Alexander Ct-CS070118
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-220-SF-12~ Alexander Court
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
January 18,2007
February 13,2007
Marcie Diamond, Assistant Planning Director
Northwest comer of Bethel and Denton Tap Roads
Approximately 18+ acres
C (Commercial)
Amend the Land Use Plan on approximately four acres of property
from Neighborhood Retail to Low Density Residential and a zoning
change from C (Commercial) to PD-220-SF-12 (Planned
Development-220-Single Family-12) on approximately 18+ acres, to
allow the development of26 single-family homes.
Owner:
Mr. John Hawkins
Mira Mar Dev. Corp.
6003 Sunderland Drive
Colleyville, TX 76034
(817) 996-6698
FAX: (817) 329-1792
Surveyor:
Bill Bartlett
Sempco Surveying, Inc.
3208 South Main Street
Fort Worth, Texas 76110
(817) 926-7876
FAX: (817) 926-7878
ITEM # 6
Engineer:
Kelly Zwinggi
Zwinggi Engineering/Planning, LLC
150 Parish Lane, #337, P.O. Box 1247
Roanoke, TX 76262
(940) 390-0040
FAX: (817) 961-0299
Landscape Architect:
Tricia Amador Woliver, ASLA
6825 Studebaker Drive
McKinney, Texas 75071
(469) 743-6764
FAX: (972) 562-8861
Page 1 of 6
HISTORY:
In 2003 staff initiated several rezonings and Comprehensive Land Use Plan
amendments to provide consistency between the built environment, the
Land Use Plan and the Zoning Map. With this tract in particular, staff
initiated a Land Use Plan Amendment from Neighborhood Retail to Low
Density Single Family and a rezoning from Commercial to Single Family-
12 on approximately 14 acres, leaving the remaining four acres of frontage
along Denton Tap Road for non-residential uses. At that time the property
owners opposed the rezoning, but did accept the amendment to the Land
Use Plan.
TRANSPORT A nON:
Denton Tap Road is a P6D divided major arterial built to standard in
a 150' right-of-way.
SURROUNDING LAND USE & ZONING:
North - SF-12 (Single-family)
South- PD-I08-SF-9 (Single-family), and PD-I08-LI (Light Industrial undeveloped
property), H (Historic park land)
East - R (Retail- hair salon)
West - SF-12 (Single-family)
COMPREHENSIVE PLAN: The Coppel! Comprehensive Plan shows the eastern portion
(approximately four acres) of the property as suitable for
Neighborhood Retail and the western portion (approximately
14 acres) for Residential, Low Density.
DISCUSSION: The applicant has recently purchased this former homestead of the
Alexander family and desires to subdivide this property into 26 large
single-family lots. The applicant stated that they intend to sell these
developed lots to David Weekly Homes, who will build their
"Custom Classic Series", with minimum house size of 4,OOO-square
feet. Some price ranges will exceed one million dollars. While this
land use and requested rezoning is fully supported by staff, there are
significant technical issues which must be addressed prior to
consideration by Council. Typically, staff would not forward this
request even for the Planning and Zoning Commission's
recommendation until many, if not all, of these issues have been
resolved, but the applicant stated that timing is a major issue and a
delay would have a devastating effect on the project. It is assumed
that once these technical issues are fully addressed, the plan will not
be essentially different, except that the establishment of common
area lots will reduce buildable lot sizes (all should still exceed
ITEM # 6
Page 2 of 6
12,OOO-square feet), and there will be reVISIons to the perimeter
. landscaping and tree mitigation plans.
COMMON AREAS/ "X LOTS"/HOA DOCUMENTS
During the initial review of this request, staff explained to the
applicant that the landscape buffer areas, including the screening
walls and landscaping along Denton Tap and Bethel Roads, as
required in the Streetscape and Zoning Ordinances, need to be
platted as separate common area (X) lots to assure perpetual
maintenance of these areas, without burdening the individual
homeowners and/or the City. This has yet to be done. These areas
are still shown as easements, with a note that they will maintained by
the HOA. However, it has been the City's experience, especially
when these areas affect multiple homeowners, that long-term
maintenance becomes very problematic. The establishment of these
common area lots will affect the size of the abutting lots; however,
they should still exceed the 12,000-square-foot minimum required.
