PD161-AG 970612~~~m ~ AGENDA REQUEST FORM
CITY COUNCIL MEETING: June ~ 1997 ITEM #
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of PD-161, Stratford Manor, to change the zoning from A
(Agriculture) to PD-SF-12 (Planned Development, Single Family-12) to allow
the development of a 31-lot residential subdivision on 15.1257 acres of
property, located on the north side of DeForest Road, approximately 1,000
feet east of MacArthur Boulevard.
SUBMZTTED BY: ~~
TITLE: < ~'~c~r~P~ning and Community
STAFF RECOMMm. I~D~¢ ~ Approval X
Services
Denial
STAFF COMMENTS:
Date of P&Z Meetinq: May 15, 1997
Decision of P&Z Commission: Approved (4-0) with Commissioners Jones,
Lowry, Cruse and DeFilippo voting in favor. None opposed. Commissioners
Mabry and McCaffrey were absent.
Approval subject to the following conditions:
1) Compliance with Engineering Department comments (attached).
2)
A restrictive covenant shall provide the following wordage: No
fill and no build on a 20-foot easement on the east and west
property boundaries on all lots having existing trees. This
statement must also be reflected on the Final Plat and in the
Deed Restrictions and Covenants of the Homeowners Association.
This Restrictive Covenant must be reviewed and approved by the
City Attorney. This easement will also be designated and
excluded by description of metes and bounds from any study,
including FEMA.
3)
Submission of standards for garage orientation to be the same as
those employed on the Cambridge Manor development, approval
subject by City Staff.
4)
DIR. INITIALS: ~,
Agenda Request Form - Revise~d'!/97
Drainage be addressed during the developmental process.
APPROVED
BY
CjiTY CQUUCIL~
D A T E ~,//->/?
FIN. REVIEW~ CITY MANAGER REVIEW:
Document Name pdl61 .PZ
CAgE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-161, STRATFORD MANOR
P & Z HEARING DATE: May 15, 1997
C.C. HEARING DATE: June 10, 1997
LOCATION:
SIZE OF AREA:
North side of DeForest Road, approx. 1,000 feet east
MacArthur Boulevard.
15.1257 acres; 31-lot single-family residemial subdivision
of
CURRENT ZONING:
A (Agriculture)
REQUEST:
PD-SF-12 (Planned Development, Single Family-12)
APPLICANT:
HISTORY:
Applicant:
Brentwood Builders, Inc.
P.O. Box 702468
Dallas, TX 75370
(972) 732-8445
Engineer:
Dowdey, Anderson & Associates
16250 Dallas Parkway, Suite 100
Dallas, TX 75248
(972) 931-0694
A previous applicant submitted a similar zoning change request and
preliminary plat for this property to the Development Review Committee
in July of 1995. The applicant withdrew the request prior to the Planning
and Zoning Commission meeting. The current applicant submitted plans
to the Development Review Committee in March of this year, initially
requesting an SF-12 District. Planning staff advised the applicant that it
would support waiver of alley requiremems only within a Planned
Developmem District. The applicant withdrew the request and
resubmitted in April as a PD District request.
TRANSPORTATION:
DeForest Road is a two-lane undivided residential street contained
in a 40 feet right-of-way
Item # 7
SURROUNDING LAND USE & ZONING:
North -
South -
East -
West -
Denton Creek; "A" Agriculture
Raintree Subdivision; "PD- 137" Planned Development
Estates of Cambridge Manor; "PD-131, SF-12"
Development, Single Family 12
vacant; "A" Agriculture
Planned
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property suitable for
medium density residential uses.
DISCUSSION:
Although this proposal has merit, the submission fails to address some
important issues such as how trees will be preserved, how water ponding
will be avoided in tree preservation areas in flood plain, and what the
screen wall along DeForest Road will look like. The plan also proposes
cul-de-sacs that exceed 600 feet in length (See paragraph 8 on page 60 of
the Subdivision Ordinance).
