BM 2003-12-04 BOAMINUTES OF DECEMBER 4, 2003
BOARD OF ADJUSTMENT
The Board of Adjustment of the City of Coppell met on Thursday, December 4, 2003, at 7:40 p.m. in
the Council Chambers of Town Hall, 255 Parkway Blvd.
In attendance:
Mark LeGros, Chairman
David Stonecipher, Vice Chairman
Steve Wright, Commissioner
Robert Chomiak, Commissioner
David Terry, Commissioner
John Hoppie, Alternate Commissioner
Donald Perschbacher, Alternate Commissioner
Ronald Smith, Alternate Commissioner
Laura Ketchum, Alternate Commissioner
Also present:
Greg Jones, Chief Building Official
Mary Beth Spletzer, Secretary
Item 1: Call to Order.
Meeting was called to order at 7:40 p.m. by Chairman LeGros.
Commissioner Hoppie was invited to serve on the board, due to the departure of Commissioner
Wright.
Chairman LeGros administered the oath for those wishing to speak for or against the request being
heard this evening.
Item 2:
Approval of minutes of November 6, 2003 meeting.
Motion was made by Commissioner Hoppie to approve the minutes of the November 6, 2003, meeting.
Motion was seconded by Commissioner Terry, and a vote was taken. Motion carried, 5 to 0. Minutes
approved.
Item 3:
Public Hearing to consider approval of a variance request from Section 12-11-3 (1) of
the City' s Zoning Ordinance, regarding front yard setback requirements, for the
property located at 417 Carter Drive. Michael and Janice Keeley are requesting a 6-ft.
variance to the existing 50-ft. front yard setback, to allow for the construction of an
addition.
Greg Jones distributed large-scale floor plans and elevation plans of the proposed addition for 417
Carter Drive, explaining that extensive interior renovations and a re-design of the front entryway are
included in the project. He explained that although this property is zoned SF-12, which normally
requires a 30-ft. front yard setback, the developer chose 50-ft. front building lines, back in the mid-70s.
He further explained that the development of Phase ! of Carter Estates, in which this property is
located, pre-dates the Zoning Ordinance requirements, thereby falling under the 50-ft. front setback
requirement, as platted.
Greg Jones explained that a slight encroachment to the 50-ft. curved front building line already exists
on this lot, adding that he felt the variance, as requested this evening, would have minimal, if any,
impact on the neighbors. He concluded that Staff supports the granting of this variance.
Commissioner Hoppie commented that this is actually a variance to the existing plat, rather than to the
Zoning Ordinance, and Greg Jones indicated that it is. Commissioner Chomiak asked for clarification
on the setback requirement, and Greg Jones responded that by both sources of information --- the
Zoning Ordinance and the plat --- the front setback requirement for this lot is 50 feet.
Chairman LeGros commented that even with the proposed addition, this property would comply with
the current 30-ft. setback requirement, and Greg Jones agreed, adding that although it does not
conform to the platted building line or the definition of "front yard" in the Zoning Ordinance, it does
meet the current requirements for SF-12 zoning. He further commented that when Carter Estates was
developed, the goal was to create an "estate look" for these lots, by establishing the 50-ft. setback
requirement.
The applicant was invited to step forward and present his case.
Michael Keeley explained that in considering this plan, there were two problems. He reported that the
pool is located directly behind the house, and there's a significant slope at the rear of the property
directly behind the proposed addition, creating an engineering problem. He explained that due to the
slope of the land at the rear of the lot, they are unable to angle the addition far enough backward to
remain within the required setbacks. He noted that the solution to this problem is to follow the natural
curve of the cul-de-sac, and, to do so, the variance is needed.
Mr. Keeley noted that the other issue, in this situation, was to find a way to aesthetically offset the
proposed add-on at the left side, and the way to accomplish that was to change the front entrance by
raising the porch and moving it outward slightly, providing drive-up appeal. He noted that the new
addition is approximately a 30- to 35-ft. setback, aligning with the newer homes having 30-ft. setbacks
located just to the south of their lot.
The meeting was opened to the public. No one spoke in favor of or in opposition to the variance
request.
The meeting was closed to the public and opened to the Board for discussion.
Chairman LeGros commented that because the applicant's proposed addition falls within current
setback requirements, he favored granting the variance. Commissioner Hoppie added that the request
seems reasonable to him.
Motion was made by Commissioner Chomiak to grant the request for a 6-ft. variance to the existing
50-ft. front yard setback. Motion was seconded by Commissioner Hoppie, and a vote was taken.
Motion carried, 4 to 1, with Commissioner Stonecipher voting in opposition.
Adiournment.
Motion for adjournment was made by Commissioner Stonecipher. Motion was seconded by
Commissioner Hoppie, and a vote was taken. Motion carried, 5 to 0. Meeting adjourned.
Mark LeGros, Chairman
Mary Beth Spletzer, Recording Secretary