Shadydale 4C-CS070419CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case: Shadvdale Acres, Lots 4R1 & 4R2, Block C, Replat
P &Z HEARING DATE: April 19, 2007
C.C. HEARING DATE: May 8, 2007
STAFF REP.: Matt Steer, City Planner
LOCATION: East side of Shadydale Lane, 190' north of Shady Oak Lane
SIZE OF AREA: 1.108 acres of property
CURRENT ZONING: SF -12 (Single Family -12)
REQUEST: Replat approval to allow the development of two single -
family homes.
APPLICANT: Steve Payne
Steve Payne Custom Homes, Inc.
878 S. Denton Tap Road, Ste. 220
Coppell, TX 75019
(972) 393 -1371
Fax: (972) 740 -0008
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, a replat was approved to subdivide this Tract 6A into two lots,
in accordance with the SF -12 standards, subject to: the house being
ITEM # 7 Page 1 of 3
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. A new home was built on each of these
lots that year.
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.
In July 2005, the previous owner of two '/2 tracts replatted into two
lots to allow the development of two single - family homes. The
northern lot (Lot 4R) was platted to contain 48,254- square -feet (1.1
acres), and the southern lot (Lot 3R), 27,237 - square -feet (0.62 of an
acre). The current request is to divide the northern lot (Lot 4R) into
two separate lots.
TRANSPORTATION: Both Shadydale and Shadyoak Lanes are substandard, two -lane asphalt
streets (each approximately 15' wide), without curb and gutter, built
within a 60 -foot right -of -way.
SURROUNDING LAND USE & ZONING:
North- Residential; SF -12 (Single Family -12)
South — Residential; SF -12 (Single Family -12)
East - Everybody Fits; C (Commercial)
West - Residential; PD- 172R -SF -12 (Planned Development -172 Revised - Single Family -12)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for low
density residential, which is defined as one to three dwelling units per
acre.
DISCUSSION: This is a request to divide Lot 4R into two lots — Lot 4R1 and Lot 4R2. As
mentioned in the HISTORY section, Lot 4R was recently platted in July
2005 as part of a two -lot subdivision. The applicant intends to build a
4,500 + /- square -foot home on Lot 4R2 and a 5,000 + 1- square -foot home on
Lot 4R1 in accordance with the SF -12 zoning requirements. This is similar
in size and scale to the development across the street and the new
development on the lot to the south.
ITEM # 7 Page 2 of 3
The only variance to the Subdivision Ordinance being required is relief from
the alley requirements, which is typical in the Shadydale Acres subdivision.
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 finalized in design;
therefore, a Detailed Tree Preservation Plan will be required prior to the
issuance of a Building Permit and Tree Removal Permit. The applicant has
indicated that very few trees, if any, will be removed on the northern lot,
and that 4 -6 trees will be removed on the southern lot.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the Shadydale Acres, Lots 4R1 & 4R2,
Block C, Replat, subject to the following conditions:
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) Impact Fees will be required for the additional water and sewer service to the
new Lot 4R2.
4) Contact Larry Redick at (972) 323 -8917 to discuss electric easement
requirements.
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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