Chateaus-CS070816
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-108R9-SF-9, The Chateaus of Coppell
P&Z HEARING DATE:
C.C. HEARING DATE:
August 1 6, 2007
September 11 , 2007
STAFF REP:
Marcie Diamond, Assistant Director of Planning
LOCATION:
The southwest corner of Bethel and Denton Tap Roads
SIZE OF AREA:
20 acres of property
CURRENT ZONING:
PD-108R7-SF-9 (Planned Development-1 08R7-Single Family-9)
REQUEST:
Zoning change request to PD-108R9-SF-9 (Planned Development-
108R9-Single Family-9), to attached a Detail Site Plan, to allow the
development of 56 single-family homes and common/open
space lots.
APPLICANT:
Prospective Purchaser/Developer:
Toll Brothers or Assigns
2557 S.W. Grapevine Parkway, Suite 100
Grapevine, Texas 76051
817.329.8770
FAX: 817.488.2496
Engineer:
Matt Alexander, P .E.
Dowdey, Anderson and Associates, Inc.
5225 Village Creek Drive, Suite 200
Piano, Texas 75093
972.931.0694
FAX: 972.931.9538
HISTORY:
In 1989, 115 acres were rezoned from PD-Recreation Center to PD-1 08
for institutional, office, retail, commercial and light industrial uses. This
property was owned by the Baptist Foundation, and their Concept
Plan indicated a proposed university site east of Grapevine Creek. To
ITEM #8
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the west of Grapevine Creek was a proposed park. The balance of
the PD was envisioned for light industrial/tech uses, with commercial
and office buildings proposed along Denton Tap Road. In 1995, this
PD was amended to allow for the development of The Summit at the
Springs, a 46-lot SF-9 residential subdivision on approximately 30 acres
located roughly 500 feet west of Denton Tap Road, south of Bethel
Road. In 1998, this PD was amended to allow for The Reserve, a 23-lot
residential subdivision on 9.7 acres of land located to the west of The
Summit at the Springs. In 1998 a request to rezone a 37-acre tract
(which now includes the Service Center site) from PD-L1 and R to PD-
SF-9 for 102 single-family lots (to be known as Westchase) was denied
by City Council. This 37-acre tract was subsequently sold to the City of
Coppell for future use. In July of 2005, PD-108R6-H was approved to
allow the development of two medical and office buildings totaling
33,108-square-feet on the south side of Bethel Road. The first building
has been constructed and is currently partially occupied.
On July 10, 2007 Council approved a Concept Plan for 56 residential
lots on this 20 acre tract of land. Given the conceptual nature of the
plan and the landscape plan, and the outstanding conditions, a
Detail Plan approval is required.
TRANSPORTATION:
Bethel Road is a two-lane asphalt road contained within a
variable width right-of-way. Construction to a concrete roadway
is scheduled to begin late third quarter, 2008.
Denton Tap Road is a P6D divided major arterial built within 100-
feet of right-of-way.
SURROUNDING LAND USE & ZONING:
North -undeveloped; PD-220R-SF-12 (pending)
South - single family homes and Dickey's Restaurant; PD-198- SF-7
and C (Commercial)
East - retail nursery (vacant), offices; R (Retail)
West - Summit at the Springs; PD-208R-SF-9
COMPREHENSIVE PLAN:
The Coppell Comprehensive Plan shows the property as suitable
for Residential Medium Density.
DISCUSSION:
As discussed above, Council recently approved a Concept Plan
for 56 residential lots and common areas on this 20 acre tract of
land. Given the conceptual nature of the plan, the landscape
plan, and several outstanding conditions, a Detail Plan approval is
required.
ITEM #8
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Since the Planning Commission's recommendation for approval
of the Concept Plan the following revisions to the plan approved
by council include:
./ Revised the Side-Yard Fencing Detail to indicate a six-foot
ornamental instead of board-on-board fence, and
./ Increased the maximum number of garages allowed from
3 to 4, and restricted the number of garage doors facing
the street to 2.
The following are the revisions from the Concept Plan to the Detail
Plan:
~ Along Denton Tap Road, the 'X' common area lot has
been defined as 20 feet in width, and an additional 7' of
width is being dedicated as R.O.W. for Denton Tap Road
(23 foot width was indicated on the Concept Plan)
However, given the proposed landscape and that public
sidewalk meanders into the common area lot, this
common area lot must also encompass a 20-foot sidewalk
easement over the existing sanitary sewer easement.
~ The applicant has included street names and a table of lot
sizes. The lots range in size from 9,000 square feet to over
17,000 square feet.
~ There was discussion concerning safety and visibility issues
relating to on-street parking within this subdivision. The
recommendation for approval of the Concept Plan
included limiting the on-street parking along Montebello
Drive to one side of the street, south of its intersection with
Bethel Road (adjacent to Lot 1, Block C). Upon further
analysis of the Detail Plan the Engineering Department is
recommending that there be no parking adjacent to Lots
1, 6, 7, 14, 15 Block C (east side of Montebello Drive) and
adjacent to common area 6X. Note #7 on the Detail Plan
needs to be revised to reflect this condition of approval.
The Concept Plan included a very conceptual landscape Plan, so
this submission includes a Detail Landscape Plan. The following
revisions to the Detail Landscape Plan are required:
~ Overstory trees are required every 40' feet along Denton
Tap Road, and must be located in such a manner that
they are a minimum of 20 feet from existing man-holes.
Ensure that the wall and landscaping within this common
area does not interfere with sanitary sewer along Denton
Tap Rd. (The overs tory trees were included on the Concept
Landscape Plan).
~ Sidewalks along Denton Tap and Bethel Road are required
to be 5' in width (4' widths are indicated).
~ The R.O.W. to the south is actually DART not Cottonbelt.
~ A color board needs to be provided indicating the
materials proposed for the screening wall and monument
sign.
ITEM #8
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Finally, during the P&Z deliberations on the Concept Plan,
there was discussion relating to preservation of the existing 28"
pecan tree. It appears that this tree will be within proposed
Lot 4, Block C. It is our understanding that the developer will
attempt to preserve this tree. If unable to do so, then a tree
removal permit will be required.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-l 08R9-SF-9 to attached a
Detail Site Plan, for 56 single-family homes and common/open
space lots, subject to the following conditions:
1. Include a 20' sidewalk easement within common Lot 1 X.
2. Revise Note #7 on the Detail Plan to read as follows "There
shall be no parking adjacent to Lots 1, 6, 7, 14, 15 Block C
(east side of Montebello Drive) and adjacent to common area
6X".
3. Indicate the existing 5' wall maintenance easement on lots
adjacent to Summit at the Springs.
4. The Landscape Plan needs to be revised to include overstory
trees every 40' feet along Denton Tap Road. These trees must
be located in such a manner that they are placed a minimum
of 20 feet from existing man-holes.
5. The sidewalks along Denton Tap and Bethel Road need to be
indicated on the Landscape Plan as 5' in width (as noted on
the Detail Plan).
6. Submission of a color board indicating the materials proposed
for the screening wall and monument sign.
7. A tree removal permit is required prior to issuance of a grading
permit.
8. Park development fees of $1,285 per unit ($71,960) is be
required.
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 ) Detail Site Plan
2) Detail Landscape Plan (10 pages)
ITEM #8
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