Windsor Estates-CS090521CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-16385-SF-9, Windsor Estates, Lot 17 Block A
P&Z HEARING DATE: May 21, 2009
C.C. HEARING DATE: June 9, 2009
STAFF REP.: Matt S. Steer, City Planner
LOCATION: 917 Deforest Road
SIZE OF AREA: 13,525 square feet
CURRENT ZONING: PD-16382-SF-9 (Planned Development-163 Revision 2-Single Family-9)
REQUEST: A zoning change to PD-16385-SF-9 (Planned Development-
163 Revision 5-Single Family-9) to allow stucco finish in lieu of
the 80~o masonry requirement.
APPLICANT: Terry Holmes
THBGP, Inc. dba The Holmes Builders
1445 MacArthur Drive, Suite 200
Carrollton, TX. 75007
(972) 242-1770
Fax: (972) 242-2931
HISTORY: In 1997, PD-163, Windsor Estates was established to allow the
development of 27 single-family homes and common areas
on 15.78 acres of property. The Preliminary Plat for this
subdivision was approved for 24 residential lots and two
common areas in May 1998. The Final Plat, for 23 residential
lots and three common areas, was approved in May 1999.
In June 1999, the PD was amended to revise the entry
features and create additional common areas to
accommodate landscaping. In January 2005, PD-16384-SF-9
ITEM # 5
Page 1 of 4
(Planned Development-163 Revision 4-Single Family-9) to
allow the construction of an 4.25-foot wrought iron fence on
an 18-inch retaining wall 15 feet from the property line along
Deforest Road on Lot 1, Block B (612 St. James) was
approved.
TRANSPORTATION: Deforest Road has been extended through this subdivision
as a concrete, 27-foot wide residential street built within a
50-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North -Residential; PD-163R2-SF-9 (Planned Development-163
Revised 2-Single Family- 9)
South - Residential; PD-140-SF (Planned Development-140-
Single Family)
East - Common area, retention pond; PD-163R2-SF-9
(Planned Development-163 Revised 2-Single Family- 9)
West -Residential; PD-163R2-SF-9 (Planned Development-
163 Revised 2-Single Family- 9)
COMPREHENSIVE PLAN: The Comprehensive Plan shows this property as suitable for
low density residential.
DISCUSSION: As outlined in the Zoning Ordinance, approval of a Special
Use Permit or Planned Development Amendment is needed
to allow for stucco construction that exceeds 200 of the
structure (exclusive of doors and windows). The reason for
this requirement relates to the "old world" architectural style
the city has encouraged since the mid '80's. Since that
time, we have attempted to evaluate stucco requests case
by case, based upon a number of criteria including: number
already in the neighborhood, architectural style of
surrounding structures, impact of this building type on the
community, neighborhood concerns, etc. Just recently,
Council approved stucco construction on 10 lots within the
Planned Development of the Chateaus of Coppell
subdivision currently under construction (southwest corner of
Bethel and Denton Tap). The stipulations related to this
approval state that none of the houses abutting Denton Tap
or Bethel Road would be allowed to be stucco and each
stucco house shall be separated by three lots. The reason
this is significant is that the stucco look wds not allowed
ITEM # 5
Page 2 of 4
where visible from outside the subdivision, only internally to
the subdivision.
The proposed residence is planned to be constructed with
close to 100`~o beige Portland Cement Stucco, a dark red
Spanish style concrete file roof, a cast-stone arched
entryway, arched windows, two file mosaics and a turret on
the front elevation. By Friday morning, staff received three
calls and one letter regarding this request, each seemingly
undecided. Of the concerns specifically related to this
request, durability of the material, aesthetics and how it
would "fit in" with the neighborhood were mentioned. The
letter had concerns about not knowing the stucco color
being proposed.
In relation to what has been constructed in the surrounding
neighborhoods, there are a few houses with the Spanish the
roofs with stone as the primary building material (none with
greater than 20`~o stucco). These houses appear to be
designed to have the Mediterranean feel without the
smooth stucco surface. They are all some distance from this
request. Attached are pictures of those residences. With
respect to the surrounding houses within this specific
neighborhood, all have dark, asphalt shingled roofs and are
constructed of stone or brick. Staff is of the opinion that this
architectural style and construction type (stucco with a red,
Spanish the roof) doesn't match and would have an
"overwhelming" impact on the subdivision, especially at the
entrance.
Even if approved by the City Council, the architecture
would still need approval from the Architectural Review
Committee (ARC) of the Homeowners Association (HOA) of
Windsor Estates. The president of the HOA (who is also the
Chairperson of the ARC) was concerned that the approval
from the city might override the HOA's ruling. I assured her
that it would not. If the City Council and Architectural
Review Committee (ARC) approve this specific design, then
it can be built. If the committee modifies what Council
approves, then the request will need to be resubmitted to
the city for our approval Late Friday evening (May 15,
2009), she submitted an email stating that "So far, the
neighborhood seems to think that the stucco sounds fine for
the area provided it is built by Holmes and all plans are
approved by the ARC cf the HOA." In as much as the
neighborhood appears to support this request, staff will
withdraw its opposition.
ITEM # :i
Page 3 of 4
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following
conditions being met:
1) Plans are approved by the Architectural Review Committee of
the Homeowner's Association of Windsor Estates.
2) Reorient the plans to have north to the top of the page and
revise north arrow.
3) Label the first and second floors on the Site Plan/Floor Pan.
Include total lot area within the table.
4) Revise site plan to an engineering scale.
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/Floor Plan
2. Elevations
3. Subdivision Survey Map
4. Photos of Similar Homes in Surrounding Neighborhoods
ITEM # 5
Page 4 of 4
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