CCPH Agenda Request/Staff Report 050807
AGENDA REQUEST FORM
THE.CITY,OF
DEPT:
PLANNING
May 8, 2007
COPPELL
DATE:
ITEM #: 1 5
o WORK SESSION
D CONSENT
~ .f I REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-227-SF-12, Bellacere Addition, zoning change request from 2F-9 (Two Family-9
Residential) to PD-227-SF-12 (Planned Development-227-Single Family-12), to allow the construction of four single-family
homes on 1.961 acres of property located along the north side of Sandy Lake Road, approximately 150-feet east of
Summer Place Drive.
GOAL(S):
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Park development fees are $1,285.00 per unit.
2) A Tree Removal Permit is required prior to start of construction
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.
Motion to close Public Hearing & Approve subject to
conditions 1 & 2 above
Staff recommends approval.
M - Tunnell
S - Franklin
Vote - 6-0
Hinojosa-Flores absent
. Libby Ball
tA. 2007.05.21
16:56:11
-05'00'
I(ci).'i pn-??7-C\F-l? Rplln l-AR
THE'CITY.OF
COPPELL
May 9, 2007
Mr. Tom Whatley
Heritage Development, LP
P. O. Box 440
Coppell, TX 75019
RE: PD-227 -SF-12. Bellacere Addition
Dear Mr. Whatley:
This letter is to inform you that Case No. PD-227 -SF-12. Bellacere Addition, zoning
change request from 2F-9 (Two Family-9 Residential) to PD-227-SF-12 (Planned
Development-227-Single Family-12), to allow the construction of four single-family
homes on 1.961 acres of property located along the north side of Sandy Lake
Road, approximately 150-feet east of Summer Place Drive, was approved by the
Coppell City Council (6-0) on Tuesday, May 8, 2007, subject to the following
conditions:
1) Park development fees are $1,285,00 per unit.
2) A Tree Removal Permit is required prior to start of construction.
In order to prepare an Ordinance, we need to assemble appropriate
documentation. When this has been completed and Council has approved the
Ordinance, a copy will be sent to you.
As a reminder, the zoning change sign can now be returned to the Planning
Department for your deposit reimbursement of $150.
If you have any questions, please contact the Planning Department at (972) 304-
3678.
relY'~
L. fieb, A.1.c.P.
tor of Planning
Micha Duffey, Hamilton Duffy, PC
Building Inspection
(...,,~ File'
255 PARKWAY * P.O.BOX 9478 * COPPELL TX 75019 * TEL 972/462 0022 * FAX 972/304 3673
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-227-SF-12'1 BeIlacere Addition
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
Matt Steer, City Planner
Along the north side of Sandy Lake Road, approximately ISO-feet
east of Summer Place Drive.
1.961 acres of property
2F-9 (Two Family-9 Residential)
Zoning change request to PD-227-SF-12 (Planned Development-
227-Single Family-12), to allow the construction of four single-
family homes on 1.961 acres of property located along the north
side of Sandy Lake Road, approximately ISO-feet east of Summer
Place Drive.
Applicant:
Tom Whatley
Heritage Development, LP
P.O. Box 440
Coppell, TX 7S019
(469) 549-0160
Fax: (972) 888-9966
Engineer:
Micha Duffy
Hamilton Duffy, PC
601 W. Harwood Rd
Hurst, TX 76054
(817) 268-0408
Fax: (817) 284-8408
This property was initially constructed in 19S3 with a renovation
permit approved to allow a one-story, detached garage in July 26,
1999. On February 20, 2000, a building permit was obtained to
allow for the new garage to be constructed as a two-story structure.
On October 10, 2000, a permit was approved for the main structure
renovation to increase the size to a two-story structure and attach
ITEM #8
Page I of4
the garage, which was under construction at the time. All
construction ceased shortly thereafter. A permit for the demolition
of the garage and addition (ordered by the courts) was obtained on
September 30,2004. The property was recently sold to the current
developer, who secured a demolition permit on March 29, 2007,
and has since removed the residence.
