
lots), SF-12 (Smgle FamIly-12)
COMPREHENSIVE PLAN
The Cappel! Comprehensive Plan, as amended, shows the
property as SUItable for low-denSIty reSIdentIal
development.
DISCUSSION ThIS request IS for a replat of two resIdential lots mto four lots WIth a common
area (X Lot) The applIcant IS requestmg an exceptIOn to the Subdivision
Ordinance that mandates each lot to have publIc road frontage A 24' fire lane,
utIlIty and access easement IS proposed to serve as an alternative to thIS
reqUIrement. Because thIS fire lane IS servmg only the proposed four lots wIthm
ITEM # 6
Page 2 of3
the subdIvIsIon and IS not needed for addItIonal access to the eXIstmg,
surroundmg subdIvIsIons, staff IS comfortable recommendmg thIS exceptIOn be
granted. A homeowners assocIation IS bemg establIshed to mamtam the pnvate
utIlItIes, the fire lane easement and Lot 1 X, WhICh IS devoted to landscapmg and
a masonry wall.
RECOMMENDA nON TO THE PLANNING AND ZONING COMMISSION
Staff IS recommendmg APPROVAL of thIS request, subJect to the followmg condItions.
1 Comply WIth the attached Departmental Comment Sheet.
2 Replat unacceptable. Please contact Larry RedIck at 972-323-8917 to
dISCUSS easement reqUIrements.
3 Change "2004" to "2006" wIthm the Floodplam AdmImstrator
sIgnature block.
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) Departmental Comment Sheet
2) Replat
ITEM # 6
Page 3 of 3
THE CITY OF'
COPPELL
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CITY OF COPPELL
2nd ORC REPORT
TH. CITY OF
COPPELL
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Proiect ID
Address
RP-06-0034
326 And 328 W Sandy Lake Rd
Proiect Name Petterson Addition, Lots 1-4, Block A, Replat
Proiect Type
Application Date
Case Manaaer
Proiect Description
Replat
7/20/2006
Matt Steer
being a replat of Lots 1 and 2, to allow the construction of four single-family homes
1 of 1
Aqencv
Engineering
Comments
1 In the event the private sewer system is allowed, it will need to be maintained by the
Property Owners Association It will not be constructed in the utility easement. We strongly
recommend sewer be conveyed to the line in Summer Place, via a gravity system
2. No drainage plans have been submitted. How will drainage be handled? No lot to lot drainage
is generally allowed.
3 Existing utilities are not properly shown. Verify and show all utilities.
4 Lots do not front a public street.
5 Additional comments will be generated upon submittal of additional information
CITY OF COPPELL
PLA1\NING DEPARTMENT
S IAFF REPORT
CASE: PD-200R-SF-12" Petterson Addition, Lots 1-4" Block A
P&Z HEARING DATE
C C HEARING DATE
August 1 7, 2006
'Jcptember 12, 1006
STAFF REP
Matt Steer, City Planner
L.OCATION
l\J'orth SIde of Sandy Lake Road, apprmomately 120 feet west of
Summer Place Dnve
'-;lZE OF AREA,
117 Acres
CURREN'I' IONING'
2F-9 {Two Farmly-9}
REQlLS r
Planned [)evclopment Dtstnct for constructIon of four detached
smgle-famlly reSIdences and one common area devoted to
landscapmg and a masonry wall
\PPUC \NT
Represcmatl ve,
John Margetls
5410 F State Hwy 287
Mldlothwn, Texas "'16065
214-9)7 - "499
Fax 917-723-55';9
EngmccT
Dowdy \nderson & ASSOCiates
';125 \ 11lage Creek Dr , '-;te 200
PIano, T\. 75093
972-93! -0694
Fax Q"'12-911-9')38
11lSTORY
The property IS cunentIy loned a 2F-9 DlstncL Clly CouncIl approved a plat on
December 8, 1998, for a t\\o-lot subdIVISIOn. With edch lot havmg frontage onW
Sandy Lake Rd 1'11e appro\ cd Conceptual Site Plan depIcts two reSIdences
attached by a hreclevvay (duplex) on a lot commonly referred to as a "flag lot"
No SIte plan \\ as pwposcd for the front lot. The plat \\ as approved \\ lth two
exceptIOns to the Subdl\ 181011 Ordmance These \\ ere stated as fono\', s
lrI'M # 5
Page 1 of 4
"The fire lane to be platted \\Ith a 24'-W1 k easement Ih)\\c\ef, actual
width of fire lane can be 16 feet If the notatIOn - 'All resIdentlal
structures to be eqUIpped wIth a functwmng fully dutomatlc fire
