Bellacere Addn-CS070419CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case: Bellacere Addition, Lots 1-4, Block A, Preliminary Plat
P&Z HEARING DATE: April 19, 2007
C.C. HEARING DATE: May 8, 2007
STAFF REP.: Matt Steer, City Planner
LOCATION: -Along the north side of Sandy Lake Road, approximately 150-feet
east of Summer Place Drive.
SIZE OF AREA: 1.961 acres of property
CURRENT ZONING: 2F-9 (Two Family-9 Residential)
REQUEST: Preliminary Plat request to establish lot lines, easements and a fire
lane to allow the construction of four single-family homes on
1.961 acres of property located along the north side of Sandy Lake
Road, approximately 150-feet east of Summer Place Drive.
APPLICANT:
Applicant:
Tom Whatley
Heritage Development, LP
P.O. Box 440
Coppell, TX 75019
(469) 549-0160
Fax: (972) 888-9966
Engineer:
Micha Duffy
Hamilton Duffy, PC
601 W. Harwood Rd
Hurst, TX 76054
(817) 268-0408
Fax: (817) 284-8408
HISTORY: This property was initially constructed in 1953 with a renovation
permit approved to allow aone-story, detached garage in July 26,
1999. On February 20, 2000, a building permit was obtained to
allow for the new garage to be constructed as a two-story structure.
On October 10, 2000, a permit was approved for the main structure
renovation to increase the size to a two-story structure and attach
the garage, which was under construction at the time. All
ITEM #9 Page 1 of 3
construction ceased shortly thereafter. A permit for the demolition
of the garage and addition (ordered by the courts) was obtained on
September 30, 2004. The property was recently sold to the current
developer, who secured a demolition permit on March 29, 2007,
and has since removed the residence.
TRANSPORTATION: Sandy Lake Road, currently under construction, 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 currently
76' (+/-) and 24' right-of--way will be dedicated with the platting of this
property.
SURROUNDING LAND USE & ZONING:
North -Summer Place (single-family homes on approx. 4,000 sq. ft. lots); PD-148
(Planned Development-148)
South -Forest Cove Phase II & Georgian Place (single-family homes on approx. 8,800
sq. ft. average lot size); SF-7 (Single Family - 7)
East - Shadydale Acres (single-family homes on approx. 33,400 sq. ft. average lot size);
SF-12 (Single Family - 12)
West -Summer Place (single-family homes on approx. 4,00 sq. ft. lots); PD-148
(Planned Development-148)
COMPREHENSIVE PLAN: The Coppell Comprehensive Plan, as amended, shows the property
as suitable for medium-density residential- development.
DISCUSSION: This request is for preliminary plat approval of a division of one lot into four
with a common area (X Lot). Access from the adjacent alleyways will not be
required here, as the preceding planned development requests their elimination.
The applicant is, however, requesting an exception to the Subdivision
Ordinance that mandates each lot 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 serving only the proposed four lots within
the subdivision and is not needed for additional access to the existing,
surrounding subdivisions, staff is comfortable recommending this exception be
granted, as was recommended in a similar case (Petterson Replat) to the west.
A Homeowners' Association is being established to maintain the private
utilities, the fire lane easement and Lot 1X, which is devoted to landscaping and
a masonry wall.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending approval of the Bellacere Addition Preliminary Plat subject to the
following conditions:
1) Submit the draft HOA Documents for legal review.
2) Clearly depict the boundaries of Lot 1 X.
3) Provide a 20' x 20' drainage easement on the northwest corner of Lot 4.
ITEM #9 Page 2 of 3
4) Drainage issues will be evaluated further during the Engineering plan review
process.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Preliminary Plat
ITEM #9 Page 3 of 3
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-227-SF-12, Bellacere Addition
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA
CURRENT ZONING:
April 19, 2007
May 8, 2007
Matt Steer, City Planner
Along the north side of Sandy Lake Road, approximately 150-feet
east of Summer Place Drive.
1.961 acres of property
2F-9 (Two Family-9 Residential)
REQUEST: Zoning change request to PD-227-SF-12 (Planned Development-
227-Single Family-12), to allow the construction of four single-
family homes on 1.961 acres of property located along the north
side of Sandy Lake Road, approximately 150-feet east of Summer
Place Drive.
APPLICANT:
Applicant:
Tom Whatley
Heritage Development, LP
P.O. Box 440
Coppell, TX 75019
(469) 549-0160
Fax: (972) 888-9966
Engineer:
Micha Duffy
Hamilton Duffy, PC
601 W. Harwood Rd
Hurst, TX 76054
(817) 268-0408
Fax: (817) 284-8408
HISTORY: This property was initially constructed in 1953 with a renovation
permit approved to allow aone-story, detached garage in July 26,
1999. On February 20, 2000, a building permit was obtained to
allow for the new garage to be constructed as a two-story structure.
On October 10, 2000, a permit was approved for the main structure
renovation to increase the size to a two-story structure and attach
ITEM #8 Page 1 of 4
the garage, which was under construction at the time. All
construction ceased shortly thereafter. A permit for the demolition
of the garage and addition (ordered by the courts) was obtained on
September 30, 2004. The property was recently sold to the current
developer, who secured a demolition permit on March 29, 2007,
and has since removed the residence.
