Stratford Mnr/PP-AG 970612AGENDA
REQUEST
FORM
ITEM CAPTION:
Consider approval of Stratford Manor, Preliminary Plat, 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 1000
feet east of MacArthur Boulevard.
SUBMiTTED~eb~~~~
TITLe: Director of Plan~-~g and Community Services
STAFF RECO~S: _------~pproval ~ Denial
STAFF COMMENTS:
Date of P&Z Meeting: 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)
Drainage be addressed during the developmental process.
DIR. INITIALS:~
Agen~ Request Form - RevVed ~/~
FIN. REVIEW:~
APPROVED
BY
C TY CQUNCI
Document Name stratfpp. PZ ~
CASE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
STRATFORD MANOR, PRELIMINARY PLAT
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 residential subdivision
of
CURRENT ZONING:
PD-SF-12 (Planned Development, Single Family-12)
REQUEST:
Preliminary Plat approval
APPLICANT:
HISTORY:
Applicant:
Brentwood Builders, Inc.
P.O. Box 702468
Dallas, TX 75370
(972) 732-8445
Engineer:
Dowdey, Anderson & Associates, Inc.
16250 Dallas Parkway, Ste. 100
Dallas, TX 75248
(972) 931-0694
The Development Review Commitee reviewed a similar preliminary plat
for this property in July of 1995. The applicant withdrew the request
prior to the Planning and Zoning Commission meeting.
TRANSPORTATION:
DeForest Road is a two-lane undivided residential street contained
in a 40 feet right-of-way
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
Item # 8
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property suitable for
residential medium density uses.
DISCUSSION:
The entrance to this subdivision, as proposed, occurs at the intersection
of Cambridge Manor Drive with Prince Edward Lane. Once having
committed to turn on Prince Edward Lane, without backing up the
vehicle, a driver will be unable to turn around on public right-of-way until
reaching one end or the other of Bristol Court. The south end of Bristol
Court is over 1200 feet from the intersection of Cambridge Manor Drive
with Prince Edward Lane.
Construction of a cul-de-sac in excess of 600 feet in length requires a
variance of the Subdivision Regulations. Page 14 of the Subdivision
Regulations describes a variance as a form of relief which may be granted
to a subdivider by the City Council on the basis of the following criteria:
The existence of circumstances or conditions affecting the
subdivider's property in such a way that the strict application of
these regulations would deprive the subdivider of the reasonable
use of his/her land; and,
bo
The subdivider's offer of evidence that the granting of a variance
is absolutely necessary for the preservation and enjoyment of
his/her property rights; and,
The subdivider's offer of evidence that the variance will not be
detrimental to the health, safety, and general welfare of real
property in the City of Coppell; and,
do
The granting of a variance will not be simply a matter of
convenience or expedience, but is founded on the principals of
reasonableness and substantial justice.
Planning staff, therefore, sees no basis for granting a variance to the cul-
de-sac length requirements other than a stated economic advantage of
higher lot prices in the development. Furthermore, the plan creates
considerable inconvenience. Lot 11, for example, adjoins DeForest Road.
To get to it from where it adjoins DeForest Road a vehicle would have to
travel half a mile in front of or beside 35 homesites.
On the other hand, granting a variance of the alley requirement would be
justified, if the purpose of providing alleys is otherwise accommodated.
The purpose of alleys is primarily for trash pick-up and rear-entry
garages. If the zoning district provides effective measures to deal with
these neighborhood appearance issues, the planning staff will support
variance of the alley requirement.
Item # 8
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Planning staff recommends disapproval of the Preliminary Plat until
resubmitted without a variance to cul-de-sac maximum length
requirements. This recommendation is based upon there being insufficient
justif'lcation for such a variance, unnecessary inconvenience resulting from
such a variance, and a probable doubling of local traffic adjacent to 36
homesites. If, on the other hand, the applicant is willing to provide an
entrance to Stratford Manor from DeForest Road, and allow sufficient
area to landscape the entrance appropriately, planning staff would support
the application, subject to Engineering Department comments.
ALTERNATIVES:
1) Recommend approval of the Preliminary Plat
2) Recommend disapproval of the Preliminary Plat
3) Recommend approval of the Preliminary Plat with modifications
ATTACHMENTS:
1) Preliminary Plat
2) Tree Preservation Plan
3) Departmental Comments
Item # 8
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DEVELOPMENT RF, .........
ENGINEERING COMMENTS
DRC DATE:
CONTA CT:
Stratford Manor, Prelimina~_ Plat, to allow the development of a $1-
lot residential subdhgsion on 15.1257 acres of property, located on
the north side of DeForest Road, approximately 1000 feet east of
MacArthur Blvd., at the · request of Dowdey, Anderson and Assoc.
Inc.
April 24, 1997 and May 1, 1997
Mike Martin, P.E., Assistant City Engineer (304-3679)
COMMENT STATUS:
/FINAL
For informational purposes only:
It is our understanding that the developer is attempting to save trees along the rear of lots 1-10
and 27-31, Block A. While the Engineering Department supports saving the trees, we would
request more information on how proper drainage in this area will be accomplished. This could
require the addition of localized drainage systems.
Preliminary Plat:
1. A floodplain study will be required prior to reclamation.