Bethel Rd Manor-CS081016 (2)
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Bethel Road Manor, Lot " Block A
Minor Plat
October 1 6, 2008
November 11, 2008
Gary L. Sieb, Director of Planning
North side of Bethel Road, west of the Alexander Court
Subdivision
2.78 acres of property
C (Commercial) and SF-12 (Single Family -12)
A minor plat to establish a building site and setback lines to
allow the construction of a single-family home.
Philip A. Berkebile
752 Lexington A venue
Coppell, Texas 75019
972-304-5833
FAX: 972-462-7530
Robert Richardson
Doug Connally and Assoc.
11545 Pagemill # 200
Dallas, Texas, 75243
214-349-9485
FAX: 214-349-2216
In June 2003 Council amended the Land Use Map of the 1996
Comprehensive Master Pion on approximately 16.5 acres of
property from Neighborhood Retail to Residential Low Density
which. included this property and the property to the east
(now Alexander Court). Also considered at that public
hearing was a Planning and Zoning Commission initiated
rezoning of this area from C (Commercial) to SF-12 (Single
Family-12). The former owner of the western portion of this
property (Ruby McDowell) agreed to the rezoning. However,
. the previous owner of the eastern property requested that her
ITEM #7
Page 1 of 3
~ JO z:: a60d
L # \NOlll
pUO 'pJOA ~UOJJ ~OOJ OS'Z; 0 SOLj JeUMO ApedoJd S!Lj~ AleA!peHe
~OLj~ U! eso:J Je!!Joe eLj~ U! SO eIOUO!.fOJ ewos eLj~ eZ!l!~n eM
'eu!I AJopunoq UJ8~seM eLj~ uo pJOA ep!s ~ooJ S'Z; 0 Lj~!M ~nq
'~Old eLH JO 10AOJddo puewwo:JeJ PlnOM eM 'es!woJdwo:J
o SV . s~ueweJ!nbeJ ~poq~es 110 Aq ep!qo Plno:J le:JJod eDO
S"Z; 0 uodn pe:Jold esnoLj ~ooJ eJOnbs 000' II uo ~oLj~ Joeddo
PlnoM ~! '(U!Old poolJ >leeJ:) eU!AedoJ:) eLj~ JO e:JueseJd
eLj~ JO esno:Jeq) JOOp ~xeu Wnq 6U!Lj~AUO puo eJnpnJ~s
S!Lj~ ue8M~eq e:Juo~s!P eLj~ o~ enp elqouOSOeJ eq ~Lj6!w pJOA
ep!s S!lj.j. U! uo!pnpeJ ewos ~oLj~ Spuo~sJepun HO~s Lj6noLj~IV
'~eeJ ~L16!e o~ >I:Joq~es pJOA ep!s ~seM eLj~ JO uo!pnpeJ
uo!~senb ~nq 'UO!S!A!pqns ~ol-euo S!Lj~ uo AellO eLj~ JO
UO!~ou!w!le ~Joddns eM '>I:Joq~es pJOA ep!s pe:JnpeJ 0 puo
AellO ou--eso:J 6u!uoz eLj~ Lj~!M peH!wqns uo!~oJe~lo ewos
eLj~ s~s8nbeJ puo AJopunoq ApedoJd eLj~ se~oeu!lep ~Old
JOU!W S!Lj~ 'pJOeLj ~sn[ ~senbeJ eLj~ o~ e:Je!d uo!uodwo:J 0 SV
:NOlssn:)SIO
'~uewdOleAep
A~!SUeo MOl 10!~Uep!se~ JOJ elqo~!ns so A~JedoJd S!Lj~
SMOLjS '~OOZ; U! pepuewo so 'uOld JalsOW aA!suaLJaJdwoJ eLjl
:N'Vld 3^ISN3H3}JdWO:)
Z; l-::JS - pedoleAepun - ~seM
(~Jno:) JepUOxelV) z: l-::JS-~OZ;Z:-Od - S~OIIO!~Uep!seJ ~UO:JOA - ~so:J
(eAJese~ eLjl) Z:~80 l-Od - sewoLj AI!WOJ el6u!s -lj~nOS
UJno:) JepUOxelV) Z; l-::JS-~OZ:Z:
-Od puo (Jope:) 6!g) 6-::JS-6ll-0d - sewoLj AI!WOJ eI6u!s-Lj~JON
:~NINOZ 'l1 3Sn ON'Vl ~NIONnO}J}JnS
'600Z: JO Jeponb pJ!Lj~ eLj~ uOLj~
Jeuoos ou uo!pnJ~suo:J JOJ pelnpeLj:Js S! pOOJ eLj~ 'suo!pe[oJd
~ueJJn:J uodn pesog 'AOMpOOJ e~eDuo:J eP!M ~ooJ 8Z:
o 6u!u!o~uo:J AOM-JO-~Lj6!J Lj~P!M elqopoA 0 eAoLj o~ pepe[oJd
S! ~I 'pOOJ ~IOLjdso euol OM~ 0 AI~UeJJn:J. S! pOO~ leLj~eg
:NOI!'V!}JOdSN'V}J!
