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CC approval on 6/14/05AGENDA REQUEST FORM COPPELL DEPTt Planning DATEI: June 14, 2005 ITEMI#: 13 1TEM CAPTION: PUBLIC HEARING: Consider approval of Case No. PD-210-SF-9(CH), Kaye Street, zoning ch tnge from SF-12 (Single Family-12) to PD-210-SF-9(CH) (Planned Development-210-Single Family-9, Called tearing) to allow for the retention of existing homes and permit the development and redevelopment of hanses on existing lots and to allow the replatting of lots to a minimum of 9,000-square feet on property located along the north and south sides of Kaye Street, east of Coppell Road, encompassing 35 lots (412 & 420 Coppell Ro~d and 300-426 Kaye Street). APPROVED BYI Motion to close Public Hearing & Approve ~ r~l ~ CITY COUNCIL~ *ubjeett° PD C°"diti°ns °n page ~09 & GOAL(S): n~ON ABOVE DATE S - Faught · Libby Ball  2005.06 23 Vota - 7-0 os'0o' EXECUTIVE SUMMARY: Date of P&Z Meetinm May 19, 2005 Decision of P&Z Commission: Approval (5-0) with Commissioners Borchgardt, Foreman, Milosevich, Kittrell and Reese voting in favor; none opposed. Commissioners Hall tnd McCaffrey were absent. Approval is reco~ended, subject to the attached PD conditions and exhibits, with an additional provision, as follows: Staff recommends approval. Agenda Request Form - Revised 09/04 D~cument Name:~ ! PD-210-SF-9(CH) I-AR CITY OF COPPELL PLANNING DEPARTMENT CASE NO.: P & Z HEARING DATE: C.C. HEARING DATE: STAFF REPORT PD-210-SF-9(CH), aye May 19, 2005 June 14, 2005 Street STAFF REP.: LOCATION: SIZE OF AREA: CURRENT ZONING: REQUEST: APPLICANT: HISTORY: Page 1 of 4 Marcie Diamond, Assistant Plannin~ Director North and south sides of Kaye Street, east of Coppell Road 35 lots on approximately 10.6 acres, SF- 12 (Single Family- 12) PD-210-SF-9 (Planned Developmen the retention of existing homes and redevelopment of homes on existing lots to a minimum of 9,000-square fi Planning and Zoning Commission A determine proper zoning. The W.A. Anderson Addition is ol the City of Coppell, and this plat w~ Dallas County Appraisal District (E of one of the homes dates back to majority of the homes were built was prior to the establishmen Subdivision regulations. Item # 4 ~fproperty :-210, Single Family-9) to allow he development and lots and to allow the replatting of ~et. uthorized Public Hearing to ~e of the oldest subdivisions in is never filed for record. Per the CAD) records, the construction 1935 and another to 1940. A ~ the 1950's and 1960's, which of the current Zoning and The most recent redevelopment acl when the owner of 332 Kaye Stree to construct a new home on this lc developed in compliance with th Adjustment (BOA) action was reqt variances to allow a reduced house 1,691-square feet) and lot size (frc ivity occurred in the year 2000, demolished the existing home Given that this could not be SF-12 regulations, Board of red. in 1999 the BOA granted size (from 1,800-square feet to m 12,000-square feet to 9,800- square feet) and denied the request} side yard and the allowance for; garage. A Minor Plat for this one drainage easement along the north drainage/utility and sidewalk easen lot, was approved by City Counc constructed in 2001, and per DC.~ the home is 1,969-square feet. for a two-foot variance to the one-car instead of a two-car .ot, which included the existing side of the lot and provided a ~ent along the south side of the 1. The home on this lot was D's records, the living area of TRANSPORTATION: Kaye Street is a residential street, wi :h 25 feet of right-of-way, which is substandard for a residential stree! SURROUNDING LAND USE & ZONING: North - Shadow Ridge Estates; PD-95-SF-9 South CoppellVillage (Hunterwood); PD-89-SF-' East- Round Oak Estates; SF-9 West - Office/warehouse(Container Store); PD-186R5-LI COMPREHENSIVE PLAN: The Comprehensive Plan sh~ws low density residential DISCUSSION: Purpose/History , This rezoning activity was initiated after ~, the property owners on Kaye Street, who lots into three to allow the developmer discovery that the existing SF-12 zoning scenario due to the required minimum determined that most of the existing lot compliant in terms of both lot width and t two lots (spot zoning), it was determined Page 2 of 4 Item # 4 the