CC approval on 9/9/03AGENDA REQUEST FORM
COl'FELL
DEPT: Planning
DATE: September 9, 2003
ITEM #: 15
ITEM CAPTION:
Consider approval of the St. Andrews Estates, Lots 1 through 24X, Block 2, Preliminary Plat, to allow a 23 lot
single-family subdivision, and one common area lot, on approximately 10 acres of property located along the north
side of DeForest Road between Prestwick Court and Stratford Lane.
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
GOAL(S): I~l O
EXECUTIVE SUMMARY:
Date of P&Z Meeting:
Decision of P&Z Commission:
Motion to Approve, subject to conditions 1,3, 5 below; specify that the common
landscaping and wall easement will be maintained by the HOA; ensure that a
connecting sidewalk will be constructed between lots 14 & 15; understanding that a $
2,000 flood study review fee will be paid to the City, and no development will be
allowed in the floodplain areas until all appropriate approvals are obtained; no
structures or fill will be allowed in the revised floodplain; engineering will require
additional information on the grading plan and determination and approval of the final
tree mitigation plan.
M - Peters
S - Suhy
York absont
August 21, 2003
Approval (6-0) with Commissioners McCaffrey, Reese, Kittrell,
McGahey, Halsey and Foreman voting in favor. None opposed.
Approval is recommended, subject to the following conditions:
1) Cul-de-sac exceeding 600 feet in length being granted by City Council.
(CONDITION MET)
3) Approval of the alignment of the extension of Stonewick Lane.
(CONDITION MET)
5) Wall and alley waivers being granted by City Council.
(CONDITION MET)
7) Abide by other review agency comments.
Staff recommends approval.
DIR. REVIEW: , -~, FIN. REVIEW:
CM REVIEW:
Digitally
signed by
Jim Witt
DN
cn=Jim
Witt
Agenda Request Form - Revised 09/02 Document Name: ~4St. Andrews Estates PP 1-AR
CASE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
St. Andrews Estates~ Lots 1-24X~ Block 2
Preliminary Plat
P & Z HEARING DATE:
C.C. HEARING DATE:
August 21, 2003
September 9, 2003
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
Along the north side of DeForest Road, between Prestwick Court
and Stratford Lane.
SIZE OF AREA:
Approximately 10 acres of property
CURRENT ZONING:
SF-12 (Single family-12)
REQUEST:
Preliminary Plat approval to allow a 23-1ot subdivision, plus a
common area lot.
APPLICANT:
The Holmes Builders, Inc.
1406 Halsey Way, Suite 100
Carrollton, TX. 75007
(972) 242-1770, Ext. 201
FAX (972) 242-2931
HISTORY:
Page I of 4
There has been no recent development history on the subject tract, as
it has been used as the City's Service Center for many years. The
Service Center recently moved to a new location, and this 1 O-acre
Item # 7
property was placed in the market place for sealed bids. The Holmes
Builders, Inc., was the successful bidder and now wishes to plat the
property for residential development.
TRANSPORTATION:
DeForest Road is an unimproved asphalt road contained within a
variable-width right-of-way ranging from 40 to 50 feet. It is planned
to eventually be a 27-foot wide concrete street with a 50-foot right-
of-way.
SURROUNDING LAND USE & ZONING:
North- single-family residence; PD-184 SF-ED
South single-family residences; PD-137 (zero lot line)
East - single-family residences; PD-161 SF-12
West - single family residence; SF-12
COMPREHENSIVE PLAN:
The 1996 Comprehensive Master Plan shows the property
as suitable for public/institutional use which has now'
moved: single-family residences were proposed if the
Service Center were to vacate the property.
DISCUSSION:
Page 2 of 4
Recently, this 10-acre City-owned land was put out for bid
and purchased by The Holmes Builders, Inc., a single-
family developer/builder. There are concerns with this plat
that must be addressed before development can occur.
First, alleys are normally required in any residential
development not requesting a zoning change to PD.
Although the Planning Commission cannot waive the
requirements of the subdivision regulations (which require
alleys), Council can make exceptions to those rules on a
case-by-case basis. Second, the cul-de-sac maximum
length is specified as 600 feet. As measured to the back of
the cul-de-sac, this distance is a bit greater than 600 feet.
Third, setbacks along DeForest Road are normally 30 feet.
If this were a normal privacy fence, the Building Official
would not allow it. However, this particular structure is a
screening WALL, and the 30-foot setback can be waived by
Council. Fourth, this plan shows a screening wall height in
excess of eight feet. Our maximum allowable height is
eight feet. The proposal indicates a screening wall in
Item # 7
excess of nine feet. Again, Council can approve the height.
Fifth, the most prudent way to address these concerns is
normally through the PD zoning process. However,
because Council has the authority to waive development
guidelines generally spelled out in the Subdivision
Regulations, the applicant has the right to apply as he did.
This procedure bypasses the zoning process and the
advertisement of the case to landowners within 200 feet of
the request. Sixth, in an attempt to resolve the 600-foot
maximum cul-de-sac length, the applicant has realigned his
street with the logical extension of Stonewick Lane in the
Prestwick subdivision to the west. This causes a
realignment of the existing Stonewick, as well as crossing
the Estrada property adjacent to St. Andrews. This
alignment needs careful thought regarding its feasibility.
