Bellacere Addn-CS080117
CITY OF COPPELL
PLANNING DEPARTMENT
5T AFF REPORT
Case No.: PD-227R-SF-12, Bellacere Addition
P&Z HEARING DATE:
C.C. HEARING DATE:
January 17,2008
February 12, 2008
STAFF REP:
Matt Steer, City Planner
LOCATION:
North side of Sandy Lake Road, 150 feet east of Summer Place
Drive
SIZE OF AREA:
1.961 acres of property
CURRENT ZONING:
PD-227-SF-12 (Planned Development-227-Single Family-12)
REQUEST:
Zoning change request to PD-227R-SF-12 (Planned Development-
227 Revised-Single Family-12), to allow: realignment of the mutual
access/fire lane easement; reconfiguration of the common area
lot; relocation of the garage access on Lot 4; and construction of
four single-family homes.
APPLICANT:
Applicant:
Tom Whatley
Heritage Development, LP
P.O. Box 440
Coppell, TX 75019
Phone: 469.549.0160
Fax: 972.888.9966
Engineer:
Micha Duffy
Hamilton Duffy, PC
601 W. Harwood Rd
Hurst, TX 76054
Phone: 817.268.0408
Fax: 817.284.8408
HISTORY:
This property was initially constructed in 1953 with a renovation
permit approved to allow a one-story, detached garage in July
26, 1999. On February 20,2000, a building permit was obtained to
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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 that 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
sold to the current developer, who secured a demolition permit
on March 29, 2007, and has since removed the residence. On
May 8, a Preliminary Plat was approved depicting four residential
lots and one common area lot. A rezoning from 2F-9 to PD-227-SF-
12 was also approved at that time.
TRANSPORTATION:
Sandy Lake Road 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 Comprehensive Plan of May 1996, as amended, shows the
property as suitable for medium density residential.
DISCUSSION:
This is a proposed revision to the previously approved Planned
Development, Single Family-l 2 District to allow the construction of
four homes on 17,572-square-foot average sized lots.
Within the previously approved PD-227-SF-12, the applicant was
granted an exception to the public street frontage requirement of
the Subdivision Ordinance allowing a 24-foot fire lane/mutual
access easement to provide each lot with access. Currently, the
applicant is requesting a modification to the alignment of the
proposed fire lane. It has been shifted to the east approximately
five feet. is curvilinear as opposed to straight and the
"hammerhead" turnaround has been shifted to the north and
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reconfigured. The applicant is trying to better preserve some of
the bigger trees on site by giving them more green space from
the proposed pavement. In the end, there is a net increase in
caliper inches (233 inches) removed over what was calculated in
the previous plan (200 inches), but the larger, more mature oak
trees will have more room, increasing their ability for survival.
There are eight parallel parking spaces along the fire lane/access
drive depicted within a common area lot to be maintained and
shared by all of the lots as approved in the previous request. The
proposed location of these spaces has been altered to have two
sets of four spaces as opposed to one set of four and two sets of
two spaces. They have been shifted to the east approximately five
feet and are proposed to be one foot from the property line,
leaving just enough room for a curb and fence.
In PD-227, the applicant proposed to access the side entry garages
of each unit from the fire lane easement, not the alleyway;
therefore, a special condition of the PD was listed. With this request,
access for the northern lot has changed. It is proposed to have
both access from the fire lane and the alleyway. Staff has no
objection to this. In the first three lots, additional visitor parking can
be accommodated within the long, private driveway proposed to
access the garage on the side of the house. In the northernmost
lot, the fire lane extends into the front yard with a motor court
shown that will accommodate visitor parking. No parking will be
allowed in the fire lane extension, as this is needed for emergency
vehicle turnaround. A 12-foot manual gate will be installed on the
north end of the fire lane for fire truck access/maneuverability into
the existing alleyway.
A 15-foot Common Area (Lot 1 X) with plantings and an eight-foot
masonry wall is proposed along Sandy Lake as was approved in the
previous request. The common area extended north along the
eastern boundary of the subdivision with an existing tree row and
Nellie R Stevens evergreen shrubbery proposed to fill in the gaps
(15-20 gal., or four foot tall, at time of planting, to grow to 10-15 feet
high at maturity). An eight-foot fence is currently proposed in lieu of
the previously approved evergreen screening. The same fence is
proposed along the western and northern boundaries of the
subdivision, 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 Final HOA documents
are required to be recorded with the final plat, and will need to be
recorded with the plat if approved.
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RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this case subject to the
following conditions:
1. A tree removal permit is required prior to the start of
construction.
2. Tree retribution in the amount of $3,900 will be required at
that time.
3. The drainage and utilities (fire hydrants) will be evaluated
further during the engineering plan review.
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) Site Plan
2) Landscape Plan/Tree Survey
3) Screening Wall/Entry Gate Elevations
4) Lot 4 Concept Site Plan
5) PD Conditions
6) Proposed Zoning Tree Mitigation Summary
ITEM #4
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