spnnkler ,>y,>tcm If the fire spnnkler svstems arc rcmO\cd or cease to
hmdlOn. a full t\\entj-four foot 124')-\\.!de fire lane shall be msmlJed,
and
2 Gates shall be at e::llh pOint of entry"
The Board of AdJustment met pnor to the CIty Council meetmg and granted [\\0
additIonal vanances
I Garage access shall not be from the adjacent allcvvva)'
') A masonrj wall IS allowed \\'Ithm the tJ'ont yard of property on Sandy
Lake
'rhe Plannmg ComrmsslOn revIewed a rezonmg request from 2F-9 to PD-SF-12
on February 19, 2004, and contmued the case to Apnl 2004, for the applicant to
prO\ Jde staff sufficu:nt plans to reVIew Subsequently, the case was
recommended for approval at the Apnl t 5, 2004, Planmng and Zomng
Commission Meetll1g and later demed at the May t 1, 2004, CIty CouncIl
Meetmg
TRA~SPORTATION
Sandy Lake ROad, cUlTently under constnlcllOn, IS a substandard, h\'o-
lane asphalt road, \\hlcl1 IS deSIgnated on the Thoroughfare Plan to be a
four-lane dmdcd thoroughfare The adjacent nght-of-way IS 100' and IS
,>ufficlent for the proposed e"X.panslOn~o addrtlOnal nght-of-way WIll he
necessary (:2 <)' \\ as dedIcated With the pn.'\'!oush approved M mOT Plat j,
"URROt~DING LAND USE & ZO~t]\'G
North Summer Place (smgle-famllv homes on appro x 4,000 sq ft. lots)
PD.148 tPlanned De\elopment-148l
South torest ('ovc Phase II (sl11gle-fanuh homes on appro x 11),31)0 sq n
lots), SF-'" (';mgle famJly -'1
East Summer Place tsmglc-fan1l1j homes on approx 4,000 sq it lots)
PD-148 (Planned De\elopment-148)
\"'c<;t (oHon\\oou .t.states tsmgle-famlly homes 011 an approx five acre
lots), ':;F-12 lSmgle Famll} 12)
t OMPREHENSIVE PLA:\ TIlt (oppel! ComprehensHc Plan, as d.mcnded, sho\\,> the property
.is ~UJtable for 10\\ -denSIty resldentJal development.
DISCL ")SION
ThIS IS a proposed rClonmg from .i Tv,o Family 9 Dlstnct (duplex) to a
Planned De\clopmellt, "mgle FamIly 12 Dhtnet to allo\,-, the constructIOn
of Ibm homes on () 5-acre Jots, Because the mtensIty of the potential
de\e1opment \'1111 be thl' <;arnc as the curn:nt!y appnncd plan (each
111'\1:;5
Page 2 of 4
dlJO'0- mg lour umts) and gl'vcn the configuratIOn of thIS land, staff gave
speClal cOl1SakratlOn to the request for smgJe-falml) lots, lrontmg a
p:m ate dr1\ e From a land-use perspectl\ c the proposed SF -12 2011mg
v,ould prm loe an appropnate transltJOI1 from the lcro-lot-Ime
development tll the east and the Jargellve-acre development to the west.
Wlthm 1hl:-' propthJl the apphcantl5 requestmg an exceptIon to the publIc
street frontage reqUirement of the SubdivlSlon OrdilUll1Ce, proposing a 24
pnvate drIve/fire lane to provJde each lot with access A fire lane easement
was approved and IS currently platted m a sundar configuration to the
proposed locatlon The lots \vill be addresstxf off Sandy Lake with a cast
stone '.Ign on the mdsonry \\-all at the entry mdlcating the four numbers
InJtlally, there \\as a concern regardmg parkmgwIthm the fire lane,
potentlallv nnpedmg emergency access. The applIcant has smce added a
conditIon for three parkmg spaces to be constructed outSIde the fire lane
for each lot Staff recommends deslgnmg a CIrcular dnve for each lot to
accommodate tins VISJtor parkIng Currently, the proposed Planned
Development (PD) docs not 5hO\\ a suffiCIent front-yard setback from the 24
foot fire lane to accommodate an adequately-s1L:ed yard and parkmg area,
therefore the proposed 21 toot front yard <;ctback fi'om the fire lane IS
recommended to hc c>.tcnded to 30 feet, the same as the proposed Smgle
Fdlml)-12 base Lone
ThIS PD \\JIl on1\ alkm for a smgle-tamII) dctached reSIdentIal use on each
lot and WIll be regulated hy the proposed SHe Plan and the SF -12 hase
tonmg for setback, heIght. coverage, and ex tenor constmctIon regulatIons.
The PD n:gulatlOns are att,Khcd
A 15 (ammon Area t Lot I X l With plantmgs and an 8' masonry wall IS
proposed along ')and) Lake ThIS meets the streetscapmg reqUirement of the
5,'uhdin5/o11 Ordinance for a resldentJal subdiVISIOn abuttmg Sandy Lake.