property as suitable for taft was approached by one of ~vas considering replatting two t of three new homes. Upon would not accommodate this lot width of 85 feet, it was ; along Kaye Street were not ouse size. Instead of rezoning o be appropriate to rezone the entire street so that the existing homes and lots would be in compliance, while allowing for the redevelopment at a similar density as currently exists. The property owner then prepared and circulated a petition requesting this Called Public Hearing, whiCh was signed by the owners of 20 of the 35 lots (57%) along Kaye Street. As discussed in the HISTORY section of~ this report, this is one of the oldest subdivisions in the City of Copp~ell and pre-dated the existing Zoning and Subdivision regulations; therefore, the origin of the SF-12 zoning is unknown. It is assumed tha~ when zoning was originally established City-wide, all residential ar4as were zoned SF-12 as the standard residential zoning district. Existing Conditions As detailed in the attached table of Lot a~d House Sizes, the existing lot sizes range from approximately 6,900- t(~ 29,490-square feet, with the typical lot size being approximately 9,800-square feet (70 ft. x 140 ft.). There is also a significant range in hous~ sizes along this street. Per DCAD records, the smallest house on this ~treet is 672-square feet and the largest almost 3,400-square feet, with an[ average house size of 1,377- square feet. As illustrated in the Pictorial ~urvey of Existing Homes, the homes are a mixture of masonry and ifa[ne, one and two-stories, with attached and detached garages. Some of ~e structures appear to be built within feet (or inches) of the side propert~ lines and several are only set back 15-20 feet from the 25 foot right-of4way for Kaye Street, which is also substandard for a residential street. Given the overall non- compliance with SF-12 district regulatioBs, a PD for SF-9 is being proposed. Proposed Planned Development The purpose of this PD is threefold: * to recognize the existing, legal structures and lot configurations as conforming, · to allow for improvements to the existing structures and construction of new homes without requiring a seri4~s~ of variances from the SF-12 regulations from the Board of AdjustmOgt, and · to allow the redevelopment and replatti~g in accordance with the SF-9 district regulations, as modified herein. The following is a comparison of the existiJ3g SF-12 and base SF-9 district regulations: Page 3 of 4 Item # 4 Regulation SF-12 ' SF-9 Minimum Lot Size 12,000-sq. ft. ~, 9,000-sq. ft. Minimum Lot Width 85 ft. 70 ft Minimum Lot Depth 110 ft. ~ 100 fl. Minimum Front Yard 30 ft 25 ft. Minimum Side Yard 10% of Lot wid~ 8 ft. (min. 8 fl.) Minimum Rear Yard 20 fl. i 20 ft. Minimum Dwelling unit size 1,800 sq. fl. 1,600 sq. ft. Maximum Building Height 35 fl (2.4 stories) Maximum Lot Coverage 35~ The SF-9 district regulations are further ~nodified to recognize the built environment and are attached as PD conditibns. In sum the PD conditions address regulations regarding the redevelop~nent of homes on existing lots, additions to existing structures and the rep~atting and construction of new homes along Kaye Street. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends APPROVAL of a rezoni~g from SF-l 2 to PD-210-SF-9 (Planned Development-210, Single Family-9), subject to attached PD conditions and exhibits. 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) PD conditions 2) Table of Lot and House Sizes 3) Exhibit of Existing Building Footprints 4) Aerial of Kaye Street/with Survey 5) Copy of petition Page 4 of 4 Item # 4 PD~210-SF-9 SINGLE-FAMILY DISTRICT ~EGULATIONS A. Use regulations. A building or premise shall be used only for the following 1. Any use permitted in the "SF-ED", "SF-18" or the 2. Home occupation. 