Arbor Manors-CS070419
CITY OF COPPELL
PLANNING DEPARTMENT
ST AFF REPORT
Case No.: PD-214R2-SF-9 and C. Arbor Manors
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
April 19,2007
May 8, 2007
Gary L. Sieb, Director of Planning
South of Sandy Lake Road; west of Denton Tap Road.
Approximately 29 acres of property.
C (Commercial), R (Retail) and SF-9 (Single Family-9)
Zoning change request to PD-214R2-SF -9 and C (Planned
Development-214 Revision - 2 Single-Family-9 and Commercial),
with a Concept Site Plan to allow the development of 73 single-
family homes on approximately 24 acres and commercial uses on
approximately 5 acres of property located south of Sandy Lake
Road; west of Denton Tap Road.
Prospective Purchaser:
Priority One Dev.
David Hale
1111 N. Post Oak Road
Houston, TX 77093
(713) 316-3120
Fax: (713) 621-4053
Engineer:
Dowdey Anderson Engineers
Matt Alexander, P.E.
5225 Village Creek Dr.
PIano, TX 75093
(972) 931-0694
Fax: (972) 931-0538
A request for 122 townhouses and approximately 5 acres of
commercial/retail uses was submitted last year. After one
postponement after another, the request was denied by the
ITEM #5
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TRANSPORTATION:
Planning Commission late in the year and was not appealed to City
Council.
Denton Tap Road is a P6D, improved, concrete, six-lane divided
thoroughfare contained within a 110-foot right-of-way. Sandy
Lake Road is an existing asphalt two-lane road to eventually be
improved to a C4D, four-lane, divided thoroughfare contained
within a II O-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North -retail uses; C (Commercial)
South -siifgle-family residences; Planned Development, (PD-l15-SF-7)
East - retail uses; C, (Commercial)
West - residential/commercial uses; SF-12 (Single Family-12) and R
(Retail)
COMPREHENSIVE PLAN: The Coppell Comprehensive Master Plan of May 1996, as
amended, shows the property to be developed in medium density
(no more than 3-4 units per acre) residential use, with frontage on
Sandy Lake and Denton Tap planned for retail/commercial uses.
DISCUSSION:
This was a very controversial zoning case when it was submitted last year
for 122 townhouses. Staff received over 115 e-mails recommending it be
denied, as well as extensive public debate on its appropriateness. After
several postponements and re-referral to the Planning Commission, the
case was denied in late 2006 and not appealed to City Council. This new
application has addressed most of the issues raised in the townhouse case,
and reflects the use and density proposed in the Master Plan. The lots are
75-feet wide and no less than 110-feet deep. The overall density is 73
units on 24 acres which renders a unit per acre figure of roughly three.
Single-family detached units is what the Comprehensive Master Plan calls
for, and in the public hearings debating the townhouse request, citizens
stated they could support a low-density residential development. The
proposed retail/commercial sites are conceptual only at this point, and the
applicant is aware that detailed plans/plats will have to be approved by
Commission and Council before any construction can occur with either
residential or non-residential use.
An acceptable circulation plan has been proposed with access to the
property from both Sandy Lake and Denton Tap Roads. We also have
direct access to Tealwood Drive, which will undoubtedly create some
controversy within the Wynnpage subdivision. Staff firmly believes two
access points to this neighborhood is needed from security, safety and
convenience perspectives and feels its construction will benefit the
subdivision, not detract from it. Because of the way the Arbor Manors
ITEM #5
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streets are laid out, it is doubtful vehicles will use Tealwood as a "cut
through" between Sandy Lake and Denton Tap Roads-a common
complaint we've heard whenever the subject has been broached. A
vehicle is more likely to exit Sandy Lake and enter Denton Tap by way of
direct access. That route is shorter and less interrupted. What the
proposed street pattern allows is two ways in and out of Wynnpage,
making it much more convenient for the residents to access and exit their
neighborhood. In addition, from a health/safety perspective, emergency
vehicles have increased access to the neighborhood if this plan is adopted,
thus creating a much safer community for all involved.
There are still a number of issues to be resolved before this request is
ready for development. One of the more pressing is tree mitigation.
Another is lot coverage. There are several drafting errors that need to be
corrected before this case is forwarded to Council, but staff believes most
can be resolved at the Planning Commission level. Therefore, we have
listed a number of conditions to be addressed at the Commission hearing.
Presuming they can be satisfactorily addressed, staff can support this
request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request, subject to the following conditions:
1) Specify in PD document that no lot will be less than 8,250-square-feet.
2) Park development fees will be assessed at $ 1250/unit.
3) Tree removal permit will be required prior to any construction start.
4) Mitigation fees cannot be calculated until building footprints have
been provided (Item 6.0, first sentence).
5) Explain development of cul-de-sac on west property line (how,
easement, etc.) with written statement.
6) Consider 35% coverage (SF-9) vs. 40% in an attempt to save more
trees.
7) Need west screening wall details to be shown on exhibits.
8) ALL common areas need to be identified by ascending numbers IX,
2X, 3X, 4X, 5X, etc.
9) Landscape requirements are in Zoning Ordinance not Subdivision
Regulations (Item 6.0, third sentence).
10) Show Denton Tap entry pavers on all exhibits.
II) CLEARLY show on Zoning Exhibit where Sideyard Fencing and
Landscape Plan illustration in PD Regulations applies.
12) Specify maximum height of all structures in FEET on all exhibits.
13) Indicate wall column spacing on exhibit (10- to 30-foot spacing).
14) Dimension all setbacks on all exhibits.
15) Indicate "existing guard rail" along Tealwood Drive will be removed
upon street construction.
16) Need sealed/signed Landscape Plan by a registered landscape
architect.
17) Runoff needs to be intercepted before reaching Sandy Lake Road;
drainage will be evaluated further during Engineering plan review.
ITEM #5
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18) Label water and sanitary sewer lines correctly and tie into Tealwood
Drive.
AL TERNA TIVES:
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) Planned Development Regulations document
2) Zoning Exhibit
3) Concepi~1'lan
4) Landscape Plan
ITEM #5
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