'uo!~ou6!sep 10pJewwo:)
S~! peu!o~eJ ~! eJoJeJeLj~ 'SUO!PO 6u!uozeJ JeLj~!e JO ~Jod
~ou SOM pUO uo!~senb U! ueeq pOLj ApedoJd lIeMoO:J\^,I JeWJoJ
eLj~ pUO z: l-jS-~OZ:Z:-Od ueeM~eq (oeJO ~senbeJ ~ueJJn:J eLj~ JO
UO!~Jod 0) pOJ~ ~no-eAoel eDO % eLj~ JO d!LjSJeUMO eLjl '(pno:)
JepUOxelV) 'z; l-::JS-~OZ;Z;:-Od O~ peUozeJ pUO pesoLj:JJnd AI~ue:JeJ
SpM A~JedoJd ~OLjl 'uo!~ou6!sep 6u!uoz (IOpJeWwo:)) :) S~!
u!o~eJ pUO ew!~ ~OLj~ ~O 10!~uep!seJ O~ peUozeJ eq ~ou A~JedoJd
10% of the effective front yard would require a 25 foot
setback.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this minor plat with the following conditions:
1. Retain a 25 foot side yard on the western property line,
and show on the plat document.
2. Contact Larry Redick at (972) 323-8917 to discuss electric
service requirements.
3. A tree removal permit will be required prior to start of
construction.
4. The driveway encroaches onto the floodplain. No fill can
be placed in the floodplain to construct the driveway.
No fence will be allowed in the floodplain.
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
ATTACHMENTS:
1. Minor Plat Document
(
ITEM #7
Page 3 of 3
CITY OF COPPELL
PLANNING DEPARTMENT
5T AFF REPORT
PD-236-SF-12, Bethel Road Manor
P&Z HEARING DATE:
C.C. HEARING DATE:
October 1 6, 2008
November 11, 2008
STAFF REP.:
Gary L. Sieb, Director of Planning
LOCATION:
North side of Bethel Road, west of the Alexander Court
Subdivision
SIZE OF AREA:
2.78 acres
CURRENT ZONING:
C (Commercial) and SF-12 (Single Family-12)
REQUEST:
PD-236-SF-12 (Planned Development-236-Single Family-12) to
allow the construction of a single-family home with an eight-
foot side yard.
APPLICANT:
Philip A. Berkebile
752 Lexington A venue
Coppel!, Texas 75019
972-304-5833
FAX: 972-462-7530
Robert Richardson
Doug Connally and Assoc.
11545 Pagemill #200
Dallas, Texas, 75243
214-349-9485
FAX: 214-349-2216
HISTORY:
In June 2003 Council amended the Land Use Map of the 1996
Comprehensive Master Plan on approximately 16.5 acres of
property, from Neighborhood Retail to Residential Low Density
which included this property, and the property to the east
(now Alexander Court). Also considered at that public
hearing was a Planning and Zoning Commission initiated
rezoning of this area from C (Commercial) to SF-12 (Single
Family-12). The former owner of the western portion of this
property (Ruby McDowell) agreed to the rezoning, however,
the previous owner of the eastern property requested that her
. property not be rezoned to residential at that time, and retain
it's C (Commercial) zoning designation. That property was
ITEM #6
Page 1 of 4
to )0 z; aBod
9 # \^I:Jll
'6u,uoz +01 e6ml s, 6U!UOZ G l-:lS 'UO,+,u'Jep Ag 'e+o!JdoJddO S!
6u,uoz "'\I!WOJ el6u!s +01 e6ml 'le:)Jod eDO S"G 0 uo esnoLl +OOJ
eJonbs 000' II uo e+opowwo:):)o 0+ peUO!S,AUe S! A+JedoJd
S!Ll+ JO .j.uewdOleAep esno:)eg 'eJeLl esues +sow eLl+ se~ow
6u,uoz G l-:lS 'le:)Jod S!Ll+ JO ep!s Ll:)oe UO pe+o:)ol em 6u,uoz
G l-:lS JO seA,+oA,Jep +OLl+ 6U!AJesqo UI 'le:)Jod eJ,+ue eLl+
uo ':)+8 'SIO'Je+ow Uo,pnJ+suo:) 'SUO!p'J+seJ +Ll6!eLl 'esn PUOI
'e60Je^0:) 's~:)oq+es so Ll:)ns s+ueweJ,nbeJ 6u,uoz lo:)!~uep!
