PD107-CS 881020 CITY OF COPPELL
PLANNING & ENGINEERING DEPARTMENT
STAFF REPORT
Date: October 20, 1988
PLANNING & ENGINEERING DEPARTMENT
RE: Case #PD-107
LOCATION: Northeast corner of Plantation Drive and Coppell Road
REQUEST:
Zoning change from PS-Retail to a Planned Development for
Single-Family-9 (SF-9)
APPLICANT: Centex Real Estate Development
SURROUNDING LAND USE & ZONING:
NORTH -
WEST -
EAST -
SOUTH -
Vacant; PD-SF-9, future Elementary School
Mobile Homes; 2F-9
Single-family structures; PD-SF-9
Vacant & Single-family structures; SF-12, MF-2 & PD-SF-9
TRANSPORTATION: This site abuts Coppell Road, recommended for a 95' R.O.W.
width (C 4 U) which connects to Bethel Road and Sandy Lake
Road. During the final plat stage, the developer shall be
required to escrow $56,891.00 for their obligation for
drainage and pvaing of Coppell Road along their property
frontage. The applicant has proposed a swap with the City
of coppell to trade pro-rata reimbursements owed to tehmby
adjacent property owners. (Please see staff report from
Ginn, Inc.).
HISTORY:
The present zoning for this tract is a PD for Retail
Development. The applicant is requesting a zoning change to
a PD-SF-9, due to a local market preference for residential
use versus retail.
ANALYSIS:
The proposed land use of this property is SF-9. Due to the
nature of the variances requested by the applicant, a PD has
been requested to allow for certain variances to be
approved. The variances requested are as follows:
1. There shall be a side yard on each side of the lot
having a width of not less than six (6) feet.
2. That the width of the lot shall not be less than sixty
(60) feet at the front street building line.
3. That a screening wall shall be constructed within the
ALTERNATIVES:
ATTACHMENTS:
property line of lot #50 and that said fence being
constructed of wood and that the maintenance of said
fence shall be the responsibility of the onwer of lot
#50.
The residential requlations for this particular PD does
request variances; however, several of the SF-9 residential
requirements exceed Coppell's minimum standards. The front
yard minimum requirement is 30' in a SF-9 district;
applicant is proposing 37.5' and 40' setbacks. Lot area for
each parcel is to be 9,750 square foot minimum. Minimum
dwelling size required is 1,600 square feet, proposed
dwelling sizes per this PD will be 1,750.
Subject tract is recommended to be utilized as a single
family use according to the Comprehensive Master Plan.
Approve PD request
Deny PD request
Location map
Zoning exhibit
DRC comments
Correspondence regarding pro-rata agreements
District regulations
Requested variances
STFREPRT.
2F-9
PD-R ~
2F-9
C
204 A-4 -:,
C
DEVELOPMENT REVIEW COMMITTEE
PLANNING DEPARTMENT
Case ~ PD--tO?
Reviewed
Date:
Taryon Bowmar,, Plar, r, ir~g & Zor, ir, g Coordir~ator
Occ, ber 11, 1988
Please check with the Pu l ic Works department regarding a Owners
Assoc i at i or~.
This item is scheduled for the P;~ ~r~nir~g and Zor~ing Commission
~eetirJg on Thursday, October 20, i~8 and also for the City
Cour~cil or, Tuesday, Nove~ber 8, 1988.
Ail other Plar, nir, g Departmer~t comments have E~' ~er~ addressed.
COPPELL PUBLIC WORKS
MEMORANDUM
()c!,:!x::r 10, 1988
Taryon Bowman, P & Z Coordinator
Steven M. Morton, Chief Developmental Inspector~F~%.
D.R.C. Preliminary Plat
~'~[,-~:)~ts arc as follows:
Addition (or new name) - Acceptable
:i_dge. Esl:al:es
Acceptable
No~:: t i,]_ake Woodlands 12
- Acceptable
DRC Minutes
Reviev of: ' '
{ X) ~. ~ire hydrants required ever7 5D~ feet.
(X) ~. Must rrovide an all weather driving surface on not
~ess than 26 feet of unobstructed ~dth, vith
adequate roadway turning radius capable of
supporting the imposed loads of fire apparatus
before construction begins.
( ~ 3.' ~ire hydrants and ~ater system must be operational
before cons:ruction begins.
(X) &- The access roa&vaT.' shallbe extended to ~th~n 150
feet of a!l portions of the exterior ~ails of :he
first story of any building.
(X) 5. Uniform Fire Code, ~BS is applicable.
( ) 6. Preliminar~/Final ..plat(s) is/aTe accep:able.
(X) 7. Preliminary
( ) 8. Refer to
plat is denied.