The draft HOA documents submitted by the applicant were
inadequate and actually conflicted with some aspects of the Zoning
Ordinance, and, therefore, need to be revised and resubmitted. On
January II, 2007, the applicant submitted a draft set of David
Weekly HOA documents for a project in Dallas, also not applicable
for this project.
CONCEPT LANDSCAPE PLAN
Denton Tap Road -
Parallel to Denton Tap Road are 20- and 25-foot wide sanitary sewer
easements. The Engineering Department (see attached) will not
permit a screening wall within those easements. Therefore, the
required screening wall needs to be moved to the west side of those
easements, effectively increasing the landscape buffer area
(Common Area Lot) from 15- to 20/25-feet in depth. This revision
also needs to be reflected on the Concept Landscape Plan.
Bethel Road -
There are issues with the tree survey/mitigation plan and the
proposed landscape buffer/screening wall/common area lot along
Bethel Road. First, as drawn, the required screening wall undulates,
and some portions appear to be either on the easement line or totally
outside of the easement, which would not allow for HOA
maintenance of the wall. This easement needs to be a common area
lot, wide enough to accommodate all proposed walls and
landscaping. Second, the Tree Removal Plan appears to indicate that
approximately 35 trees east of the proposed main entry street will
remain. However, those trees are actually within the R.O.W. for
Bethel Road. A table of trees to remain and to be removed, as required
ITEM # 6
Page 3 of6
1{-"':.~
in Sec. 12-34-2 of the Zoning Ordinance, must also be included. This
list of preserved/removed trees needs to be compared to the Bethel
Road improvement plans.
Finally, the Concept Landscape Plan is not compliant with Section
12-33-1.8 of the Zoning Ordinance which states that over-story trees
should be provided between 25- and 50-feet on-center. The plan
indicates that some trees could potentially be preserved along the
western portion of the site; however, as designed, there are no over-
story (street trees) planned for the remainder of Bethel Road and all
of Denton Tap Road. At a minimum, 9 to IS over-story trees need to
be provided along Denton Tap and approximately the same number
along Bethel Road, depending on how many existing trees can be
preserved.
CONFLICTS IN PROPERTY BOUNDARIES/ACERAGE
Another significant issue relates to the property description and
potential conflicts with an abutting property owner. The initial
application indicated that the property in question is an 18.7-acre
tract of land. The legal description submitted on the site plan and
preliminary plat indicated that this property is 18.277 acres in size.
The legal description on the most recent submission states that the
property is actually 18.423 acres in size. In addition, the property
owner to the west reviewed the site plan and stated that it appears a
portion of the proposed Lot 8 is actually his land. These boundary
line issues need to be resolved prior to legally establishing the PD
Zoning and/or approving a plat for this land.
MINOR AND DRAFTING ISSUES
The following issues are minor in nature, but need to be corrected:
I) Revise the name of the entry street, Enclave is an existing
street in the City of Coppell
2) Add notation to the areas outlined in the cul-de-sacs and at
the entry drive that it is enhanced paving.
3) Revise the Legend to reflect the symbols actually used on the
site plan.
4) Correctly note/and or verify the minimum 85-foot lot width
on all lots, if any lots are less than 85-feet wide, list width
and lot numbers as a PD Condition.
5) Revise note #3 from "site" easements to "sight" easements at
intersections.
6) Revise note #1 - Requested Variance to the Zoning
Ordinance to : " Minimum front and rear building lines shall
be as indicated on the individual lots"
7) Add a note indicating that "No building permits shall be
issued for Lots 7 through 17 until a LOMA or a LOMR is
received, and these lots are replatted to indicate the revised
ITEM # 6
Page 4 of 6
flood plain line, unless the Final Plat is not filed until the
revision to the flood plain line is approved by FEMA as
prescribed herein."
