PD166-CS 980319 (2) CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-166, WESTBURY MANOR
P & Z HEARING DATE: March 19, 1998
C.C. HEARING DATE: April 14, 1998
LOCATION: Along the east side of Heartz Road; along the south side of Sandy
Lake Road.
SIZE OF AREA: 9.713 acres; proposed for 39 single-family residential, lots.
CURRENT ZONING: SF-12 (Single Family-12)
REQUEST: PD-SF-7 (Planned Developmem, Single Family-7)
APPLICANT: Developer: Planner/Engineer:
The Ryland Group, Inc. Goodwin and Marshall,
12000 Ford Rd, Ste 320 6001 Bridge St, Ste 100
Dallas TX 75234 Ft Worth TX 76112
972 -247 -8960 8174294373
Fax 972484-1479 Fax 817-446-3116
HISTORY: There is no previous platting or zoning history.
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).
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 residemial; SF-7 (Braewood West)
Item # 7
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 arose 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
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, 4, 5 & 11 of Block 2 be screened
with a 6'-high brick wall. The applicant has not indicated that on the
revised 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 trees.
Item # 7
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 be set aside as common area.
3) If an alley waiver is granted, all from-entry garages shall be
swing-entry.
4) The turn-around portion of Westbury Court shall be moved
eastward sufficiently to locate any proposed street pavement
beyond the dripline of any existing live oak trees.
5) If the traffic calming devices provided 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
screenwalls.
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
Heartz (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 (See Engineering
Comments).
12) Verification that there is 50' of existing right-of-way width
in Heart7. Road (See Engineering Comments).
Item # 7
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) Detailed site plan
2) Tree location plan
3) Landscape/screening plan
4) Departmental Comments
Item # 7
COMMiTTE '
DEVELOPMENT REVIEW
ENGINEERING COMMENTS
ITEM: pD-166. Westbury Manor, a zoning change request from "SF-12"
(Single-Family-12) to "PD-SF- 7 (Planned Development, Single Family-7)
to allow the development of a 39- lot residential subdivision on a 9. 713
acre tract of land located along the east side of Heartz Road, and along
the south side of Sandy Lake Road, at the request of Ryland Group, Ina
DRC DATE: February 26, 1998 and March 5, 1998
CONTACT: Mike Martin, P.E., ,4ssistant City Engineer 004-3679)
REVISED
AUFER P&Z
1. This development will need to install sidewalks along west side of London Way adjacent to
the church property.
2. The correct visibility easement should be shown as per the City's Subdivision Ordinance.
3. If you reroute your water to Heartz, you should provide a detailed study (HECI) showing the
impact of the rerouted water on the Heartz Road drainage system.
4. Dimension drainage easement north of this site on the Lutheran Church.
5. No median opening will be provided along Sandy Lake for the London Way connection.
6. Verify existing 50' right-of-way along Heartz Road.