AGNREQPH/Staff Rept 111108
THE.CITY.OF
DEPT:
PLANNING
November 11, 2008
AGENDA REQUEST FORM
corrELL
, //~.
DATE:
ITEM #: 1 0
o WORK SESSION
D CONSENT
o REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-236-SF-12, Bethel Road Manor, a zoning change request from C (Commercial) and
SF-12 (Single Family-12) to PD-236-SF-12 (Planned Development-236-Single Family-12) to allow the construction of a
single-family home with an eight-foot side yard on property located on the north side of Bethel Road, known as 234 W.
Bethel Road.
GOAL(S):
iii
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1. Approve the elimination of the alley requirement.
2. Residence will be required to be equipped with an automatic fire sprinkler system based on square footage of
structure and distance from a public street.
FINANCIAL COMMENTS:
On October 16, 2008, the Planning Commission unanimously
recommended approval of this zoning change (7-0), subject to the
above-stated conditions. Commissioners Frnka, Shute, Jett, Haas,
Sangerhausen, Kittrell and Shipley voted in favor, none opposed.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
RECOMMENDED ACTION:
Motion to close Public Hearing & Approve subject to
conditions 1 & 2 above
Staff recommended APPROVAL.
M - Franklin
S - Peters
Vote - 6-0
Tunnell absent
. Libby Ball
~200.8"11"14
15"07:43
-06'00'
I@02 PD-236-SF-12, BRM, l-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-236-SF- 12, Bethel Road Manor
P&Z HEARING DATE:
C.C. HEARING DATE:
october 16, 2008
November 11, 2008
STAFF REP.:
Gary L. Sieb, Director of Planning
LOCATION:
North side of Bethel Road, west of the Alexander Court
Subdivision
SIZE OF AREA:
2.78 acres
CURRENT ZONING:
C (Commercial) and SF-12 (Single Family-12)
REQUEST:
PD-236-SF-12 (Planned Development-236-Single Family-12) to
allow the construction of a single-family home with an eight-
foot side yard.
APPLICANT:
Philip A. Berkebile
752 Lexington Avenue
Coppel!, Texas 75019
972-304-5833
FAX: 972-462-7530
Robert Richardson
Doug Connally and Assoc.
11545 Pagemill~ #200 R4
Dallas, Texas, 7~
214-349-9485
FAX: 214-349-2216
HISTORY:
In June 2003 Council amended the Land Use Map of the 1996
Comprehensive Master Plan on approximately 16.5 acres of
property, from Neighborhood Retail to Residential Low Density
which included this property, and the property to the east
(now Alexander Court). Also considered at that public
hearing was a Planning and Zoning Commission initiated
rezoning of this area from C (Commercial) to SF-12 (Single
Family-12). The former owner of the western portion of this
property (Ruby McDowell) agreed to the rezoning, however,
the previous owner of the eastern property requested that her
property not be rezoned to residential at that time, and retain
it's C (Commercial) zoning designation. That property was
ITEM #6
Page 1 of 4
recently purchased and rezoned to PD-220R-SF-12, (Alexander
Court). The ownership of the % acre leave-out tract (a portion
of the current request area) between PD-220R-SF-12 and the
former McDowell property had been in question and was not
part of either rezoning actions, therefore retained it's
Commercial designation.
TRANSPORTATION:
Bethel Road is currently a two lane, asphalt road. It is
projected to have a variable width right-of-way containing a
28 foot wide concrete roadway. Based upon current
projections, the road is scheduled for construction no sooner
than the third quarter of 2009.
SURROUNDING LAND USE & ZONING:
North-vacant residential lots - PD-220R-SF-12 (Alexander Court)
South - single family homes - PD-1 08R2 (The Reserve)
East - vacant residential lots - PD-220R-SF-12 (Alexander Court)
West - undeveloped - SF-12
COMPREHENSIVE PLAN:
The Comprehensive Master Plan, as amended in 2003, shows
this property suitable for Residential Low Density.