8) Update Table of Lot sizes once common area lots are
defined.
Given the number and severity of some of these development
concerns, to reiterate, staff would normally either recommend denial
or not bring this case forward to Planning Commission until most, if
not all, of these issues were addressed. However, the applicant had
requested that this case proceed, and staff is in support of this use.
However, this case will not be placed on City Council's agenda until
these issues have been satisfactorily resolved (or addressed).
LAND USE PLAN AMENDMENT
As mentioned in the HISTORY Section, this property, as well as
most properties fronting Denton Tap Road, have been envisioned on
the Future Land Use Plan for retail/office uses. However, given the
limited access to this property from Denton Tap Road and the
limited visibility given the close proximity of the bridge makes
commercial development problematic. Therefore, it is reasonable to
eliminate the non-residential uses along Denton Tap Road in support
of this residential plan, which has lots backing to Denton Tap Road,
with a screening wall and wide landscape buffer.
RECOMMENDA nON TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROV AL of an amendment to the Land Use Plan on
approximately four acres from Neighborhood Retail to Low Density Residential and a
zoning change from C to PD-220-SF-12, subject to the following conditions:
1) Establish all common areas as separately platted "X" lots, of sufficient
size to assure that all common area improvements (walls and
landscaping) are within those lots, and adjust lot sizes accordingly.
2) Relocate the proposed wall along Denton Tap Road to the west side of
the existing sanitary sewer easements and revise Concept Landscape
Plan and common area lot accordingly.
3) Complete the Tree Survey/Mitigation Plan as required in Sec. 12-34-2 of
the Zoning Ordinance, and compare to the Bethel Road Improvement
Plans.
4) Revise the Concept Landscape Plan to indicate over-story (street trees)
along Denton Tap and Bethel Roads, where trees are not being otherwise
preserved.
5) Submission ofHOA documents to assure perpetual maintenance of all
common areas.
6) Resolve the conflicts with the size of the property and the boundary of
proposed Lot 8.
7) Correct the eight (8) items listed under MINOR AND DRAFTING
ISSUES.
ITEM # 6
Page 5 of 6
AL TERNA TrVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification ofthe request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Department Comments (EngineeringIParks)
2) Zoning ExhibitJDetail Site Plan
3) Landscape Plan and Details (2 pages)
4) Screening Wall and Entry Feature Concept Elevations
5) Tree Removal Plan
6) Color exhibit of screening wall materials
ITEM # 6
Page 6 of 6
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case: Alexander Court~ Lots 1-26~ Block A~ Preliminarv Plat
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
January 18, 2007
February 13,2007
Marcie Diamond, Assistant Planning Director
Northwest comer of Bethel and Denton Tap Roads.
Approximately 18+ acres
C (Commercial)
To allow the subdivision of26 single-family lots.
Owner:
Mr. John Hawkins
Mira Mar Dev. Corp.
6003 Sunderland Drive
Colleyville, TX 76034
(817) 996-6698
FAX: (817) 329-1792
Surveyor:
Bill Bartlett
Sempco Surveying, Inc.
3208 South Main Street
Fort Worth, Texas 76110
(817) 926-7876
FAX: (817) 926-7878
ITEM #7
Engineer:
Kelly Zwinggi
Zwinggi Engineering/Planning, LLC
150 Parish Lane, #337, P.O. Box 1247
Roanoke, TX 76262
(940) 390-0040
FAX: (817) 961-0299
Landscape Architect:
Tricia Amador Woliver, ASLA
6825 Studebaker Drive
McKinney, Texas 75071
(469) 743-6764
FAX: (972) 562-8861
Page 1 of3
~-
HISTORY:
In 2003 staff initiated several rezonings and Comprehensive Land Use Plan
amendments to provide consistency between the built environment, the
Land Use Plan and the Zoning Map. With this tract in particular, staff
initiated a Land Use Plan amendment from Neighborhood Retail to Low
Density Single Family and a rezoning from Commercial to Single Family-
12 on approximately 14 acres, leaving the remaining four acres of frontage
along Denton Tap Road for non-residential uses. At that time the property
owners opposed the rezoning, but did accept the amendment to the Land
Use Plan.