3. Such uses as may be permitted under provision Sections 12-30-5 and 12-30-6 of the Zoning Ordim B. Maximum height regulations. The maximum height regulations will be 35 feet nor stories high. 3urposes: 'SF-12" districts. s of Special Use Permits, tnce. ~ore than two-and-one-half C. All existing legal residential structures and existing lot Additions to the main structure will be permitted without as the addition is compliant with the SF-9 regulations as h, does not exceed a 50% increase over the existing and max exceed 35 percent. D. Platting the property shall be required prior to the issuan new home construction and additions, which exceed a 50°~ floor area; however, the existing lot dimensions shall be de Construction of new homes when the lots are being re regulations as set forth herein: 1. Minimum size of yards: (A) Front yard: 25 feet. ; are deemed conforming. latting the property as long ',rein specified, the addition mum lot coverage does not :e of a building permit for increase over the existing emed conforming. >latted shall adhere to the (B) (C) Rear yard: 20 feet. 2. Minimum size of lot: (A) Lot area: 9,000-square feet. (B) Lot width: 70 feet. (C) Lot depth: 100 feet. 3. Minimum dwelling size: 1,600-square feet, breezeways and porches. 4. Maximum lot coverage: 35 percent of the total lot combined area of the main buildings and accessor 5. Parking regulations. (A) Two enclosed parking spaces per unit a yard line for all new homes. (B) Garages may either be attached or structure. Side yard: Eight feet. A side yard adjacent to a side street: 15 feet. Allowable non-residential uses: 25 feet.!~ xclusive of garages and ~rea may be covered by the buildings. :e required behind the front etached from the main Page 1 of 2 05/20/05 Type of exterior construction. 1. All structures in existence at the time of this ord conforming as to the masonry requirements. 2. All new residential construction and additions sha] percent of the exterior walls of the first floor ol masonry construction (see Section 12-42-1 of exclusive of doors, windows and the area above th~ above the first floor of a straight wall structure s masonry, exclusive of doors, windows and the area F. Site Plans 1. The exhibit of Existing Building Footprints and t Sizes shall generally indicate the existing conditio otherwise documented, these shall serve as th requirements for building additions and platting. 2. Board of Adjustment has the authority to consider of this PD. G. Platting 1. Properties must be platted in accordance with Sec Ordinance prior to the issuance of a building construction and expansions of existing homes, existing floor area. 2. The plat, if involving four or less lots, and regulations herein, and the provisions of the Subr approved administratively as a Minor Amendin Section 212 of the Local Government Code. 3. All plats shall provide a minimum of a 10-foot si~ parallel and adjacent to Kaye Street. H. Alleys I. Alleys shall not be required. Disasters 1. If a house is destroyed due to a natural disaster o elect to rebuild the home as it exists today without Page 2 of 2 05/20/05 nance shall be considered 1 be as follows: at least 80 all structures shall be of the Zoning Ordinance), .. top plate line. Each story aall be at least 80 percent above the top plate line. m table of Lot and House as within this PD. Unless basis to determine the ,ariances to the provisions :ion 12-39-1 of the Zoning permit for all new home ihich exceeds 50% of the ~ in compliance with all !vision Ordinance, may be Plat, as provided for in :walk and utility easement · fire, the homeowner may eeking any variances. PD-210-SF-9 Kaye Street Existing Conditions ! Lot and House Sizes Street Name Living Lot Size Year # Area Built 412 COPPELL 1,835 29,490 1958 420 COPPELL 1,274 29,210 1954 300 KAYE 672 10,318 1960 301 KAYE 1,374 11,700 1956 304 KAYE 1,588 9,831 1958 308 KAYE 2,078 9,830 1935 309 KAYE 1,260 17,157 1965 312 KAYE 1,387 9,829 1965 313 KAYE 2,3001 9,531 1965 316 KAYE 1,1421 9,828 1965 317 KAYE 1,260 9,547 1948 320 KAYE 2,072 9,827 1986 321 KAYE 1,325 10,324 1955 324 KAYE 1,566 9,825 1960 325 KAYE 1,442 9,656 1965 328 KAYE 1,344 9,824 1955 329 KAYE 1,320 8,984 1955 332 KAYE 1,969 9,823 2001 333 KAYE 1,006 9,694 1955 336 KAYE 1,329 9,822 1953 337 KAYE 1,020 9,713 1955; 340 KAYE 900 9,821 1958 341 KAYE 1,205 9,732 1956 400 KAYE 945 9,819 1955 401 KAYE 1,014 6,963 1955 404 KAYE 1,032 9,401 197(:; 405 KAYE 1,913 12,557 1955 409 KAYE 1,024 9,775 1946 412 KAYE 1,854 21,423 1958 413 KAYE 1,184 11,529 1955 416 KAYE 1,719 8,961 198( 417 KAYE 1,133 17,761 1958 420 KAYE 1,892 8,788 1965 421 KAYE 3,396 15,471 1955 426 KAYE 15,745 Ave II II 1,42211 i 5/12/2005 0 N