CCPH Agenda Req/Staff Rpt 050807
AGENDA REQUEST FORM
THE.CITY.OF
DEPT:
PLANNING
COPPELL
.. " ".
DATE:
May 8, 2007
ITEM #: 1 2
o WORK SESSION
D CONSENT
lZl REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-214R2-SF-9 and C, Arbor Manors. zoning change request from C (Commercial), R
(Retail) and SF-9 (Single Family-9) to PD-214R2-SF-9 and C (Planned Development-214 Revision - 2 Single-Family-9 and
Commercial), with a Concept Site Plan to allow the development of 73 single-family homes on approximately 24 acres
and commercial uses on approximately five acres of property located south of Sandy Lake Road; west of Denton Tap
Road.
GOAL(S):
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Park development fees will be assessed at $1285/unit.
2) Tree removal permit will be required prior to any construction start.
3) Mitigation fees cannot be calculated until building footprints have been provided
(Item 6.0, first sentence).
4) Explain development of cul-de-sac on west property line (how, easement, etc.)
with written statement.
(SEE FOLLOWING PAGE FOR CONTINUED CONDITIONS)
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
ACTION TAKEN BY COUNCIL:
On April 19, 2007, the Planning Commission unanimously
recommended approval of this zoning change (7-0), subject
to the above-stated conditions.
Staff recommends approval.
Mollon to close Public Hearing & Approve subject to condlllons 1, 2, 4, 6,7,
8.9.10,11 on this page and the next; and connecllo exlsllng drlve to the
south. 40% lot coverage lor single story & 35% 101 coverage lor 2-slory,
free mlllgallon lee In Ihe amount 01 $101,000.00 and 8-loot board on
board lence on the southeren boundary with Wynnpage
M - York
S - Brancheau
Vote. 6-0
HinoJosa-Flores absenl
. Libby Ball
tA 2007.05.22
14:29:02
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AGENDA REQUEST NARRATIVE
s
CONTINUATION OF CONDITIONS FOR PD-214R2-SF-9 & C. ARBOR MANORS
5) Consider 35% coverage (SF-9) vs. 40% in an attempt to save more trees.
6) ALL common areas need to be identified by ascending numbers IX, 2X, 3X, 4X, 5X, etc.
7) Indicate wall column spacing on exhibit (10- to 30-foot spacing).
8) Indicate" existing guard rail" along Tealwood Drive will be removed upon street construction.
9) Need sealed/ signed Landscape Plan by a registered landscape architect.
10) Runoff needs to be intercepted before reaching Sandy Lake Road; drainage will be evaluated further
during Engineering plan review.
11) Label water and sanitary sewer lines correctly and tie into Tealwood Drive.
Agenda Narrative Form - Revised 1/99
"-J.','
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-214R2-SF-9 and C~ Arbor Manors
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
April 19, 2007
May 8, 2007
Gary L. Sieb, Director of Planning
South of Sandy Lake Road; west of Denton Tap Road.
Approximately 29 acres of property.
C (Commercial), R (Retail) and SF-9 (Single Family-9)
Zoning change request to PD-214R2-SF-9 and C (Planned
Development-214 Revision - 2 Single-Family-9 and Commercial),
with a Concept Site Plan to allow the development of 73 single-
family homes on approximately 24 acres and commercial uses on
approximately 5 acres of property located south of Sandy Lake
Road; west of Denton Tap Road.
Prospective Purchaser:
Priority One Dev.
David Hale
1111 N. Post Oak Road
Houston, TX 77093
(713) 316-3120
Fax: (713) 621-4053
Engineer:
Dowdey Anderson Engineers
Matt Alexander, P.E.
5225 Village Creek Dr.
PIano, TX 75093
(972) 931-0694
Fax: (972) 931-0538
A request for 122 townhouses and approximately 5 acres of
commercial/retail uses was submitted last year. After one
postponement after another, the request was denied by the
ITEM #5
Page I of 4
TRANSPORTATION:
Planning Commission late in the year and was not appealed to City
Council.