As stated above, it could be argued that this application
should have requested PD zoning to resolve the above-
listed issues and allow surrounding property owners an
opportunity to review and comment on the development.
However, the density proposed is much less than any
zoning around this parcel. Lot sizes range from a little over
12,000-square feet to almost 28,000-square feet. The
residential use proposed is a much less intense use than the
former City Service Center. The proposal conforms to the
Comprehensive Plan. Public notice was given when the
City advertised this property for sale and had a provision
that the property would have to be used for single-family
SF- 12 construction.
Given these facts, it could be debated which process was
the more prudent course of action. Staff would have
preferred a PD application to cleanly resolve all the issues
discussed above at the Commission level. On the other
hand, City Council can modily the Subdivision Regulations
and get to the same end result. In addition, the Prestwick
subdivision just to the west of this property went through
an identical development process, opting to request
modification to the Subdivision Regulations rather than
apply tbr a PD zoning. That project resulted in an excellent
residential subdivision. The only issue which might require
additional review is the alignment of the proposed
extension of Stonewick Lane.
Page 3 of 4
Item # 7
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends
conditions:
l)
2)
3)
4)
5)
6)
approval subject to the following
Cul-de-sac will not exceed 600 feet in length.
Sideyard setbacks are placed on oversized lots.
Approval of the alignment of the extension of
Stonewick Lane.
All lots must have 85 feet minimum width at
building line.
Wall and alley waivers being granted by City
Council.
Abide by other review agency comments.
ALTERNATIVES 1) Recon'krnend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1 ) Preliminary Plat
2) Review agency comments (Engineering, Utility Company, Parks, Fire)
Page 4 of 4
Item # 7
COl'FELL
Project ID PP-03-0056
Address 732 Deforest Rd
CITY OF COPPELL
DRC REPORT
Project Name
COP?ELL
St. Andrews Manor
Project Type
Ap@lication Date
Case Manager
Project Description
Preliminary Plat
7/22/03
Gary Sieb
to allow a 23 lot single-family subdivision, and one common area lot
Agency
Building Inspection
Electric and Gas
Engineering
Fire Administration
Parks and Recreation
1 of 2
Reviewed By Review Date
Greg Jones 7/31/03
Jeff Curry 7/31/03
Teresa Turner 7/31/03
Travis Crump 7/28/03
John Elias 7/30/03
1 .Building Inspection would like further information on
improvements to west boundary of subdivision
regarding retaining walls, drainage information to
address potential future problems with Estrada tract.
2. Sidewalk will need to be constructed between Lots
14 and 15. Common/Flood Plain area?
No Comments Recieved
1. include Floodplain Administrator's signature block on
plat.
2. Include a note on the plat indicating the maintenance
of the median is the responsibility of the HOA.
3. The City's fee for reviewing the Flood Study is $2000.
4. No structures or fill can encroach in the floodplain
until the proper FEMA approvals are obtained.
5. It appears that the sidewalk along the north side of
the cul-de-sac is proposed within the floodplain.
6. Surface drainage between Lots 16 & 17 and on Lot
14 will not be allowed.
7. A preliminary grading plan will need to be included in
the site plan review submittal.
8. Have you planned the cross street to align with
Stonewick Lane for a possible future connection?
Cul-de-sac length exceeds limits.
Do not have enough information to determine tree
mitigation. Need to know which trees will be removed.
From: Teresa Turner
To: Gary Sieb
Date: 8/13~03 2:03PM
Subject: St. Andrews Estates
Gary:
1. On the plat, the portion of the floodplain between Lots 16 & 17 is noted as being removed from the
floodplain but retained as a drainage easement. Please explain.
2. A preliminary grading plan was requested and provided however, only proposed grades for the street
are shown. Additional information regarding the amount of fill in the floodplain areas is also needed, as
well as how each of the individual lots are proposed to drain.
3. As stated before, no development can occur in the floodplain areas until a flood study is submitted for
review and all of the appropriate FEMA approvals are obtained.
Teresa
- ,flngr w Eisner Page 1
From: John Elias
To: Gary Sieb
Date: 8/21/03 8:19AM
Subject: St. Andrews.Mac~r
Gary,
The tree retribution calculations on the plan are incorrect. I phoned Joe Grubbs the landscape architect
that prepared the plans & calculation to discuss how he came up with the numbers. He informed me that
he had only considered the trees that would be removed for the streets only. No consideration was given
to the trees that would be removed to build the houses, or to fill in the creek on lots #16 & #17.
I have calculated the retribution numbers based on trees that will be in the way of the construction of the
street, grade issues, as well as the foot-print of each house. They are as follows:
total protected trees on site
total protected trees to be removed
gross retribution
preservation credit (705 1 1959)
landscape credit (13 x 4 x 50%)
1959"(DBH)
705"(DBH)
1254"(DBH)
36% -4$1"(DBH)
-26"(DBH)
Net Retribution
777"(DBH)
x~lO0.O0
$77,700
Contribution to City of Coppell Reforestation and Natural Areas Fund in the amount of $77,700.
Thank You
John Elias
Park Planner& Landscape Manager
City of Coppell.
l
5;~t£ V£ 8~t
~At~2tGNV
r