TRANSPORTATION:
Denton Tap Road is a P6D divided major arterial built to standard
in a 150' right-of-way.
SURROUNDING LAND USE & ZONING:
North - SF -12 (Single-family)
South- PD-108-SF-9 (Single-family), and PD-108-LI (Light Industrial -
undeveloped property), H (Historic park land)
East - R (Retail- hair salon)
West - SF-12 (Single-family)
COMPREHENSNE PLAN:
The Coppell Comprehensive Plan shows the eastern portion
(approximately four acres) of the property as suitable for
Neighborhood Retail and the western portion
(approximately 14 acres) for Residential, Low Density.
DISCUSSION:
The Preliminary Plat is essentially identical to the Site Plan/Zoning Exhibit
discussed in the previous case. Therefore, approval of this preliminary plat
will be subject to many of the same conditions, except that additional
conditions from the Engineering and Fire Departments relating to the
Utility Plan have been added.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of Alexander Court, Lots 1-26,
Block A, Preliminary Plat, subject to the following conditions:
1) Establish all common areas as separately platted "X" lots,
of sufficient size to assure that all common area
improvements (walls and landscaping) are within those
lots, and adjust lot sizes accordingly.
2) Update Table of Lot sizes once common areas lots are
defined.
ITEM #7
Page 2 of3
3) Submission ofHOA documents to assure perpetual
maintenance of all common areas.
4) Resolve the conflicts with the size of the property and the
boundary of proposed Lot 8.
5) Revise the name of the entry street, Enclave is an existing
street in the City of Coppell
6) Add PD Conditions to Preliminary Plat as herein revised.
7) Correctly note and/or verify the minimum 85-foot lot
width on all lots, if any lots are less than 85-feet wide, list
width and lot numbers as a PD Condition.
8) Revise note #1 - Requested Variance to the Zoning
Ordinance to: " Minimum front and rear building lines
shall be as indicated on the individual lots"
9) Revise "site" easements to "sight" easements at
intersections.
1 0) Add a note indicating that "No building permits shall be
issued for Lots 7 through 17 until a LOMA or a LOMR is
received, and these lots are replatted to indicate the revised
flood plain line, unless the Final Plat is not filed until the
revision to the flood plain line is approved by FEMA as
prescribed herein."
11) Attached Department comments relating to easements,
water lines, fire hydrant placement, etc.
AL TERN A TIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification ofthe request
ATTACHMENTS:
1) Preliminary Plat
2) Department comments (EngineeringlFire)
ITEM #7
Page 3 of3
KEN - THIS IS AS FAR AS I HAVE GOTTEN I HOPE IT HELPS - LET ME KNOW IF YOU
WANT TO SIT DOWN AND REVIEW.. THANKS!
ALEXANDER COURT - OUTSTANDING CONDITIONS:
1) Establish all common areas as separately platted "X" lots, of sufficient size to assure that all
common area improvements (walls and landscaping) are within those lots, and adjust lot sizes
accordingly. These aooear to be established. however. no two drawilll!s match (Site Plan. Landscaoe
Plan. hand drawn. "Rock Wall Center Line" olano and Screen Wall Entrv Features Exhibit). in terms
of location of wall. materials used. wall heil!hts. etc.