COl~ment$.
~drant moved to we '
efficient use
COPPELL PUBLIC WORKS
October 10, 1988
TO: Taryon Bownmmn, P & Z Coordinator
FROM: Howard Pafford, Water Utilities Foreman.,'
RE: Preliminary Plat Review
Listed below you will find the plat name and my reconm~ndation. All of my con-
cerns have, at this time, been addressed on each plat.
2) Northlake Woodlands #12 - Acceptable
3) Creekview Estates Phase II - Acceptable
If you have any questions regarding this matter, please advise.
HLP/bb
cc: Steve Goram
MEMORANDUM
October 11, 1988
TO-
FROM:
RE:
Taryon Bowman, Planning and Zoning Coordinator
Dale Jackson, Building Official~/
DRC Comments
Listed below are my comments concerning the projects scheduled to
be reviewed at the October 11 DRC meeting.
PD 107 - Shadowridge Estates, Phase III -
No comment
Preliminary Plat - Shadowridge Estates -
No comment
Preliminary Plat - Northlake Woodlands #12 -
No comment
Preliminary Plat - Creekview Addition -
No Comment
Review of Pad "H", Valley Ranch Plaza Addition, regarding location
of fire lane.
No comment
GINN, INC.
October 12, 1988
CONSULTING
ENGINEERS
Taryon Bowman
City of Coppell
P.O. Box 478
Coppell, TX 75019
Re:
Shadowridge Estates, Phase III
PD-107, Preliminary Plat
DRC - Engineering
Dear Taryon:
We have no comments regarding the above referenced zoning case,
PD-107.
We have no objections to the preliminary plat as presented.
At the time of final platting, the applicant shall be required to
escrow $56,891.00 for their one-half obligation to the paving and
drainage improvements for Coppell Road along their frontage.
This request shall be in lieu of a half street being constructed.
The above escrow deposit is based on $100.00 per front foot
construction cost. The actual cost due to the City will be
computed upon completion of the roadway improvements and the
account adjusted accordingly.
For your information, Coppell Road is classified as a minor
arterial by definition.
In a September 29, 1988 letter submitted by Fox & Jacobs (copy
attached) regarding the escrow requirement above, they have
proposed a swap with the City to trade pro-rata reimbursements
owed to them by the adjacent property owners, via the city, for
Gra-Son Land, Inc.'s improvements to Bethel School Road (west of
Denton Tap Road) and a segment of Plantation Drive.
We do not recommend combining the two accounts to arrive at a
trade-off but rather handle each project separately on its own
merit. We offer this recommendation because the pro-rata
agreements are based on a 10-year period, thereafter, no
reimbursements are due. There are approximately only 6-7 years
left on the Bethel School Road and Plantation Drive pro-rata
agreements. If the adjacent properties to Bethel School Road and
Plantation Drive do not plat and develop within the next 6-7
years, no pro-rata reimbursements will be due. If the City
trades the escrow requirement for the pro-ratas and the above
time expires, the City will be left with the obligation to fund
the construction of Coppell Road but will not have the needed
funds to do so.
17103 Preston Road · Suite 100 · LB 118 · Dallas, Texas 75248 · Phone 214/248-4900
The subject of escrow can be entertained at the final platting
stage, therefore, we have no objections to the preliminary plat
being reviewed separate from this subject, unless of course, city
Council and the P&Z Commission, at their election, decide it
needs to be discussed at this time.
Sincerely,
Kevin Peif fe~/
cc: File 88305
FOX.JaCOBS
I(evjil Pci_.~l;¢l?
t;i1111, Ill{:'.
I./1.07, l'l:e.qt, on Road, 5uiLe 100
igE:' ~Shad0Wrfdge ]~statCs, Philse [J.I ~
th.i.s I.L'nl~sl;cr o1_ l~r~q,erl.)', GI.'~-5oll also tgavo Lo FOX (s d~tCob~.
'Tp~brata retmbursements tor bu~l~~ved' :roads .and u[{li,[les:
:~{~ge Phase i 'and 2, as ' evidenced'.,by your '.letter-:"c~ated,M~Y~zzz
.['I;9'86., ~i~t~X wou~i~he city to eJ. tm}jmte-the proratas;'due
al)prox~mateiy the same sJ. ze, Cent:ex lee.ts t. hzs :xs a [a~r and equabl~
~le and saves the Cxkv afot ot: e3~rh~in~stratxon.
