PD-220R-SF-12, PH Agenda Request/Staff Report
AGENDA REQUEST FORM
THE.CITY.OF
DEPT:
PLANNING
June 12, 2007
COPPELL
.. ,... ~
l'
DATE:
ITEM #: 1 5
o WORK SESSION
D CONSENT
[Z] REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-220R-SF-12, Alexander Court. to amend the land use designation on the
Comprehensive Land Use Plan from Neighborhood Retail to Residential Low Density on approximately four acres of
property along Denton Tap Road and a zoning change request from C (Commercial) to PD-220R-SF-12 (Planned
Development-220 Revised-Single Family-12), with a Detail Site Plan. to allow the development of 29 single-family homes
and two common areas on 18.5 acres of property located at the northwest corner of Bethel and Denton Tap Roads.
GOAL(S):
,;--- .
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Submission of a complete Tree Survey/Mitigation Plan required by Sec. 12-34-2 of the Zoning Ordinance.
2) A tree removal permit will be required prior to the removal of any and the issuance of a grading permit.
3) Park impact fees will be assessed at $1,285 per lot.
4) HOA documents need to be submitted to the City for review by the City Attorney to assure perpetual
maintenance of all common areas by the Homeowners Association prior to submission of a Final Plat.
5) Do not resubmit the three black and white, 24" x 36" pictures of the screening walls similar to the type being
proposed. Sheet W-1 Landscape and Entry Feature Concept Elevations is sufficient. if supplemented with a color
board indicating the colors and materials to be used for the screening wall.
II
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
ACTION TAKEN BY COUNCIL:
On May 17, 2007. the Planning Commission unanimously
recommended approval of this zoning change (5-0). subject to the
above-stated conditions. Commissioners Haas. Kittrell, Borchgardt,
Reese and Frnka voted in favor, none opposed.
Motion to close Public Hearing & Approve subject to
conditions 1, 2, 3, 4 & 5 above
Staff recommends approval.
M - Peters
S - Brancheau
Vote - 6-0
Faught absent
.. Libby Ball
itA... 2007.06.21
.. 16:07:01
-05'00'
(cj)l,pn-??nR-<;F- 1? Alplrnnr!pr rT l-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-220R-SF-12.. Alexander Court
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
May 17,2007
June 12, 2007
Marcie Diamond, Assistant Director of Planning
Northwest comer of Bethel and Denton Tap Roads
18.5 acres of property
C (Commercial)
Amend the Land Use Plan on approximately four acres of property
from Neighborhood Retail to Residential Low Density and a zoning
change from C (Commercial) to PD-220R-SF-12 (Planned
Development-220-Single Family-12) to allow the development of29
single-family homes and two common areas on 18.5 acres of
property.
Owner:
Mr. John Hawkins
Mira Mar Dev. Corp.
6003 Sunderland Drive
Colleyville, TX 76034
(817) 996-6698
FAX: (817) 329-1792
Surveyor:
Bill Bartlett
Sempco Surveying, Inc.
3208 South Main Street
Fort Worth, TX 76110
(817) 926-7876
FAX: (817) 926-7878
ITEM # 10
Engineer:
Kelly Zwinggi
Zwinggi Engineering/Planning, LLC
150 Parish Lane, #337, P.O. Box 1247
Roanoke, TX 76262
(940) 390-0040
FAX: (817) 961-0299
Landscape Architect:
Tricia Amador Woliver, ASLA
6825 Studebaker Drive
McKinney, IX 75071
(469) 734-6764
FAX: (972) 562-8861
Page 1 of6
HISTORY:
In 2003 staff initiated several rezonings and Comprehensive Land Use Plan
amendments to provide consistency between the built environment, the
Land Use Plan and the Zoning Map. With this tract in particular, staff
initiated a Land Use Plan Amendment from Neighborhood Retail to Low
Density Single Family and a rezoning from Commercial to Single Family-
12 on approximately 14 acres, leaving the remaining four acres of frontage
along Denton Tap Road for non-residential uses. At that time the property
owners opposed the rezoning, but did accept the amendment to the Land
Use Plan.
On February 13, 2007, Council approved a Planned Development district
and a Preliminary Plat to allow for 26 single-family lots to be developed on
this tract of land. Due to the number of outstanding conditions, an
Ordinance was not brought forward for adoption.
