Preliminary Plat Staff ReportITEM # 5
Page 1 of 2
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: Blackberry Farm, Preliminary Plat
P&Z HEARING DATE: July 19, 2018
STAFF REP.: Marcie Diamond, Assistant Director of Community Development/Planning
LOCATION: North side of Sandy Lake Road, 750 feet northeast of Starleaf Road
SIZE OF AREA: 54.8 acres of property
CURRENT ZONING: PD-259-SF-7/9 (Planned Development-259-Single Family-7 & 9)
REQUEST: Preliminary Plat subdivide the property into 54 single-family lots and nine (9)
common area lots.
APPLICANT: Blackberry Farms, LLC
David Hayes with Holmes Builders
225 State Highway 121
Suite 120
Coppell, TX. 75019
(214) 488-5200
Email: dhayes@theholmesbuilders.com
HISTORY: In early 1999, this applicant applied for rezoning from SF-12 to PD–SF-9 on 28.21
acres of this request area to develop 55 residential lots. At that time substantial
neighborhood opposition surfaced, staff had a number of concerns, and the
Planning Commission unanimously denied the request. The case was appealed to
Council and was denied by that body in March. The same applicant has acquired
additional land from Carrollton in 2012 (Carrollton has dis-annexed and Coppell
annexed the property), an adjacent property owner, and enlarged the request area
by 26.6 acres for a total of 54.8 acres.
In 2013 City Council approved PD-259-SF-7/9 for 82 single-family lots and 6
common areas subject to various conditions, including Flood Plain Study and a tree
mitigation fee of $125,000 being paid prior to construction. A detailed comparison
of the revised request and the current request is included in the staff analysis.
Preliminary Plats and Final Plats for this property were approved in 2014 and again
in 2016, all of which have expired.
TRANSPORTATION: Sandy Lake Road is an improved, C4D/6, four-lane divided thoroughfare in a six-lane
right-of-way (110 feet).
ITEM # 5
Page 2 of 2
SURROUNDING LAND USE & ZONING:
North: vacant flood plain, City of Carrollton
South: St. Joseph’s Village; PD-114 (SF-7)
East: Single-family home; SF-12
West: landscape nursery; “R” Retail and Single Family; “SF-7”
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as Residential
Neighborhood and Floodplain
DISCUSSION: This Preliminary Plat is generally reflective of the Detail Site Plan being considered
as part of the revision to the Planned Development District. The review of the
proposed residential development is detailed in that Staff Report that contains
comments which are pertinent to this review.
In summary, the Preliminary Plat contains 54 lots in Phase 1, with lots ranging in
size from 9,000 to 15,000 square feet, larger lots (from 11,000 to over an acre)
being adjacent to the creek, with an average lot size of 11,633 square feet. Phase 2
is limited to 20 lots fronting on a cul-de-sac street, with creek lots with an average
size of 13,294 square feet. The first phase of Blackberry Farms will include the
development of all the common areas, except for Lot 9X which is adjacent to the
northern property line. The bridge connecting to the 20 lots located north of the
creek is part of the Phase 2 development.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending Approval of the Preliminary Plat for Blackberry Farms, subject to the following
conditions being added to the notes on the plat:
11. No alley will be provided for any Lots.
12. A drainage flood study approved by the City Engineer will be required prior to the filing of
final plat for Phase 1 for this development.
13. There will be a minimum side yard setback of 5 feet on Lots 1 through 20, Block D.
14. The Homeowners Association shall be responsible to maintain the stabilization along the creek
bank of Denton Creek from erosion. Each Lot Owner shall be notified and provide a hold
harmless agreement by separate instrument that the City and Developer are not liable for future
erosion of the creek bank.
15. The Homeowners Association shall be responsible to maintain the storage basins/ponds being
constructed with the development.
16. This project is not subject to the Erosion Hazard Setback per City Ordinance, Sec. 13-9-1, G-
20.
17. Stream bank erosion protection will require approval by the US Army Corps of Engineers. No
Final Plats may be filed or work shall commence prior to that approval.
And correcting note #6 to delete Lot 15, as this is not a corner lot.
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
ATTACHMENTS:
Preliminary Plat for Blackberry Farms