Denton Tap Road is a P6D, improved, concrete, six-lane divided
thoroughfare contained within a 110-foot right-of-way. Sandy
Lake Road is an existing asphalt two-lane road to eventually be
improved to a C4D, four-lane, divided thoroughfare contained
within a l1O-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North -retail uses; C (Commercial)
South -single-family residences; Planned Development, (PD-115-SF -7)
East - retail uses; C, (Commercial)
West - residential/commercial uses; SF-12 (Single Family-12) and R
(Retail)
COMPREHENSIVE PLAN: The Coppel! Comprehensive Master Plan of May 1996, as
amended, shows the property to be developed in medium density
(no more than 3-4 units per acre) residential use, with frontage on
Sandy Lake and Denton Tap planned for retail/commercial uses.
DISCUSSION:
This was a very controversial zoning case when it was submitted last year
for 122 townhouses. Staff received over 115 e-mails recommending it be
denied, as well as extensive public debate on its appropriateness. After
several postponements and re-referral to the Planning Commission, the
case was denied in late 2006 and not appealed to City Council. This new
application has addressed most of the issues raised in the townhouse case,
and reflects the use and density proposed in the Master Plan. The lots are
75-feet wide and no less than 110-feet deep. The overall density is 73
units on 24 acres which renders a unit per acre figure of roughly three.
Single-family detached units is what the Comprehensive Master Plan calls
for, and in the public hearings debating the townhouse request, citizens
stated they could support a low-density residential development. The
proposed retail/commercial sites are conceptual only at this point, and the
applicant is aware that detailed plans/plats will have to be approved by
Commission and Council before any construction can occur with either
residential or non-residential use.
An acceptable circulation plan has been proposed with access to the
property from both Sandy Lake and Denton Tap Roads. We also have
direct access to Tealwood Drive, which will undoubtedly create some
controversy within the Wynnpage subdivision. Staff firmly believes two
access points to this neighborhood is needed from security, safety and
convenience perspectives and feels its construction will benefit the
subdivision, not detract from it. Because of the way the Arbor Manors
ITEM #5
Page 2 of 4
streets are laid out, it is doubtful vehicles will use Tealwood as a "cut
through" between Sandy Lake and Denton Tap Roads-a common
complaint we've heard whenever the subject has been broached. A
vehicle is more likely to exit Sandy Lake and enter Denton Tap by way of
direct access. That route is shorter and less interrupted. What the
proposed street pattern allows is two ways in and out of Wynnpage,
making it much more convenient for the residents to access and exit their
neighborhood. In addition, from a health/safety perspective, emergency
vehicles have increased access to the neighborhood if this plan is adopted,
thus creating a much safer community for all involved.
There are still a number of issues to be resolved before this request is
ready for development. One of the more pressing is tree mitigation.
Another is lot coverage. There are several drafting errors that need to be
corrected before this case is forwarded to Council, but staff believes most
can be resolved at the Planning Commission level. Therefore, we have
listed a number of conditions to be addressed at the Commission hearing.
Presuming they can be satisfactorily addressed, staff can support this
request.
RECOMMENDA nON TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROV AL of this request, subject to the following conditions:
1) Specify in PD document that no lot will be less than 8,250-square-feet.
2) Park development fees will be assessed at $1250/unit.
3) Tree removal permit will be required prior to any construction start.
4) Mitigation fees cannot be calculated until building footprints have
been provided (Item 6.0, first sentence).
5) Explain development of cul-de-sac on west property line (how,
easement, etc.) with written statement.
6) Consider 35% coverage (SF-9) vs. 40% in an attempt to save more
trees.
7) Need west screening wall details to be shown on exhibits.
8) ALL common areas need to be identified by ascending numbers 1 X,
2X, 3X, 4X, 5X, etc.
9) Landscape requirements are in Zoning Ordinance not Subdivision
Regulations (Item 6.0, third sentence).
