PD166-AG 980609 AGENDA REQUEST FORM
CITY COUNCIL MEETING: June 9, 1998 ITEM # ~
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-166, Westbury Manor, zoning change request from SFo12 (Single
Family-12) to PD-SF-7 (Planned Development, Single Family-7) to allow development of 35 residential lots
on approximately 10 acres of property located along the east side of Heartz Road and along the south
side of Sandy Lake Road.
APPROVED
SUBMITTED 1~: Gary L. Sieb
STAFF RECOMMENDS: APPROVAL
STAFF COMMENTS:
Date of P&Z Meeting: May ~1, 10~8
Decision of P&Z Commission: Approved (6-0) with Commissioners Stewart, Kittrell, Lo~vry, MeCaffrey,
Turner and DeFilippo voting in favor. None opposed. Commissioner Nesbit was absent.
Approval subject to the following re¢ornmended condition:
1) If the traffic calming devices provided by the applicant are to be speed humps,
they need to be surfaced with brick pavers.
2) Relocation of thc scrccnwall adjacent to Hcartz Road a distance of 5 fcct cast~vard and provision of
a 5' ~vidc sidewalk casement bct~vccn thc proposed 5' ~vidc ~vall casement and thc western
property linc of thc subdivision. CONDITION MET.
3) Provide staff svith a landscape plan for thc Hcartz Road entry into thc
subdivision. CONDITION MET.
DIR. INITIALS: , FIN. REVIEW: CITY MANAGER REVIE~V:
Agenda Request Forn~J- Revised 3/98 Document Name: {'PD166.wst
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-166, WESTBURY MANOR
P & Z HEARING DATE: May 21, 1998
C.C. HEARING DATE: June 9, 1998
LOCATION: Along the east side of Heartz Road; along the south side of Sandy
Lake Road.
SIZE OF AREA: Approximately 10 acres; proposed for 35 single-family residential
lots.
CURRENT ZONING: SF-12 (Single Family-12)
REQUEST: PD-SF-7 (Planned Development, Single Family-7)
APPLICANT: Developer: Planner/Engineer:
The Ryland Group, Inc. Goodwin and Marshall, Inc.
12000 Ford Rd, Ste 320 6001 Bridge St, Ste 100
Dallas TX 75234 Ft Worth TX 76112
972-247-8960 817-429-4373
Fax 972-484-1479 Fax 817-446-3116
HISTORY: There is no previous platting or zoning history. At its hearing on
March 19, 1998, the Planning and Zoning Commission left the
public hearing open and continued the case to its May meeting
date. At that time the Commission expressed a preference for
alley access to the lots fronting London Way, lots with more
than 70 feet of width on London Way, and a second access
point to the alley from London Way.
TRANSPORTATION: Sandy Lake Road is a two-lane asphalt road within a variable-
width right-of-way, shown on the thoroughfare plan as a C4D
four-lane divided collector street to be built within a l l0'-wide
right-of-way. Heartz Road is shown on the thoroughfare plan as a
C2U two-lane undivided collector built to standard, but within a
substandard right-of-way width of 50' (60' is standard).
Item # 6
SURROUNDING LAND USE & ZONING:
North- Single-family residential; PD-SF-7 (Ashton Ridge) & TC (Park
Place Addition)
South- First Assembly of God Church of Coppell & single-family
residential; SF-12 & SF-7 (Willowood)
East - Single-family residential; PD-SF-7 (Sandy Oaks Addition
West - Single-family residential; SF-7 (Braewood West)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
Public/Institutional uses.
DISCUSSION: If not used for institutional uses similar to those which are abutting, the
best alternative use for this property is housing. On the east this property
adjoins existing housing zoned PD-SF-7. On the west side of Heartz
Road, the existing housing is zoned SF-7. Therefore, a PD-SF-7
classification is a reasonable request.
The PD designation provides the applicant two advantages: 1) The
designation permits a reduction in lot area below 7,000 square feet on up
to 35 % of the property. 2) It facilitates the request for an alley waiver.
The planning staff questions the necessity of either. In the first case,
development of the property with the street and alley layout as proposed,
but with lots which observe SF-7 standards throughout, would result in the
loss of only one lot. In the second case, the portion of the property which
is the most constricted already adjoins an existing alley within a public
easement of the Sandy Oaks Addition. The 16 lots proposed not to abut
an existing alley are located in an area which is not confined. To provide
that area with alleys would result in the loss of only 2 lots.