[ al.q:qiocL;tko ?OUl' l'¢2vi{'Wtll[[ I. llir4 Jill {~L'III(ILJ_O[I arltl 1(' kl: illg ale I(llOW Wllnt
,, ,/inn
t't::: T;/I I'yOI1
t, lr)ltlll I)tVt.%lr ~l',l / I 1;;' W M;m~ / f;IJil~ ;'¢)f; / I *,wif;vilh,. I,~vm4 !!,f)G/ / 214 221 ,%5.%R
GINN, INC.
22, 1986
Mr. Ed Powell, City Engineer
P.O. Box 478
Coppell, TX 75019
Re: Prorata Reimbursement Agreement with Gra-Son Land, Inc.
Shadowridge Sections I & II
Dear Mr. Powell:
We have had t~ese items, copies attached, under Consideration for some time.
After careful consideration, we recommend that Gra-Son Land, Inc. be protected
with a prorata ordinance for future reimbursement as adJacen¢ properties
develop. The following street and utility improvements for consideration are:
1. The portion of Bethel School Road from Denton Tap to the new bridge.
2. tlalf the portion of Plantation Road from Coppell Road to Shadowridge
Section II.
For the water and sawer facilities constructed in Plantation Road from
Coppeil Road to Shadow-ridge Section II and in Bethel School Road for
Shadowridge Section I.
This information and the attached copies of pertinent correspondence should
be filed so that as these adjacent tracts to Shadowridge come in for platting,
they can be made aware of prorata assessments due on the above items.
Sincerely,
Ii Wayne Gtnn, P E
/st
Enclosures
cc: ~ra-Son Land, Inc.
161 ~'$ Pre:ton Road · State 106 · Dallas. Tcxa., 7~245
12.1
12.2
12.3
SHADOW RIDGE ESTATES PHASE III
City of Coppell, Texas
SECTION 12
"SF-9" SINGLE FAMILY RESIDENTIAL DISTRICT REGULATIONS
Use Regulations: A building or premise shall be used only for the
following purposes:
Any use permitted in District "SF-18", "SF-12", Section
29.6.
Such uses as may be permitted under the provisions of
Specific Use Permits in the SF-18, SF-12 districts.
Height Regulations: No building shall exceed thirty-five (35)
feet or two and one-half (2-1/2) stories in height.
Area Regulations:
1. Size of Yards:
(a)
Front Yard: There shall be a front yard having a
depth of not less than thirty-seven and one-half
(37.5) feet. Where lots have double frontage, running
through from one street to another, the required front
yard shall be provided on both streets. No required
parking shall be allowed within the required front
yard.
(b)
Side Yard: There shall be a side yard on each side of
the lot having a width of not less than six (6) feet.
A side yard adjacent to a side street shall not be
less than fifteen (15) feet. No side yard for
allowable non-residential uses shall be less than
twenty-five (25) feet.
(c)
Rear Yard: There shall be a rear yard having a depth
of not less than twenty (20) feet.
2. Size of Lot:
(a)
Lot Area: No building shall be constructed on any lot
of less than nine thousand seven hundred and fifty
(9,750) square feet.
(b) Lot Width:
than sixty
line.
The width of the lot shall be not less
(60) feet. at the front street building
(c)
Lot Depth: The average depth of the lot shall not be
less than one hundred and sixty (160) feet.
Minimum Dwellinq Size: The minimum floor area of any
dwelling shall be seventeen hundred and fifty (1,750) square
feet, exclusive of garages and breezeways and porches.
12.4
12.5
Lot Coverage: In no case shall more than thirty-five (35)
per cent of the total lot area be covered by the combined
area of the main buildings and accessory buildings.
Parking Regulations: Two (2) enclosed parking spaces per unit
behind the front yard line. Off-street parking spaces shall be
provided in accordance with the requirements for specific uses set
forth in Section 29.
Type of Exterior Construction: At least eighty (80%) percent of
the exterior walls of the first floor of all structures shall be
of masonry construction exclusive of doors, windows, and the area
above the top plate line. Each story above the first floor of the
straight wall structure shall be at least eighty (80%) percent
masonry exclusive of doors, windows and the area above the top
plate llne. Stucco type construction is permitted only by a
specific use permit. (ORD. 324)
October 7, 1988
Taryon Pastor Bowman
Planning & Zoning Coordinator
255 Parkway Blvd.
Coppell, Texas 75019
Dear Taryon:
The following variances are requested for Shadow Ridge Estates
Phase III:
A. There shall be a side yard on each side of the lot having
a width of not less than six (6) feet.
B. That the width of the lot shall not be less than sixty (60)
feet at the front street building line.
C. That a screening wall shall be constructed within the
property line of lot #50 and that said fence being
constructed of wood and that the maintenance of said fence
shall be the responsibility of the owner of lot #50.
D. That the alley in its east to west configuration will
intersect Coppell Road.