TRANSPORTATION:
Denton Tap Road is a P6D divided major arterial built to standard in
a 150' right-of-way.
SURROUNDING LAND USE & ZONING:
North- SF-12 (Single Family-12)
South- PD-I08-SF-9 (Planned Development-l08-Single Family-9), and PD-108-LI
(Planned Development-108-Light Industrial undeveloped property), PD-
lO8-H (Planned Development-108-Grapevine Springs Park)
East - R (Retail- hair salon)
West - SF-12 (Single Family-12)
COMPREHENSIVE PLAN: The Coppell Comprehensive Plan shows the eastern portion
(approximately four acres) of the property as suitable for
Neighborhood Retail and the western portion (approximately
14 acres) for Residential, Low Density.
DISCUSSION: As noted in the HISTORY section of this report, Council approved a
PD and a Preliminary Plat to allow the development of 26 lots on
this tract of land in February of this year, subject to various
conditions. The conditions were never addressed, so an Ordinance
was not brought forward. Since that time, a Flood Plain study has
been conducted. The preliminary results indicate that the 100-year
Flood Plain line could potentially be relocated significantly to the
north, thus allowing for a redesign of the subdivision and the
addition of three lots, for a total of 29. Therefore, both a revised PD
and Preliminary Plat are required. Given that the net buildable area
ITEM # 10
Page 2 of 6
has increased, so have the lot sizes, which now range from 14,130-
square-feet to 57,902-square-feet, with an average lot size of
approximately Yz acre. As with the previous request, staff is very
supportive of this land use and zoning; however, there are, again,
technical issues that need to be resolved prior to: adoption of an
Ordinance; submission of a Final Plat; approval of tree removal
permit, and the issuance of grading permit.
FLOOD PLAIN ISSUE
As noted above, there is potentially a new Flood Plain line within
this property. However, prior to acceptance of this new line, detailed
analysis and approval by the City and the Federal Emergency
Management Agency will be required. FEMA' s approval process,
very optimistically, will take four to six weeks to obtain, once
released by the City. The Subdivision Ordinance allows for the
issuance of a grading permit after approval of Preliminary Plat and
engineering plans. However, until a Letter of Map Revision
(LOMR) is issued by FEMA, no lots can be developed north of
Olympia Lane. A note to this effect has been added to the Zoning
Exhibit/Detail Site Plan, however:
. The Zoning Exhibit/Detail Site Plan needs to be revised to
show the existing 100-year Flood Plan line as designated by
FEMA, and re-label the "new" 100-year Flood Plain line as
"proposed" .
PLATTED BUILDING LINES
The applicant is proposing a variety of front yard building lines
adjacent to streets throughout the development. This generally
appears to be appropriate to add interest to the streetscape of this
project. However, there are several areas which need to be
reanalyzed. Lot 4, at the comer on Knights Way and Olympia Lane,
is proposed to have a IS-foot building line along Knights Way.
Given that this is the entry street into the development and the other
six lots, which front on this street, have 30-foot front yards, this 15-
foot building line as the comer, especially considering the curve of
the street, would be visually intrusive. It is recommended that either
the lot be reoriented to have the front line along Knights Way or the
side yard building line be increased to at least 25 feet. There is a
similar concern with Lot 27, where the proposed IS-foot side yard
setback will protrude onto a streetscape where all other buildings
will have a 30-foot setback. Finally, it is suggested that the front
yards of Lots 6 and 26 be oriented toward the cul-de-sacs versus
Olympia Lane.
. Revisions to the building lines on Lots 4,6,26 and 27.
ITEM # 10
Page 3 of 6
COMMON AREAS/ "X LOTS"/HOA DOCUMENTS
Common areas containing the screening wall, entry features and
associated landscaping are now within the common area lots (Lots
1X and 19X). Given that the screening wall will actually be placed
on the lot line, the plans indicate an additional 5-foot maintenance
easement on the north side of the wall parallel to Bethel Road to
allow for BOA access for maintenance on the homeowners' side of
the wall. However, the situation is more complicated along Denton
Tap Road. Within approximately 20 feet from the property line,
there is an existing 20-foot sanitary sewer easement and a 10-foot
GTE easement, over which the applicant is proposing to establish a
lO-foot wide common area (X) lot (to include the screening wall and
landscaping) as well as a 20-foot "variable width access maintenance
easement" (refer to enlarged drawing on page 2 of exhibits). As
currently proposed, the western boundaries of the existing and
proposed easements do not coincide. It is recommended that:
. The western boundary of the variable width
access/maintenance easement be revised to coincide with the
western boundary of the existing sanitary sewer easement
and this line be tied into the lot lines by bearings and
dimensions. This revision needs to be reflected on the
Zoning Exhibit/Detail Site Plan and the enlarged detail
drawing.