TRANSPORTATION: Sandy Lake Road, currently under construction, is a substandard, two-
lane asphalt road, which is designated on the Thoroughfare Plan to be a
four-lane divided thoroughfare. The adjacent right-of-way is currently
76' (+/-) and 24' right-of-way will be dedicated with the platting of this
property.
SURROUNDING LAND USE & ZONING:
North - Summer Place (single-family homes on approx. 4,000 sq. ft. lots); PD-148
(Planned Development-148)
South - Forest Cove Phase II & Georgian Place (single-family homes on approx. 8,800
sq. ft. average lot size); SF -7 (Single Family - 7)
East - Shadydale Acres (single-family homes on approx. 33,400 sq. ft. average lot size);
SF-12 (Single Family - 12)
West - Summer Place (single-family homes on approx. 4,000 sq. ft. lots); PD-148
(Planned Development-148)
COMPREHENSIVE PLAN: The Cappel! Comprehensive Plan, as amended, shows the property
as suitable for medium-density residential development.
DISCUSSION:
This is a proposed rezoning from a Two Family-9 District (duplex) to a
Planned Development, Single Family-12 District to allow the construction
of four homes on 17,493-square-foot average lots. Because the intensity
of the potential development will be the same as what could currently be
built under the 2F-9 zoning (each allowing four units) and given the
configuration of this land, staff gave special consideration to the request
for single-family lots, fronting a private drive, as was done on the recently
approved Petterson Addition Planned Development (PD) rezoning, located
approximately 300' to the west. From a land-use perspective, the proposed
SF -12 base zoning would provide an appropriate transition from the zero-
lot-line development to the west and the large lot (3/4 acre) development
to the east.
Within this proposal, the applicant is requesting an exception to the public
street frontage requirement of the Subdivision Ordinance, proposing a 24'
fire lane/mutual access easement to provide each lot with access, platted in
a similar configuration to the one in the Petterson PD. The lots will be
addressed off Sandy Lake, and staff recommends adding the address range
to the subdivision entry sign, located on the proposed 8' masonry wall
along Sandy Lake, in order to avoid any confusion.
ITEM #8
Page 2 of 4
Eight parallel parking spaces along the fire lane/access drive are depicted
within a common area lot to be maintained and shared by all of the lots.
The applicant is proposing to access the side entry garages of each unit from
the fire lane easement, not the alleyway; therefore, this is listed as a special
condition of the PD. Additional visitor parking can be accommodated within
the long, private driveways proposed to access the garages.
A 25' minimum front yard setback off the fire lane is shown. Typically 30'
front yards are required within the SF-12 zoning, which was required within
the Petterson Planned Development case. Because these lots are smaller in
depth (158' average) than the Petterson case (197') and because visitor
parking has already been accounted for (no circular drive needed in this
case), staff recommends granting some leeway on the 30' front yard setback,
and feel 25' minimum is adequate.
A 15' Common Area (Lot 1 X) with plantings and an eight foot masonry wall
is proposed along Sandy Lake. Although meeting the technical requirements
of having at least 4 trees within the 15' landscape area, two of the existing
trees are extremely close together and lopsided due to the constant trimming
buy TXU. Staff recommends changing the proposed Bur Oak to a Cedar
Elm and adding one Cedar Elm within this area to better conform with the
intent of the Streetscape Section of the Subdivision Ordinance. The common
area extends north along the eastern boundary of the subdivision. There is
an existing tree row on the boundary of this subdivision and Shadydale
Acres with proposed Red Tip Photinia screening proposed to fill in the gaps.
This species was removed from the plant palette due to its susceptibility to
disease; therefore, staff recommends planting Nellie R Stevens in its place
(15-20 gal. at time of planting, approximately 4' tall). These will grow to
10-15' high at maturity. An 8' fence is proposed to screen the western and
northern boundaries of the subdivision from the alley, and the details are
included on the screening wall detail sheet.
