PD120-CS 930121 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: PD-120(A) - WATERSIDE ESTATES II ADDITION
P & Z HEARING DATE: January 21, 1993
C. C. HEARING DATE: February 9, 1993
LOCATION: Near the northwest corner of Parkway Boulevard and MacArthur
Boulevard.
SIZE OF AREA: 42.06 Acres containing 132 single-family lots.
REQUEST: Approval of a site plan amendment to remove the PD restriction that 50%
of the houses bacldng the existing subdivision (The Meadows) be one
story; that fireplace structures be allowed to encroach into the side yard
area; and to revise the alley access statement.
APPLICANT: Standard Pacific of Texas Dan Dowdey & Associates
(Owner) (Engineer)
Mr. Mike Redding Mr. Bill Anderson
5525 MacArthur Boulevard 16250 Dallas Parkway
Suite #580 Suite #100
Irving, TX 75038 Dallas, TX 75248
(214) 550-0426 (214) 931-0694
HISTORY: This property was rezoned from SF-9 to PD-SF-9 in October of 1991, and
the density increased from 121 to 132 lots.
TRANSPORTATION:
Access to this site is provided by MacArthur Boulevard, an improved
(P6D) six-lane divided thoroughfare, and Parkway Boulevard, an
improved (C4D) four-lane, undivided roadway.
ITEM 8
SURROUNDING LAND USE & ZONING: North - single-family; SF-0
South- developing single-family; SF-9
East vacant & developing single-family; PD-SF
West - existing single-family; SF-9
COMPREHENSIVE PLAN:
The Comprehensive Plan shows single-family development on this parcel.
ANALYSIS: There are three requests to change the provisions of the PD attached to this
application:
1. to allow fireplace structures to extend into the required side yard
by two feet
2. to allow six lots to have front entry (even though they have alleys
behind them)
3. to allow two story houses adjacent to lots that front Greentree Drive
and Meadowglen Circle with no windows allowed on the rear of
the second story; and have the 25 % single-story provision for the
entire subdivision deleted.
Staff recommends against allowing fireplace structures to be allowed in
the required side yard. A fireplace is part of the structure - in fact, in
some instances it is more massive than the structure itself - extends
beyond the roof line, and is a part of the main building. Being such, it
should abide by all codes regarding setbacks.
Staff recommends against allowing front entry on those lots which have
alley access. In fact, the subdivision ordinance infers that lots having
access to an alley are required to use said alley. This subdivision already
has alley exemptions on the canal lots and cul-de-sac lots.
Staff recommends against changing the PD condition which states that 50 %
of the houses which back up to Meadowglen and Greentree must be one
story structures.
To add rationale to our recommendations, zoning was granted on this
property approximately one year ago and allowed 11 additional lots. At
that time the applicant agreed to the PD condition regarding height
partially because of neighborhood concern with two-story houses
infringing upon privacy. Staff believes this is still a valid concern and
recommends against changing this condition as it relates to properties
along Meadowglen and Greentree. Condition 2 (b) states, in part,
"...50% of lots along existing alley to be limited to one story in height'
should be retained. By looking at the plat, it appears there are a total of
34 lots adjacent to Meadowglen/Greentree. At least 17 lots here should
remain one story building sites to protect the existing neighborhood.
Aesthetically, a mixture of one and two story houses makes for a much
more interesting streetscape, and creates an opportunity for the canals to
be more visually accessible. Therefore, staff would prefer to keep the
original conditions regarding the 25% single story rule for the overall
subdivision agreed to by the developer just one year ago.
ALTERNATIVES: 1) Approve the site plan amendment
2) Deny the site plan amendment
3) Modify the site plan amendment
ATrACHMENTS: 1) PD plan
pdl20a.sff
ZONING EXHIBIT
~ATERSIDE ESTATES PHASE ~'
DOWDEY i ASSOCIATES, INC.