Additionally, to allow for access to the existing sanitary sewer
manholes within the easement within Lot 22, the following condition
needs to replace PD Condition # 11 :
. No fencing shall be permitted east of the sanitary sewer
manholes within Lot 22.
The draft HOA documents, previously submitted by the applicant,
were inadequate and actually conflicted with some aspects of the
Zoning Ordinance, and, therefore, needed to be revised and
resubmitted. The applicant then submitted a draft set of David
Weekly HOA documents for a project in Dallas, also not applicable
for this project. No additional HOA documents have been
submitted; thus it remains an outstanding condition:
. With the submission of a Final Plat, HOA documents need to
be submitted to the City for review by the City Attorney to
assure perpetual maintenance of all common areas by the
Homeowners Association.
TREE SURVEY AND MITIGATION PLAN
Again, an outstanding condition from the previous request, required by
Sec. 12-34-2 of the Zoning Ordinance, is an accounting of the trees to
be preserved, as well as those to be removed. Staff had suggested that
additional surveying of trees in the creek that are to be preserved
could significantly reduce the mitigation fee:
ITEM # 10
Page 4 of 6
· Completion of a Tree Survey and Mitigation Plan required by
Sec. 12-34-2 of the Zoning Ordinance.
LAND USE PLAN AMENDMENT
As mentioned in the HISTORY section, this property, as well as
most properties fronting Denton Tap Road, have been envisioned by
the Future Land Use Plan for retail/office uses. However, given the
limited access to this property from Denton Tap Road and the
limited visibility given the close proximity of the bridge, makes
commercial development problematic. Therefore, it is reasonable to
eliminate the non-residential uses along Denton Tap Road in support
of this residential plan, which has lots backing to Denton Tap Road,
with a screening wall and wide landscape buffer.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL ofPD-220R-SF-12, Alexander Court, subject to the
following conditions:
1) Revise the Zoning Exhibit/Detail Site Plan to show the existing 100-year Flood
Plain line as designated by FEMA, and re-Iabel the "new" 100-year Flood
Plain line as "proposed".
2) Revise the side yard building lines on Lots 4 and 27 to a minimum of20 feet.
3) The front yards on Lots 6 and 26 should face the cul-de-sac.
4) Revise the western boundary of the "variable width access/maintenance easement"
to coincide with the western boundary of the existing sanitary sewer easement. This
line needs to be tied into the lot lines by bearings and dimensions. This revision
needs to be reflected on the Zoning Exhibit/Detail Site Plan and the enlarged detail
drawing.
5) Replace PD Condition #11 with: "No fence shall be permitted to be built east of
the sanitary sewer manholes on Lot 22."
6) Submission of a complete Tree Survey/Mitigation Plan required by Sec. 12-34-2 of
the Zoning Ordinance.
7) A tree removal permit will be required prior to the removal of any trees and the
issuance of a grading permit.
8) Park impact fees will be assessed at $1,285 per lot.
9) HOA documents need to be submitted to the City for review by the City Attorney to
assure perpetual maintenance of all common areas by the Homeowners Association
prior to submission of a Final Plat.
ITEM # 10
Page 5 of 6
10) Correct the enhanced paving detail to be in accordance with the Standard
Engineering Details.
11) Do not resubmit the three black and white, 24" x 36" pictures of the screening
walls similar to the type being proposed. Sheet W -1 Landscape and Entry Feature
Concept Elevations is sufficient, if supplemented with a color board indicating the
colors and materials to be used for the screening wall.
12) Correct the Lot count on the Landscape Plan -- it indicates 1-26.
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/Detail Site Plan (2 pages)
2) Landscape Plan and Notes and Details (2 pages)
3) Landscape and Entry Feature Concept Elevations (2 pages)
4) Pictures ofthe screening walls similar to the type being proposed (3 pages)
ITEM # 10
Page 6 of6
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