10) Show Denton Tap entry pavers on all exhibits.
11) CLEARLY show on Zoning Exhibit where Sideyard Fencing and
Landscape Plan illustration in PD Regulations applies.
12) Specify maximum height of all structures in FEET on all exhibits.
13) Indicate wall column spacing on exhibit (10- to 30-foot spacing).
14) Dimension all setbacks on all exhibits.
15) Indicate "existing guard rail" along Tealwood Drive will be removed
upon street construction.
16) Need sealed/signed Landscape Plan by a registered landscape
architect.
17) Runoff needs to be intercepted before reaching Sandy Lake Road;
drainage will be evaluated further during Engineering plan review.
ITEM #5
Page 3 of 4
18) Label water and sanitary sewer lines correctly and tie into Tealwood
Drive.
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) Planned Development Regulations document
2) Zoning Exhibit
3) Concept Plan
4) Landscape Plan
ITEM #5
Page 4 of 4
Exhibit "A"
Arbor Manors
Planned Development Regulations
Development Standards
Submitted: March 19,2007
Revised: April 25, 2007
Owner:
H.T. Ardinger
1990 Lake Pointe Drive
Lewisville, Texas 75057
Developer/Applicant:
Priority One Development or Assigns
1111 North Post Oak Road
Houston, Texas 77055
(713) 316-3120
Planner/Engineer/S urveyor:
Dowdey, Anderson and Associates, Inc.
5225 Village Creek Drive
Suite 200
PIano, Texas 75093
(972) 931-0694
(972) 931-9538 Fax
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Planned Development Reeulations
For a 25.422 acre tract (Tract A) and a 3.633 acre tract (Tract B) out of the
Edward A. Crow Survey, Abstract No. 301 in the City of Coppell, Denton
Counties, Texas.
1.0 Purpose
The purpose of this PO is to create a neighborhood within a unique
wooded environment with a blend of traditional single-family residential
homes and commercial/retail uses.
2.0 Definitions:
Definitions used herein shall be the same as those found in Article 42 of
the Chapter 12 Zoning of the Code of Ordinances of the City of Coppell,
Texas.
3.0 General Regulations
1. All regulations for Tracts A and B not redefined by this amendment
shall default to the existing regulations set forth in the Coppell Zoning
Ordinance, adopted by the City on April 4, 2002.
2. Any future modification to this adopted PO shall be limited to the
specific sub-tracts being modified.
3. A property owners association shall be established and shall be
responsible for the maintenance of all park/open space areas.
4. All dwelling shall be street access or front-entry.
4.0 Use Regulations
The permitted uses within Tract A and Tract B shall as follows:
Tract A.1 (+/- 2.0 ac. ): The permitted uses shall be those uses
permitted by the Coppell Zoning District "C" - Commercial as described in
Article 23 of the Section 12 of the Zoning Ordinances for the City of
Coppell, Texas.
Tract A.2 (+/- 20.6 ac.): The permitted uses shall be those uses
permitted by the Coppell Zoning District "SF-7" - Single-Family 7
described in Article 13 of the Section 12 of the Zoning Ordinances for the
City of Coppell, Texas.
Tract A.3 (+/- 0.7 ac): The permitted uses shall be those uses
permitted by the Coppell Zoning District "C" - Commercial as described in
Article 23 of the Section 12 of the Zoning Ordinances for the City of
Coppell, Texas.
Tract A.4 (+/- 2.3 ac.): The permitted uses shall be those uses
permitted by the Coppell Zoning District "C" - Commercial District as
described in Article 24 of the Section 12 of the Zoning Ordinances for the
City of Coppell, Texas.
Tract B (+/- 3.3 ac. ): The permitted uses shall be those uses
permitted by the Coppell Zoning District "SF-7" - Single-Family 7
described in Article 13 of the Section 12 of the Zoning Ordinances for the
City of Coppell, Texas.