DISCUSSION:
As discussed in the HISTORY section, this (e) Commercial
zoned 3/4 acre tract was a leave-out parcel when the
abutting properties were rezoned to residential uses under
separate zoning actions. By rezoning this parcel from a
Commercial to a residential classification, the entire zoning
pattern will make more sense in that consistent zoning will
occur across the board on the north side of Bethel Road. In
addition, by rezoning to one classification, the property
becomes more developable as a complete parcel, making
ultimate development on the 2.5 acres more easily
accommodated. Also, the property would then retain
identical zoning requirements such as setbacks, coverage,
land use, height restrictions, construction materials, etc. on
the entire parcel. In observing that derivatives of SF-12
zoning are located on each side of this parcel, SF-12 zoning
makes the most sense here. Because development of this
property is envisioned to accommodate an 11,000 square
foot house on a 2.5 acre parcel, large lot single family zoning
is appropriate. By definition, SF-12 zoning is large lot zoning.
ITEM # 6
Page 2 of 4
The Site Plan shows the house on a 2.5 acre tract. The main
entry is from a bridge which used to be the extension of
Bethel School Road from Denton Tap to Bethel Road. In the
early 90's this road was eliminated from the thoroughfare
plan and reverted to private ownership. Circulation through
the property shows a private, secondary entrance to this
property from Brock Street. In conversations with the
applicant, electronic gates would provide selective entry
into Brock from this property.
Regarding the zoning case, because of a desire to eliminate
the alley requirement, and a request to reduce a required
side yard, Planned Development zoning is requested for the
existing SF-12 parcel as well as the C zoned tract. From the
standpoint of requesting one zoning classification on the
entire tract. this request makes sense, However, what's
troubling to staff is the fact that the applicant appears to
have designed a house for this property without properly
addressing zoning requirements, especially as zoning relates
to side yards. Specifically, the application shows an 8 foot
side yard on the west side of this property ignoring the
required 10% lot width requirement of approximately 45 feet
mandated by SF-12 zoning. It appears that the house was
designed first, then forced on this parcel resulting in a bad
fit. Granted this proposal would save several large trees on
site, and it is recognized that the west side yard setback
(even if reduced to 8 feet) would be some distance from the
neighbor on the west. However, it would seem an 11,000
square foot house with two 3-car garages and an interior
courtyard on 2.5 acres of land could be designed to meet
all SF-12 zoning requirements. It could be argued that this is
a self created hardship, and by redesigning a portion of the
house, all zoning requirements (with the exception of the
alley) could be met.
We have had extensive conversations with the applicant
and his architect regarding this topic, and they insist that this
plan is best for development of the property. Although we
could argue both the pros and cons of that point, in the final
analysis we do feel there is some merit to the applicant's
position that, as a practical matter, there is substantial
distance between this property and potential development
to the west. In addition, the floodplain and some tree cover
help to define the distance between the two properties.
Technically, with 427 feet of frontage on a dedicated street,
the required side yard setback would be 43 feet. However,
based upon the comments made above, staff could
support the Planned Development request with conditions
ITEM # 6
Page 3 of 4
that would require slight modification to the design of the
house while allowing for some reduction in the side yard
setback. Because the original site had frontage on Bethel
Road of approximately 250 feet we could support a side
yard setback of 10% of the lot width (25 feet) as required in
the zoning ordinance and not penalize the property owner
for the additional land added to the site and currently
zoned C.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request with the
following conditions:
1. Enlarge the west side setback from 8 feet to 25 feet.
2. Approve the elimination of the alley requirement.
3. Indicate (in feet and inches) total height of structure
from grade to top of roofs/chimneys on all elevation
exhibits.
4. Residence will be required to be equipped with an
automatic fire sprinkler system based on square
footage of structure and distance from a public
street.
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
2. Site Plan (Sheet A 1.1 )
3. Generalized Landscape Plan (Sheet A 1.1 A)
4. Floor Plans (Sheets A4.1 and A4.2)
5. Elevations (Sheets A4.3 and A4.4)
ITEM # 6
Page 4 of 4
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