AGNREQPH wStaff Report 021208
THE.CiTY.OF
DEPT:
PLANNING'
AGENDA REQUEST FORM
DATE: February 12,2008
ITEM #: 11
o WORK SESSION
D CONSENT
I ~ I REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-227R-SF-12, Bellacere Addition, a zoning change request from PD-227-SF-12
(Planned Development-227-Single Family-12) to PD-227R-SF-12 (Planned Development-227 Revised-Single Family-12). to
allow: realignment of the mutual access/fire lane easement; reconfiguration of the common area lot; relocation of
the garage access on Lot 4; and 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):
m
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1. A tree removal permit is required prior to the start of construction.
2. Tree retribution in the amount of $3,900 will be required at that time.
3. The drainage and utilities (fire hydrants) will be evaluated further during the engineering plan review.
FINANCIAL COMMENTS:
On January 17, 2008 the Planning Commission unanimously
recommended approval of this zoning change (7-0), subject to the
above-stated conditions. Commissioners Frnka, Shute, Haas, Fox,
Sangerhausen, Shipley and Kittrell voted in favor, none opposed.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Motion to close Public Hearing & Approve, subject to
conditions 1, 2 & 3 above
RECOMMENDED ACTION:
Staff recommends APPROY AL.
M - Peters
S - York
Vote -
Hinojosa-Flores absent
. Libby Ball
U. 2008.02.13
14:50:04
-06'00'
I@Ol PD-227R-SF-12, Bella Addn, 1-AR
CITY OF COPPEll
PLANNING DEPARTMENT
5T AFF REPORT
Case No.: PD-227R-SF-12, Bellacere Addition
P&Z HEARING DATE:
C.C. HEARING DATE:
January 17,2008
February 12, 2008
STAFF REP:
Matt steer, City Planner
LOCATION:
North side of Sandy lake Road, 150 feet east of Summer Place
Drive
SIZE OF AREA:
1.961 acres of property
CURRENT ZONING:
PD-227-SF-12 (Planned Development-227-Single Family-12)
REQUEST:
Zoning change request to PD-227R-SF-12 (Planned Development-
227 Revised-Single Family-12), to allow: realignment of the mutual
access/fire lane easement; reconfiguration of the common area
lot; relocation of the garage access on lot 4; and construction of
four single-family homes.
APPLICANT:
Applicant:
Tom Whatley
Heritage Development, lP
P.O. Box 440
Coppel!, TX 75019
Phone: 469.549.0160
Fax: 972.888.9966
Engineer:
Micha Duffy
Hamilton Duffy, PC
601 W. Harwood Rd
Hurst, TX 76054
Phone: 817.268.0408
Fax: 817.284.8408
HISTORY:
This property was initially constructed in 1953 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
ITEM #4
PAGElof4
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 the garage, which was under construction
at that 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
sold to the current developer, who secured a demolition permit
on March 29, 2007, and has since removed the residence. On
May 8, a Preliminary Plat was approved depicting four residential
lots and one common area lot. A rezoning from 2F-9 to PD-227-SF-
12 was also approved at that time.
TRANSPORTATION:
Sandy Lake Road 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 Comprehensive Plan of May 1996, as amended, shows the
property as suitable for medium density residential.
DISCUSSION:
This is a proposed reVISion to the previously approved Planned
Development, Single Family-12 District to allow the construction of
four homes on 17,572-square-foot average sized lots.
Within the previously approved PD-227-SF-12, the applicant was
granted an exception to the public street frontage requirement of
the Subdivision Ordinance allowing a 24-foot fire lane/mutual
access easement to provide each lot with access. Currently, the
applicant is requesting a modification to the alignment of the
proposed fire lane. It has been shifted to the east approximately
five feet, is curvilinear as opposed to straight and the
"hammerhead" turnaround has been shifted to the north and
ITEM #4
PAGE2of4
reconfigured. The applicant is trying to better preserve some of
the bigger trees on site by giving them more green space from
the proposed pavement. In the end, there is a net increase in
caliper inches (233 inches) removed over what was calculated in
the previous plan (200 inches), but the larger, more mature oak
trees will have more room, increasing their ability for survival.
There are eight parallel parking spaces along the fire lane/access
drive depicted within a common area lot to be maintained and
shared by all of the lots as approved in the previous request. The
proposed location of these spaces has been altered to have two
sets of four spaces as opposed to one set of four and two sets of
two spaces. They have been shifted to the east approximately five
feet and are proposed to be one foot from the property line,
leaving just enough room for a curb and fence.
In PD-227, the applicant proposed to access the side entry garages
of each unit from the fire lane easement, not the alleyway;
therefore, a special condition of the PD was listed. With this request,
access for the northern lot has changed. It is proposed to have
both access from the fire lane and the alleyway. Staff has no
objection to this. In the first three lots, additional visitor parking can
be accommodated within the long, private driveway proposed to
access the garage on the side of the house. In the northernmost
lot, the fire lane extends into the front yard with a motor court
shown that will accommodate visitor parking. No parking will be
allowed in the fire lane extension, as this is needed for emergency
vehicle turnaround. A 12-foot manual gate will be installed on the
north end of the fire lane for fire truck access/maneuverability into
the existing alleyway.
A 15-foot Common Area (Lot 1 X) with plantings and an eight-foot
masonry wall is proposed along Sandy Lake as was approved in the
previous request. The common area extended north along the
eastern boundary of the subdivision with an existing tree row and
Nellie R Stevens evergreen shrubbery proposed to fill in the gaps
(15-20 gal., or four foot tall, at time of planting, to grow to 10-15 feet
high at maturity). An eight-foot fence is currently proposed in lieu of
the previously approved evergreen screening. The same fence is
proposed along the western and northern boundaries of the
subdivision, 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 Final HOA documents
are required to be recorded with the final plat, and will need to be
recorded with the plat if approved.
ITEM #4
PAGE 3 of 4
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this case subject to the
following conditions:
1. A tree removal permit is required prior to the start of
construction.
2. Tree retribution in the amount of $3,900 will be required at
that time.
3. The drainage and utilities (fire hydrants) will be evaluated
further during the engineering plan review.
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) Site Plan
2) Landscape Plan/Tree Survey
3) Screening Wall/Entry Gate Elevations
4) Lot 4 Concept Site Plan
5) PD Conditions
6) Proposed Zoning Tree Mitigation Summary
ITEM #4
PAGE4of4
PROPOSED PD CONDITIONS
BELLACERE ADDITION
LOTS 1-4 & LOT IX, BLOCK A
EXISTING ZONING: PD-227-SF-12
PROPOSED ZONING: PD-227R-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, with the exception of
a portion of Lot 4, which will be 1 0 feet from the fire lane turn-around on the west side and 5 feet from the fire
lane turn-around on the south side.
(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: 16,426 square feet.
(B) Lot width: 110 feet.
(C) Lot depth: 131 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 with the exception of Lot 4 which will be accessed from the North
Alley only. 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 with the exception of Lot 4 which will have
alley access from the North only.
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
with the exception of Lot 4 which will be 10 feet from the fire lane turn-around on the west side and 5 feet from
the fire lane turn-around on the south side.
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