For a visual illustration identifying the general location of the zoning
classifications outlined above, see Exhibit "B."
5.0 Area Regulations
The following amended area regulations shall apply:
Tract A.2 & B:
Minimum Front Yard -
The minimum depth of the front yard shall be twenty-five (25) feet.
Minimum Rear Yard -
The minimum depth of the rear yard shall be twenty (20) feet.
Minimum Side Yard -
The minimum depth of the side yard shall be eight (8) feet and the
minimum side yard for corner lot shall be fifteen (15) feet. In addition, each
corner side yard shall be developed as depicted on the attached "Side
Yard Fencing Plan and Detail."
Maximum Lot Coveraqe -
The maximum lot coverage shall not be greater than fourty
(40) percent of the gross lot area.
Minimum Lot Width -
The minimum lot width measured at the proposed building line shall be
seventy-five (75) feet.
Minimum Lot Depth -
The minimum lot depth shall be one-hundred-ten (110) feet.
Maximum Lot Area -
The minimum lot area shall be eight-thousand-two-hundred and fifty
(8,250) square feet.
Maximum Buildina Heiaht -
The maximum building height shall be 35 feet measured at the mid-point
between the eves and the dominate ridge of the hip or gabled roofs.
Tract A.1, A.3, and A.4
The area regulations shall be those defined in Article 23 - "C" Commercial
District Regulations (12-23) of the Coppell Zoning Ordinance.
6.0 Landscape and Screening Regulations
The +/-1.5 acres of open space provided and the preservation of trees
within the proposed lots shall satisfy the tree mitigation requirements or
monetary penalties associated with the future removal of any existing
trees from Tract A and B.
The followina landscapinq requlations shall applv:
The landscape requirements shall be as defined by the Zoning Ordinance.
The followinq screeninq requlations shall applv:
1. The perimeter screening separating non-residential and residential
land uses shall be in accordance with Article 33-Section (12-33-1.8)
of the Coppell Zoning Ordinance.
2. The residential side yard fencing shall be a 6-foot board-on-board
wooden fence with a unified stain throughout. In addition, shade
trees shall be planted in as depicted on the "Side Yard Fencing
Plan and Detail."
7.0 Subdivision Regulations
. Development shall meet the standards as required in the City of Coppell
Subdivision Ordinance.
8.0 Legal Description
See attached Exhibit "C".
EXHIBIT "B"
EXHIBIT "C"
LEGAL DESCRIPTION
TRACT A
25.422 ACRES
BEING a tract ofland located in the EDWARD A. CROW SURVEY, ABSTRACT NO.
301, City ofCoppell, Dallas County, Texas and being a part of those tracts ofland
described in Deed to Horace Thompson Ardinger, Jr., recorded in Volume 95064, Page
4717 and Volume 95064, Page 4713, Deed Records, Dallas County, Texas and part of a
tract of land described in Deed to Horace Thompson Ardinger, Jr. by City of Coppell,
Texas Ordinance No. 87383, recorded in Volume 87133, Page 1529, Deed Records,
Dallas County, Texas and being more particularly described as follows:
BEGINNING at a 1/2 inch iron rod found at the intersection of the West right-of-way
line of Denton Tap Road, a 120 foot right-of-way, with the South line of said Ardinger
tract recorded in Volume 95064, Page 4717;
THENCE South 88 degrees 50 minutes 25 seconds West, along said South line, a