The landsl.apc area, masonry \vall and pnvate dnvc \\'111 be mamtamed hv a
Homeowners AswClatll)n to be eSlabhshed dt thJS tunc The Draft HOA
dncumcnb nd\ been <;ubrmtteJ dnd dIe cUD'cnth under legal fe\lC\\
RECOM!'vlEl\DATION TO THE PLANl\ING AND ZONING COMMISSION
Staff IS rccommendmg ,\PPROV A.L of thIS request, subject to the followmg conditIOns
I ) The Engmccnng Department IS not m favor of these 4 homes gomg III
\\ rth a prl\ atc <;amtar) SC\\ er "ystem, and bellL \ e-. all 4 SItes could dram to
a pubhc St\\ er Imc 1!1 \urnmer Place, \!a a granty sY'llem
2,1 '\ Iree RemO\ a] PermIt \S reqmfcd pnor to removal of anv treC'",
3} Increase the hmldmg Ime to 6~' from the \\\-'item property Ime. Tl1l5 wlll
actually be J() from the fJre lane, uuhly and access easement (same as SF-
12 front) ard ~etback reqmremenls)
4) ';110\\ CIrcular drl\cS on each lot on the SIte Plan
IrEM#5
Page ") of 4
5) RenH)\ e note rclemng 10 ;j Iandscapl casernent, as thIS 1S d common arca,
not an easement.
6) Lonmg change aCLcptdb!e Please contact LUT) Re{hch at 9"'1::~ ~ .1)91'"
to dJscu~s dcctnc eqUipment locatlOns
\U FR1\ \ Tr\ ES
1) Recommend appro\ .11 of the request
21 Recommend dIsapproval of the request
'3) Recommend modlf1catlO11 of the request
4) Take under ad\lsement fl.)[ reumsIderatlon at a later date
\TTACHMENTS
I } PD-200R-SF-12 Zomng RegulatlOl1S
2) SIte Plan
.~ ) Tree Survey
4) Landscape Plan
i) Screcnmg Wall Layout
6) Screenmg Wall Details
1 TI::M ft :;.
Page 4 of 4
PD-200R-SF-12, Petterson Addition, lots 1-4, Block A
PO Conditions
A, Use regulations,
A bUilding or premise shall be used only for the following purposes
1 Any use permitted In the "SF-ED" and the "SF-18" dlstnct
2 Home occupation
B. Maximum height regulations.
The maximum height regulations will be 35 feet nor more than two and
one-half stones high
C Area regulations.
1 Minimum size of yards
(A) Front yard shall be a minimum of 64 feet (30' from the fire
lane, Utility and access easement)
(8) Side yard Ten percent of the lot width, but In no case shall
the side yard be less than eight feet A side yard adjacent to
a street shall not be less than 15 feet
(C) Rear yard 20 feet
2 Minimum Size of lot
(A) Lot area 20,000 square feet.
(8) Lot width 100 feet
(C) Lot depth 1 90 feet.
3 Minimum dwelling size 3000 square feet, (;xclusive of garages,
breezeways and porches
4 MaXimum lot coverage 35 percent of the total lot area may be
covered bV the combined area of the main bUildings and accessory
buildings
D. Parking/Driveway regulations.
1 Two enclosed spaces behind the front yard line the enclosed parking
area (garage) must be accessed off of the alley on y
2 A mlnlmum of three off-street parking spaces must be proVided by
each lot These parking spaces may not be located in the fire
lane/access easement but must be accessible from the easement The
location of the parking spaces must be shown when applYing for a
building permit
3 Dnveway access from Sandy Lake Road shall be limited to one
driveway and shall be located in the platted access easement The
easement shall be pd led With 24 foet of concrete to fire lane
standards
Page 1 of 2
E Type of exterior construction.
1 At least 80 percent of the extener walls of the first floor of all structures
shall be of masonry constructlDn exc!uslvp of doors, windows and the
area above the top plate line
2 Each story above the first floor of a straight wan structure shall be at
least 80 percent masonry exclusive of doors windows and the area
above the top plate line
F Tree Retribution.
1 A Tree Retnbution Plan must be prepared and submitted to the City for
review pnor to final acceptance by the county
2 A Tree Removal Permit shall be required prior to the removal of any
trees
G. Homeowners Association
1 The utility, access and fire lane easement shall be maintained by the
homeowner's association
2 Lot 1 X is to be maintained by the HOA
H Variance to Subdivision Ordinance
1 Lots are not required to have public road frontage
2 All lots shall front on a 24' wide fire lane, utility and access easement
Paqe L d 2.