Staff would agree to the advisability of both an alley waiver and lot size
reductions, if there were some clear benefit to the public, such as the
setting aside of some of the heavily wooded land adjoining Sandy Lake
Road as common area. Staff could also agree to the advisability of an
alley waiver, if the lots adjoining Sandy Oaks Addition were more
commensurate in width to the lots in Sandy Oaks. However, if an alley
waiver is recommended, staff suggests that front-entry garages should be
swing-entry similar to the housing in Waterford at Lake Park. That was
accomplished there with lot widths as little as 67 feet.
Two other issues aroc~ in the Development Review Committee
discussions, one of which the applicant has addressed and one which
remain unanswered. The Engineering Department recommended the
installation of traffic calming devices along London Way. The applicant
has agree to do that and has noted the site plan to that effect. The
Item # 6
planning staff suggests that if these are to be speed humps, that they be
surfaced with brick pavers. The Development Review Committee also
suggested that the north side of Lots 2, 'l, 5 & 11 of Block 2 be screened
with a 6' high brick wall. The applicant has not indicated that on the
rcvised plans. Staff also points out that a relatively minor adjustment of
the proposed street right of way for Westbury Court would result in the
removal of proposed street pavement from under the driplines of 3 sizable
live oak trecs.
Since March, the applicant has revised the plans as suggested by the
Commission. At staff request, the applicant also has provided a
drawing showing the building envelopes on each lot so that we can
have a clearer picture of the number of trees which will remain. A
total of 225 trees are on the tree survey, but 14 of them are on the
adjoining church property and 42 are smaller than 8" in caliper. Of
the 172 eight-inch trees, or larger, on the applicant's property, 139 are
oaks, elms and pecans. The remainder are hackber~, bois d'arc and
cedar. Of the 139 oaks, elms and pecans, 65 are located on building
lots within the yard areas, where construction will not be taking place.
If the property were developed with 12,000-square-foot lots, as
permitted under the current zoning, the tree loss would be
approximately the same (up to 74 oaks, elms and pecans 8" to 24" in
size).
Also, after verif~ving that the right-of-way on Heartz Road is 50 feet in
width, the Engineering Department has determined that there is
insufficent width for the required public sidewalk. In lieu of
additional right-of-way (60' is standard), the City will accept a 5'-wide
sidewalk easement along the western edge of the subdivision property
where it adjoins Heartz Road. This will entail moving the proposed
screenwall 5 feet to the east, but ~q_ll not reduce the buildable area of
the four lots upon which the screenwall is located.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of a PD-SF-7 District for this
property with the following conditions:
1) The lots fronting London Way each shall have a minimum
width of 68 feet.
2) Either all lots shall be served by alleys, or a minimum of
14,000 square feet of heavily wooded land adjacent to
Sandy Lake Road shall bc set aside as common area.
Item # 6
3) If an alley waiver is granted, all front entry garages shall be
swing ontry.
4) The turn around portion of Westbury Court shall be moved
mstward sufficiently to locate any proposed street pavement
beyond the dripline of any existing live oak trecs.
1)--5) If the traffic calming devices provided by the applicant
are to be speed humps, that they be surfaced with brick
pavers.
6) Along the northern boundaries of Lots 2, 4, 5 & 11 of
Block 2, provision of a 6' high screenwall constructed of
brick which matches the brick of the other proposed
screonwalls.
7) Provision of sidewalks along the west side of London Way
adjacent to the church property (See Engineering
Comments).
8) Correction of visibility easements (See Engineering
Comments).
9) Provision of a detailed study (HECI), if water is rerouted to
Hc~artz (See Engineering Comments).
10) Show dimensions of the drainage easement on the church
site north of this site (See Engineering Comments).
11) There shall be no median opening in Sandy Lake Road in
front of the London Way intersection (Sec Engineering
Comments).
12) Verification that therc is 50' of existing right of way width
in Heartz Road (Sec Engineering Comments).
2) Relocation of the screenwall adjacent to Heartz Road a
distance of 5 feet eastward and provision of a 5'-wide
sidewalk easement between the proposed 5'-~Sde wall
easement and the western property line of the
subdivision.
ALTERNATIVES: l) 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.
Item # 6
ATTACHMENTS: 1) Detailed site plan
2) Tree location plan
3) Landscape/screening plan
Item # 6