distance of 442.21 feet to a 1/2 inch iron rod with a yellow plastic cap stamped "DAA"
found at the Southeast comer of a tract of land described as Tract 2 in Deed to Lone Star
Gas Company, recorded in Volume 5493, Page 9, Deed Records, Dallas County, Texas;
THENCE North 58 degrees 50 minutes 33 seconds West, leaving said South line and
along the Northeasterly line of said Tract 2, a distance of 722.69 feet to a 1/2 inch iron
rod with a yellow plastic cap stamped "DAA" set for comer;
THENCE North 56 degrees 05 minutes 33 seconds West, continuing along said
Northeasterly line, a distance of225.47 feet to a 1/2 inch iron rod with a yellow plastic
cap stamped "DAA" set in the West line of said Ardinger tract recorded in Volume
95064, Page 4717, at the most Northerly Northwest comer of said Tract 2 ;
THENCE North 00 degrees 26 minutes 54 seconds West, along said West line, a
distance of229.35 feet to a 1" iron rod found at the Northwest comer of said Ardinger
tract recorded in Volume 95064, Page 4717 and the Southwest comer of a tract of land
described in Deed to General Telephone Company of the Southwest, recorded in Volume
71011, Page 1961, Deed Records, Dallas County, Texas;
THENCE North 89 degrees 30 minutes 32 seconds East, along the common line of said
Ardinger tract and said General Telephone Company tract, a distance of 206.46 feet to a
1/2 inch iron rod with a yellow plastic cap stamped "DAA" set at the Southeast comer of
said General Telephone Company tract and at the Southwest comer of said Ardinger tract
recorded in Volume 95064, Page 4713;
THENCE North 00 degrees 23 minutes 17 seconds West, along the common line of said
Ardinger tract recorded and said General Telephone Company tract, a distance of 558.04
feet to a PK nail set in the South right-of-way line of Sandy Lake Road, a 110 foot right-
of-way, said point being at the beginning of a non-tangent curve to the left having a
central angle of 08 degrees 10 minutes 46 seconds, a radius of2,923.94 feet and a chord
bearing and distance of South 86 degrees 24 minutes 06 seconds East, 417.07 feet;
THENCE Easterly, along said South right-of-way line and along said curve to the left, an
arc distance of 417.42 feet to a 5/8 inch iron rod found;
THENCE North 89 degrees 30 minutes 31 seconds East, continuing along said South
right-of-way line, a distance of203.18 feet to a I" iron rod found at the Northwest comer
of Lot 2 of SANDY LAKE CROSSING ADDITION, an Addition to the City of Coppell,
according to the Plat thereof recorded in Volume 88037, Page 2602, Map Records, Dallas
County, Texas;
THENCE South 00 degrees 29 minutes 29 seconds East, leaving said South right-of-way
line, a distance of 175.00 feet to a 1" iron rod found at the Southwest comer of said Lot
2'
,
THENCE North 89 degrees 30 minutes 31 seconds East, a distance of 186.81 feet to an
X set in concrete in the West line ofa tract ofland described as Lot 3, Block 1 of
SANDY LAKE CROSSING, an Addition to the City of Coppell, according to the Plat
thereof recorded in Volume 90012, Page 3601, Map Records, Dallas County, Texas, at
the Southeast comer of said Lot 2;
THENCE South 02 degrees 43 minutes 14 seconds East, a distance of 224.48 feet to an
X set in concrete at the Southwest comer of a tract of land described as M.P.