Regarding woodland preservation, one method of assuring tree
maintenance is to establish common areas. In this way the entire
neighborhood owns the wooded parcel. The neighborhood, through its
homeowners association, is less likely than an individual homeowner to
have a reason for wanting a tree removed. Also, the City has yet to
propose or adopt regulations which would prohibit a homeowner from
removing trees. As a result, unless a tree within a residential subdivision
is in a common area or unless specific provisions are included within a
PD District ordinance, the City cannot enforce tree preservation.
The 15.1-acre site is 392 feet wide. The proposed minimum lot size is
12,000 square feet. The narrowest lot proposed is 85 feet wide.
Therefore, lot depths need not be greater than 142 feet, and in most cases
may be as little as 127 feet. Two 142'-deep lots on each side of a 50'-
wide street right-of-way would occupy a strip of land 334 feet wide.
Without infringing upon 12,000-square-foot lot sizes, this leaves at least
58 feet out of the width of this 15.1-acre site available for common area.
Throughout the Dallas area many residential streets run east-west,
providing the houses with a north-south exposure to front and rear yards.
This was done purposely to minimize the adverse effects of the afternoon
sun during the summer. The proposed principal street of this
development, and the adjoining Cambridge Manor Lane, orient north-
south. This gives the houses an east-west exposure to front and rear
yards. Therefore the preservation of trees on both sides of this
subdivision will offer substantial protection from summer sun for the west
sides of homes both in Stratford Manor and in the adjoining Estates of
Item # 7
Cambridge Manor. Protecting the future homes on the west side of
Bristol Court in Stratford Manor is just as important as protecting the
existing homes on the west side of Cambridge Manor Lane.
There may be other ways, besides establishing common areas, to preserve
trees. The applicant has not submitted any documents suggesting another
way. The current plan shows most of the trees which will not be removed
during reclamation of the site to be located on proposed homesites, where
the City will be unable to protect them unless language is added to the PD
District requirements. We do recognize, however, that adding language
to the PD requirements does invite future conflict between homeowners
and the City, as future homeowners wanting to build patios, pools or other
additions are likely to contend that they did not know, were not told and
would not have bought had they known the area was unavailable for them
to use in this manner. None the less, adding such a condition to the
Zoning Ordinance granting the PD does put individual property owners on
notice that such a condition does exist and is enforceable.
Regarding cul-de-sac length, please see the comments included with the
companion Preliminary Plat agenda item.
In addition to these two issues, planning staff would like to see greater
detail on the drainage of tree preservation areas in the flood plain, on the
screen wall design along DeForest Road, and on front-entry garage
orientation. As to garage orientation, provisions should be included in the
PD District regulations aimed at minimizing the visual impact of garage
doors which do not face away from the front of a lot, such as was done
at Estates of Cambridge Manor.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Planning staff recommends approval of a PD-SF-12 District which
includes the following conditions:
1)
2)
3)
4)
5)
Compliance with Engineering Department comments;
Compliance with Fire Department requirements;
Provision of a common area (or some other designation) on both
the east and the west side of the proposed development, with a
minimum width of 20 feet at any point;
Submissions of standards for garage orientation;
Removal of the cul-de-sac from the south end of Bristol Court and
intersection of the street with DeForest Road;
Item # 7
6)
Revision of landscape plans consistent with an entrance to the
subdivision from DeForest Road and provision of screen wall
elevation drawings.
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
2) Preliminary Landscape Plan and Irrigation
Item # 7
· o oo.
JAMES R FLEMING ·
CHAPMAN E DUNCAN
ESTATES OF
CAMBRIDGE MANOR
ZONED A
LANE
LAKE FOREST DR.
I~[VELOPMENT DATA
NUMBER OF LOTS - 31
PRELIMINARY PLAT/
ZONING SITE PLAN
DEVELOPER
STRATFORD LIMITED FOR REV, IEW PURPOSES ONLY
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