The landscape area, masonry wall and private drive (fire lane/access
easement) will be maintained by a Homeowners' Association to be
established at this time. The Draft HOA documents are required to be
submitted with the preliminary plat, and are listed as a condition under
staffs recommendation of approval on the preliminary plat companion case.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-227-SF-12, Bellacere Addition subject to the
following conditions:
1) Change proposed 3" cal. Bur Oak to 3" cal. Cedar Elm, proposed Red Tip
Photinia to Nellie R. Stevens and show one additional Cedar Elm within
the 15' Landscape Area along Sandy Lake.
2) Revise all lot boundaries and dimensions to reflect the proposed common
area Lot 1 X and show side yard setback of south side of Lot 1.
3) Define what area is represented by the "Buffer Yard" shown within the
Site Data Table.
ITEM #8
Page 3 of 4
4) Remove "Preliminary Plans" from the title blocks of all plans.
5) Remove the proposed landscaping from the Tree Survey.
6) On the screening wall detail sheet, include a note that states, "The gate
shown is decorative only and will remain open to the interior of the site at
all times" and revise arrows pointing to right-of-way dedication
boundaries.
7) Show address range with pin mounted letters on the entry sign.
8) Park development fees are $1,285.00 per unit.
9) A Tree Removal Permit is required prior to start of construction.
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 (8 W' x 11")
2) Conceptual Elevations (8 W' x 11")
3) Zoning Exhibit/Site Plan (24" x 36")
4) Landscaping Plan (24" x 36")
5) Tree Survey (24" x 36")
6) Wall Details (24" x 36")
ITEM #8
Page 4 of 4
PROPOSED PD CONDITIONS
BELLACERE ADDITION
LOTS 1-4, BLOCK A
PD-227-SF-12
CITY OF COPPELL, TEXAS
"SF-12" SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS
** NOTE-ALL DEVIATIONS FROM THE SF-12 DISTRICT ARE NOTED BY BOLD **
1. Use regulations.
A building or premise shall be used only for the following purposes:
1. Any use permitted in the "SF-ED" and the "SF-18" district.
2. Home occupation.
3. Such uses as may be permitted under provisions of special use permits, sections 12-30-5 and 12-30-6.
2. Maximum height regulations.
The maximum height regulations will be: 35 feet nor more than two and one-half stories high.
3. Area regulations.
1. Minimum size of yards:
(A) Front yard: Front yards will be 25 feet from the fire lane and utility access easement.
(B) Side yard: Ten percent of the lot width, but in no case shall the side yard be less than eight feet. A side yard
adjacent to a street shall not be less than 15 feet.
(C) Rear yard: 20 feet.
2. Minimum size of lot:
(A) Lot area: 16,084 square feet.
(B) Lot width: 110 feet.
(C) Lot depth: 146 feet.
3. Minimum dwelling size: 4,000 square feet, exclusive of garages, breezeways and porches.
4. Maximum lot coverage: 35 percent of the total lot area may be covered by the combined area of the main
buildings and accessory buildings.
4. Parking regulations.
Two enclosed spaces behind the front yard line. Off-street parking spaces shall be provided in accordance with the
requirements for specific uses set forth in article 31. Where lots are adjacent to an alley, the enclosed parking
area (garage) will not be accessed off of the alley. However, garages shall be side entry and shall not face the
front of the lot.
5. Type of exterior construction.
At least 80 percent of the exterior walls of the first floor of all structures shall be of masonry construction (see
section 12-42-1) exclusive of doors, windows, and the area above the top plate line. Each story above the first
floor of a straight wall structure shall be at least 80 percent masonry exclusive of doors, windows and the area
above the top plate line.
PD Conditions in Summary:
1. Lots are not required to have public road frontage or alley aCCeSS.
2. Garages shall be side entry and shall not face the front of the lot.
3. Front yard setback shall be a minimum of 25' from the 24' wide fire lane, utility and mutual access
easement.
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