u,o~eJ ueLl~ PlnOM A~JedoJd eLl+ 'OSIV 'pe~opowwo:):)o
AI!SOe eJOw seDO S"G eLl~ ,UO ~uewdOleAep e~ow'~ln
6u,~ow 'le:)Jod e~eldwo:) 0 so elqodoleAep eJOw sewo:)eq
A~Jedojd eLl~ 'UO!~O:)!J'SSOP euo O~ 6u,uozeJ Aq 'UO'~!PPO
UI 'poo~ leLl+eg JO ep!s Ll~JOU eLl~ uo pJooq eLl~ SSODO In:):)o
"'M 6u,uoz +ue~s,suo:) ~OLl~ u, esues eJOw e~ow "'M UJeHod
6u,uoz eJ!~ue eLl~ 'UO'~O:)'J'SSOP 10'~Uep!seJ 0 O~ 10pJeWwo:)
o WOJJ le:)Jod S!Ll~ 6u,uozeJ Ag 'SUo,po 6u!uoz e~omdes
Jepun sesn 10,~uep,seJ O~ peUozeJ eJeM se!~JedoJd 6u!Hnqo
eLl~ ueLlM le:)Jod ~no-eAoel 0 SOM pOJ+ eDO V IS peuoz
10pJeWwo:) (:)) S!Ll~ 'uo,pes A~OlSIH eLl~ u, pessn:)s!p SV
:NOlssn:>Sla
'A~,sueo MOllo,~uep!se~ JOJ elqo+,ns A~JedoJd s'Ll~
SMoLlS 'SOOG U! pepuewo so 'uDld Ja-lSOVV aA!suaLjaJdwoJ eLll
:NVld 3AISN3H3}JdWO:>
G l-:lS - pedoleAepun - ~seM
UJno:) JepUOxelV) G l-:lS-~OGG-Od - s~ollo,~uep,seJ +UO:)OA - ~SO:!
(eAJese~ eLll) G~80 l-Od - sewoLl AI!WOJ el6u,s - Ll~nos
UJno:) JepUOxelV) G l-:lS-~OGG-Od - S~OIIO!~uep!seJ ~uo:)oA-Ll~JON
:~NINOZ 'g 3Sn aNVl ~NlaNnO}J}JnS
. 600G JO Jeponb PJ'Ll~ eLl~ uOLl~
Jeuoos ou uo!pnJ~suo:) JOJ pelnpeLl:)s S! pOOJ eLl~ 'suo,pefoJd
~ueJJnJ uodn pesog . AOMpOOJ e~eDuo:) ep!M ~ooJ 8G
o 6u,u!o~uo:) AOM-JO-+Ll6,J Ll~P!M elqopoA 0 eAoLl o~ pepefoJd
S! ~I 'pOOJ ~IOLldso 'euol OM~ 0 AI~UeJJn:) S! poo~ leLl~eg
:NOIlV!}JOdSNV}J!
'uo!~ou6,sep 10pJeWwo:)
S,~! peu,o~eJ eJoJeJeLl~ 'suo,po 6u,uozeJ JeLl~,e JO ~Jod
~ou SOM pUO uo,~senb U! ueeq POll A+JedoJd lIeMoO:)1,I\j JewJoJ
eLl~ puo G l-:lS-~OGG-Od ueeM~eq (oem +senbeJ ~ueJJn:) eLl~ JO
uO!~Jod 0) pOJ+ ~no-eAoel eDO 'I'c eLl~ JO d'LlSJeUMO eLll . (pno:)
JepUOxelV) 'G l-:lS-~OGG-Od O~ peUozeJ pUO peSOLl:)Jnd AI~ue:)eJ
The Site Plan shows the house on a 2.5 acre tract. The main
entry is from a bridge which used to be the extension of
Bethel School Road from Denton Tap to Bethel Road. In the
early 90's this road was eliminated from the thoroughfare
plan and reverted to private ownership. Circulation through
the property shows a private, secondary entrance to this
property from Brock Street. In conversations with the
applicant, electronic gates would provide selective entry
into Brock from this property.