McDONALD'S ADDITION, an Addition to the City ofCoppell, according to the Plat
thereof recorded in Volume 87233, Page 2925, Map Records, Dallas County, Texas;
THENCE North 87 degrees 16 minutes 46 seconds East, along the South line of said
M.P. McDONALD'S ADDITION, a distance of 199.96 feet to an X set in concrete in
said West right-of-way line of said Denton Tap Road;
THENCE South 02 degrees 40 minutes 21 seconds East, along said West right-of-way
line, a distance of97.55 feet to a 1/2 inch iron rod with a yellow plastic cap stamped
"DAA" set at the most Easterly Northeast comer of a tract of land described as Tract A in
Deed to KFC National Company, recorded in Volume 89121, Page 2082, Deed Records,
Dallas County, Texas;
THENCE along the line of said KFC National Company tract, the following seven (7)
courses and distances:
South 87 degrees 19 minutes 40 seconds West, a distance of60.00 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped "DAA" set for comer;
North 02 degrees 40 minutes 20 seconds West, a distance of 12.68 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped "DAA" set for comer;
South 87 degrees 19 minutes 40 seconds West, a distance of63.33 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped "DAA" set for comer;
South 42 degrees 19 minutes 40 seconds West, a distance of 121.88 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped "DAA" set for comer;
South 32 degrees 39 minutes 58 seconds East, a distance of61.03 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped "DAA" set for comer;
South 02 degrees 40 minutes 20 seconds East, a distance of 3 7.13 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped "DAA" set for comer;
North 87 degrees 19 minutes 40 seconds East, a distance of 178.98 feet to an X set in
concrete in said West right-of-way line of Denton Tap Road at the Southeast comer
of said KFC National Company tract;
THENCE along said West right-of-way line, the following three (3) courses and
distances:
South 02 degrees 37 minutes 34 seconds East, a distance of 181.66 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped "DAA" set for comer at the beginning of
a non-tangent curve to the right having a central angle of 02 degrees 14 minutes 55
seconds, a radius of 5,668.85 feet and a chord bearing and distance of South 0 1
degrees 38 minutes 43 seconds East, 222.46 feet;
Southerly, along said curve to the right, an arc distance of222.48 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped "DAA" set for comer;
South 00 degrees 31 minutes 15 seconds East, a distance of 202.73 feet to the
POINT OF BEGINNING and containing 25.422 acres ofland, more or less.
LEGAL DESCRIPTION
TRACT B
3.633 ACRES
BEING a tract ofland located in the EDWARD A. CROW SURVEY, ABSTRACT NO.
301, City ofCoppell, Dallas County, Texas and being a part ofa tract ofland described in
Deed to Horace Thompson Ardinger, Jr., recorded in Volume 95064, Page 4717 and
being more particularly described as follows:
COMMENCING at a 1/2 inch iron rod found at the intersection ofthe West right-of-
way line of Denton Tap Road, a 120 foot right-of-way, with the South line of said
Ardinger tract recorded in Volume 95064, Page 4717;
THENCE South 88 degrees 50 minutes 25 seconds West, along the South line of said
Ardinger tract, a distance of 535.74 feet to a 1/2 inch iron rod with a yellow plastic cap
stamped "DAA" set for the POINT OF BEGINNING of the tract ofland herein
described;
THENCE South 88 degrees 50 minutes 25 seconds West, continuing along the South
line of said Ardinger tract, a distance of 708.16 feet to a 1/2 inch iron rod with a yellow
plastic cap stamped "DAA" set at the Southwest comer of said Ardinger tract and the
Southeast comer of WHISPERING HILLS Addition, an Addition to the City ofCoppell,
according to the Plat thereof recorded in Volume 80016, Page 1736, Map Records, Dallas
County, Texas, and the Northeast comer of SHADOW RIDGE ESTATES, an Addition
to the City of Coppell, according to the Plat thereof recorded in Volume 84110, Page
6743, Map Records, Dallas County, Texas;
THENCE North 00 degrees 26 minutes 54 seconds West, along the common line of said
Ardinger tract and said WHISPERING HILLS Addition, a distance of 455.37 feet to a
1/2 inch iron rod with a yellow plastic cap stamped "DAA" set at the most Southerly
Northwest comer of a tract of land described as Tract 2 in Deed to Lone Star Gas
Company, recorded in Volume 5493, Page 9, Deed Records, Dallas County, Texas;
THENCE South 56 degrees 05 minutes 33 seconds East, along the Southwesterly line of
said Tract 2, a distance of 192.49 feet to a 1/2 inch iron rod with a yellow plastic cap
stamped "DAA" set for comer;
THENCE South 58 degrees 50 minutes 33 seconds East, continuing along said
Southwesterly line, a distance of 644.85 feet to the POINT OF BEGINNING and
containing 3.633 acres of land, more or less.
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VOLUt.4E 74064, PAGE 1703
O.R.D.C.T.
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ENGINEfR/PlANNER
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