2) Relocate the proposed wall along Denton Tap Road to the west side of the existing sanitary
sewer easements and revise Concept Landscape Plan and common area lot accordingly. - Review
w/Ken
3) Complete the Tree Survey/Mitigation Plan as required in Sec. 12-34-2 ofthe Zoning Ordinance,
and compare to the Bethel Road Improvement Plans. Need John E. review
4)R-evise the COfleept Landse8l'e PlaB te iBdieate over stery (street trees) alORg DeRteR Tal' 8ftd
Bethel Reads, ',,,here trees are oot heiftg ethenvise I'reserved. (condition met)
~) Submission of HOA documents to assure perpetual maintenance of all common areas. - none
submitted and notes on olat need to be revised - includinl!. but not limited to
deletion of "homeowners will be assessed $500 on Jan 15th". easement
wordinl! and correct soellinl! and tvoos.
IDResolve the conflicts with the size of the property and the boundary of proposed Lot 8. - Still not
resolved... and a new (5th) nrooertv acreal!e was included in the Lel!al
Descriotion. City Attornev's office is reviewinl! the information on the
boundary disoute and auit claim deed information on the "trianl!ular tract" to
determine the City's oosition.
~Correct the eight (8) items listed under MINOR AND DRAFTING ISSUES as follows:
a) Revise the name of the entry street, Enclave is an existing street in the City of Coppell. - See
attached memo from Tim Oates. Fire Marshall - Alexander Court needs to be chanl!ed...
conflict with existinl! Alex Drive. Ruth Way is O.K.
b) Add notation to the areas outlined in the cul-de-sacs and at the entry drive that it is
enhanced paving. - note added. but due to it beinl! in the street ril!ht-of-wav. needs to be
stamoed concrete. and aooroved bv the Enl!ineerilll! Deoartment.
e )R~{ise the LegeBd te reileet the symhels aewaUy lIsed eft the Site P.M. (condition met)
d)CeReetly ooteliHld or ':erify the miBimam 85 feat let vAdth OR all lots, if 8ftY lats
are less tha:B 85 feet ".vide, list ".vieth BB6 let aU:tBbers 85 a PD Ceaditiea. (condition met)
ek) Re"/ise Bete #3 from "site" easemeBts te "sight" eaoolBeBts at iatefBeetieas. (condition
met)
f)R~i5e aete # 1 Reqttested 'l aflaBee te the ZeniBg OftHIl8ftee te : " MiaiHHlffi freat
BB6 rear lnlildiag liaes sBall be as iBdieated eft the iBElividaall0ts." (condition met)
iHd) Add a note indicating that "No building permits shall be issued for Lots 7 through
17 until a LOMA or a LOMR is received, and these lots are replatted to indicate
the revised flood plain line, unless the Final Plat is not filed until the revision to
the flood plain line is approved by FEMA as prescribed herein." - Ken - are these words
O.K.?
h)Update Table efLet si~s eaee eeftUB:ea 8fe81ets are defiaed. (condition met)
8) Compliance with the attached Department comments.
ENGINEERING:
Site Plan
I. The preliminary construction plans for Bethel Road show a grade differential adjacent to Lots 21, 22,
and 26. Please be advised that prior to the installation of the screening wall and the development of
those lots, the correct grade that matches the Bethel Road plans will need to be established. ;;;;
Information - revisions not reauired at this time.
2. Move the screening wall along Denton Tap Rd. to the west side of the sanitary sewer easement. It
cannot be within the sanitary sewer easement. - need to review
Tree Removal Plan
3. It is very difficult to determine which trees are actually being removed adjacent to Bethel Road. A
listing of the trees to be removed would be helpful so that we are not trying to save trees that will be
removed in the design of Bethel Road. - John E./Ken review
Landscape Concept Plan
1. Move the screening wall along Denton Tap Rd. to the west side of the sanitary sewer easement.
It cannot be within the sanitary sewer easement. - need to review
PARKS
Tree Survey/Mitigation Plan
1.Refer to Section Sec. 12-34-2 of the Zoning Ordinance for requirements. - need John E review
2.Oftl.y melade these trees that are eft this property. annears to be met.
3. Park Development Fees in the amount of$I,285.00 per lot. - Information - revisions not reauired at
this time.
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PLANNING DEPARTMENT