Creekview Addn PD-CS081120
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION: .
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
CITY OF COPPELL
PLANNING DEPARTMENT
5T AFF REPORT
CASE NO.: IC-623, East Bethel Road
November 20, 2008
December 9, 2008
Marcie Diamond, Assistant Director of Planning
North side of Bethel Road, 315 feet east of Denton Tap Road
0.6278 acres of property
R (Retail)
A zoning change to SF-12 (Single Family-12) to allow the
construction of a single-family home.
Representative:
Man K. Bailey, AICP
Michael R. COKER Co.
2700 Swiss Ave, Suite 100
Dallas, Texas 75204
21 4- 821-61 05
FAX: 214-821-6125
Owner:
Timothy & Ann Pletta
150 Bethel Road
Coppell, Texas 75019
In 1988, the property abutting to the east was platted and
zoned PD-104 to allow the construction of 119 single family
homes (CreekviewAddition), with lots ranging is size from 9,000
square feet to over one acre. The lot abutting the current
request area to the east has a base zoning of SF-12, with a
minimum house size of 2,200 square feet. The PO also included
common areas within the R.O.W of Bethel Road, at the entry
and at the terminus of this street.
ITEM # 4
Page 1 of 4
The Final Plat for Creekview Phase II included the northeast
and southeast corners of Denton Tap and Bethel Roads
(including the current request area) and was approved in
1993. In 2002, a replat and site plan for Salon on the Creek
which abuts the current area of request to the west, was
approved. The request area is a leave-out parcel between
the Salon and the residential subdivision.
TRANSPORTATION:
Bethel Road is a residential street with 80' R.O.W. adjacent to
this tract to accommodate a HOA maintained landscaped
median.
SURROUNDING LAND USE & ZONING:
North - Northlake Woodlands 5, Phase 1; SF-12
South - Office and Floodplain; R
East - Creekview Addition; PD-1 04 (SF-12 and SF-9)
West - Salon on the Creek and Floodplain; R
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this area as
Floodplain/open space.
DISCUSSION:
As detailed in the history portion of this report, this parcel is
essentially a leave-out tract between the Salon on the Creek
to the west and a single family subdivision to the east. This
property is heavily wooded, and most of which is currently
within the FEMA Floodplain. The property owner desires to
construct a single family home on this 27,347 square foot lot.
A SF-12 designation is appropriate. in that it reflects the
minimum lot sizes zoned to the east and north of this
property. This district requires a minimum lot size of 12,000
square feet and house size of 1,800 square feet. The
minimum side yard setbacks of 10% of the lot width (15 feet)
could also potentially be accommodated on this lot.
However, there are significant development issues which will
need to be addressed before the submission of a replat for
approval, as required prior to the issuance of a building
permit for a home on this property.
Flood Plain - There is significant topography. on this tract
which does not readily lend itself to development. Currently
the entire property is designated as floodplain by FEMA. No
construction is permitted in the flood plain, therefore
appropriate studies will need to be undertaken and various
ITEM # 4
Page 2 of 4
permits will be required to relocate the floodplain line.
Detailed grading and drainage plans will also be required to
define the buildable area within this lot. In the event that it is
determined that there is buildable area within this lot, the
replat of this property will need to indicate that area once
the new flood plain boundary lines have been approved by
FEMA and the city.
Tree Survey /Tree Removal Permit - Per Section 12-34-2, Tree
Preservation Requirements of the Zoning Ordinance, a tree
survey and removal permit will be required prior to the
removal of any trees from the property. However, until the
limits of the flood plain and buildable areas are established,
it would be difficult to determine which trees would be
preserved and which removed. It is reasonable to assume
that any re-grading of the property will result in the
significant loss of trees from this property.
Alley Waiver - The Subdivision Ordinance requires that all
residential subdivisions have alleys. Given that this lot, as the
abutting lots, abut a flood plain area and do not have
alleys, a variance to this requirement, as part of the
replatting process, could be supported.
Impact Fees - Given that this property has never been
platted for residential uses, Impact Fees will be assessed as
follows:
o Park Fee: $1.285
o Roadway: $636.00
o Water/Wastewater: $2.011.50
o TOTAL ESTIMATED IMPACT FEES: $3,932.50
Payment of these fees will be required prior to filing the
replat with Dallas County.
Staff has concerns that this lot would not be buildable for a
single family home given flood plain and topography issues.
however. SF-12 Zoning is appropriate given the abutting
development patterns, and therefore can be conditionally
supported.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of ZC-623, rezoning from R to SF-
12. subject to this property being re-platted to insure an SF-12
buildable area can be accommodated, prior to the issuance of a
building permit for a single family home on this property. The replat
shall include the following:
ITEM # 4
Page 3 of 4
1. Revised Flood Plain, grading and drainage plans which
defines the buildable area within this lot.
2. Tree Survey/Tree Removal Permit.
3. Request for a waiver of the alley requirement.
4. Payment of Impact Fees.
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. Zoning Exhibit
ITEM # 4
Page 4 of 4