Regarding the zoning case, because of a desire to eliminate
the alley requirement, and a request to reduce a required
side yard, Planned Development zoning is requested for the
existing SF-12 parcel as well as the C zoned tract. From the
standpoint of requesting one zoning classification on the
entire tract, this request makes sense, However, what's
troubling to staff is the fact that the applicant appears to
have designed a house for this property without properly
addressing zoning requirements, especially as zoning relates
to side yards. Specifically, the application shows an 8 foot
side yard on the west side of this property ignoring the
required 10% lot width requirement of approximately 45 feet
mandated by SF-12 zoning. It appears that the house was
designed first, then forced on this parcel resulting in a bad
fit. Granted this proposal would save several large trees on
site, and it is recognized that the west side yard setback
(even if reduced to 8 feet) would be some distance from the
neighbor on the west. However, it would seem an 11,000
square foot house with two 3-car garages and an interior
courtyard on 2.5 acres of land could be designed to meet
all SF-12 zoning requirements. It could be argued that this is
a self created hardship, and by redesigning a portion of the
house, all zoning requirements (with the exception of the
alley) could be met.
We have had extensive conversations with the applicant
and his architect regarding this topic, and they insist that this
plan is best for development of the property. Although we
could argue both the pros and cons of that point, in the final
analysis we do feel there is some merit to the applicant's
position that, as a practical matter, there is substantial
distance between this property and potential development
to the west. In addition, the floodplain and some tree cover
help to define the distance between the two properties.
Technically, with 427 feet of frontage on a dedicated street,
the required side yard setback would be 43 feet. However,
based upon the comments made above, staff could
support the Planned Development request with conditions
ITEM #6
Page 3 of 4
v JO V e60d
9 # \^J311
(y'YV pUO S'YV S~88ljS) SUO!~OA81:J "S'
((;'YV pUO l'yV S~88ljS) SUOld JOOI::l 'y
(V 1'1 V ~88ljS) UOld 8do:::>sPUOl P8Z!IOJ8U8Q 'S
(1'1 V ~88ljS) UOld 8~!S '(;
~!q!ljX:J 6U!UOZ 'I
:S1N3WH:)'v' 11 'v'
'8~Op
J8~01 0 ~O UO!~OJ8p!SUO:::>8J JOJ ~U8W8S!APO J8pUn 8>101 'y
'~s8nb8J 8lj~ JO UO!~O:::>!J!POW pU8WWO:::>8~ T
~s8nb8J 8lj~ JO 10AOJddos!p pU8WWO:::>8~ '(;
~s8nb8J 8lj~ JO 10AOJddO pU8WWO:::>8~ 'I
:S3^11'v'N~31''v'
, ~88J~S
:::>!Iqnd 0 WOJJ 8:::>UO~S!P puo 8JnpnJ~S JO 860~ooJ
8Jonbs UO p8SOq W8~S},S J8!>lU!JdS 8J!J :::>!~OWO~no
uo lj~!M p8dd!nb8 8q O~ p8J!nb8J 8q II!M 8:::>U8P!S8~ 'y
'S~!q!ljX8
uO!~OAeI8 110 uo S},8UW!lj:::>/SJOOJ JO do~ O~ 8pOJ6 WOJJ
8JnpnJ~S JO ~lj6!8lj 10~O~ (S8lj:::>U! pUO ~88J U!) 8~0:::>!PUI 'S
'~Uew8J!nb8J },8110 8lj~ JO UO!~OU!W!18 8lj~ 8AOJddV '(;
'~88J S'(; O~ ~88J 8 WOJJ >I:::>Oq~8S 8P!S ~S8M 8lj~ 86JOIU:J 'I
:SUO!~!PUO:::> 6u!MOIIOJ
8lj~ lj~!M ~s8nb8J S!lj~ JO lV ^O~ddV 6U!PU8WWO:::>8J S! HO~S
:NOISSIWWO:) ~NINOZ ON'v' ~NINN'v"d 3H1 01 NOI1'v'ON3WWO:)3~
':) P8UOZ
},1~U8JJn:::> puo 8~!S 8lj~ o~ p8ppO puol 10UO!~!PPO 8lj~ JOJ
J8UMO },~J8doJd 8lj~ 8Z!lOU8d ~ou puo 8:::>UOU!pJO 6u!uoz 8lj~
U! p8J!nb8J so U88J S'(;) lj~P!M ~ol 8lj~ JO %0 I JO >I:::>Oq~8S pm},
8p!S 0 ~Joddns Plno:::> 8M ~88J OS'(; },18~OW!xOJddo JO poo~
18lj~89 uo 860~UOJJ pOlj 8~!S IOu!6!Jo 8lj~ 8sno:::>89 '>I:::>oq~8s
pJO}, 8P!S 8lj~ U! UO!pnp8J 8WOS JOJ 6U!MOII0 81!ljM 8snolj
8lj~ JO U6!S8P 8lj~ o~ UO!~O:::>!J!pow ~lj6!1S 8J!nb8J PlnoM ~olj~