TRANSPORTATION: Sandy Lake Road, currently under construction, 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 currently
76' (+/-) and 24' right-of--way will be dedicated with the platting of this
property.
SURROUNDING LAND USE & ZONING:
North -Summer Place (single-family homes on approx. 4,000 sq. ft. lots); PD-148
(Planned Development-148)
South -Forest Cove Phase II & Georgian Place (single-family homes on approx. 8,800
sq. ft. average lot size); SF-7 (Single Family - 7)
East - Shadydale Acres (single-family homes on approx. 33,400 sq. ft. average lot size);
SF-12 (Single Family - 12)
West -Summer Place (single-family homes on approx. 4,000 sq. ft. lots); PD-148
(Planned Development-148)
COMPREHENSIVE PLAN: The Coppell Comprehensive Plan, as amended, shows the property
as suitable for medium-density residential development.
DISCUSSION: This is a proposed rezoning from a Two Family-9 District (duplex) to a
Planned Development, Single Family-12 District to allow the construction
of four homes on 17,493-square-foot average lots. Because the intensity
of the potential development will be the same as what could currently be
built under the 2F-9 zoning (each allowing four units) and given the
configuration of this land, staff gave special consideration to the request
for single-family lots, fronting a private drive, as was done on the recently
approved Petterson Addition Planned Development (PD) rezoning, located
approximately 300' to the west. From gland-use perspective, the proposed
SF-12 base zoning would provide an appropriate transition from the zero-
lot-line development to the west and the large lot (3/4 acre) development
to the east.
Within this proposal, the applicant is requesting an exception to the public
street frontage requirement of the Subdivision Ordinance, proposing a 24'
fire lane/mutual access easement to provide each lot with access, platted in
a similar configuration to the one in the Petterson PD. The lots will be
addressed off Sandy Lake, and staff recommends adding the address range
to the subdivision entry sign, located on the proposed 8' masonry wall
along Sandy Lake, in order to avoid any confusion.
ITEM #8 Page 2 of 4
Eight parallel parking spaces along the fire lane/access drive are depicted
within a common area lot to be maintained and shared by all of the lots.
The applicant is proposing to access the side entry garages of each unit from
the fire lane easement, not the alleyway; therefore, this is listed as a special
condition of the PD. Additional visitor parking can be accommodated within
the long, private driveways proposed to access the garages.
A 25' minimum front yard setback off the fire lane is shown. Typically 30'
front yards are required within the SF-12 zoning, which was required within
the Petterson Planned Development case. Because these lots are smaller in
depth (158' average) than the Petterson case (197') and because visitor
parking has already been accounted for (no circular drive needed in this
case), staff recommends granting some leeway on the 30' front yard setback,
and feel 25' minimum is adequate.
A 15' Common Area (Lot 1 X) with plantings and an eight foot masonry wall
is proposed along Sandy Lake. Although meeting the technical requirements
of having at least 4 trees within the 15' landscape area, two of the existing
trees are extremely close together and lopsided due to the constant trimming
buy TXU. Staff recommends changing the proposed Bur Oak to a Cedar
Elm and adding one Cedar Elm within this area to better conform with the
intent of the Streetscape Section of the Subdivision Ordinance. The common
area extends north along the eastern boundary of the subdivision. There is
an existing tree row on the boundary of this subdivision and Shadydale
Acres with proposed Red Tip Photinia screening proposed to fill in the gaps.
This species was removed from the-plant palette due to its susceptibility to
disease; therefore, staff recommends planting Nellie R Stevens in its place
(15-20 gal. at time of planting, approximately 4' tall). These will grow to
10-15' high at maturity. An 8' fence is proposed to screen the western and
northern boundaries of the subdivision from the alley, and the details are
included on the screening wall detail sheet.
The landscape area, masonry wall and private drive (fire lane/access
easement) will be maintained by a Homeowners' Association to be
established at this time. The Draft HOA documents are required to be
submitted with the preliminary plat, and are listed as a condition under
staffs recommendation of approval an the preliminary plat companion case.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-227-SF-12, Bellacere Addition subject to the
following conditions:
1) Change proposed 3" cal. Bur Oak to 3" cal. Cedar Elm, proposed Red Tip
Phatinia to Nellie R. Stevens and show one additional Cedar Elm within
the 15' Landscape Area along Sandy Lake.
2) Revise all lot boundaries and dimensions to reflect the proposed common
area Lot 1 X and show side yard setback of south side of Lot 1.
3) Define what area is represented by the "Buffer Yard" shown within the
Site Data Table.
ITEM #8 Page 3 of 4
4) Remove "Preliminary Plans" from the title blocks of all plans.
5) Remove the proposed landscaping from the Tree Survey.
6) On the screening wall detail sheet, include a note that states, "The gate
shown is decorative only and will remain open to the interior of the site at
all times" and revise arrows pointing to right-of--way dedication
boundaries.
7) Show address range with pin mounted letters on the entry sign.
8) Park development fees are $1,285.00 per unit.
9) A Tree Removal Permit is required prior to start of construction.
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) PD Conditions (8 ''/z" x 11 ")
2) Conceptual Elevations (8 1/z" x 11 ")
3) Zoning Exhibit/Site Plan (24" x 36")
4) Landscaping Plan (24" x 36")
5) Tree Survey (24" x 36")
6) Wall Details (24" x.36") ..
ITEM #8 Page 4 of 4