Loading...
Old Coppell Est-PS 941109A,pERIODcoMM~y'' - 1 A PERIOD COMMUNITY -- 1. BACKGROUND: Old CoppeH Estates is a proposed subdivision located to the west of Denton Tap Road on the -- north side of Bethel Road (see attached map). The property is a vacant tract of land of approximately 11 acres half of which is presently zoned SF-9. We have applied to have the zoning on the remaining half amended to SF-9 which is consistent with the Coppell Master Plan. At the council meeting on October , 1994 the City Council expressed an interest in having the character of the proposed subdivision reflect its proximity to the historical center of Coppell. We -- agreed to review the matter and develop some proposals to address the Council's suggestions. 2. SUMMARY OF RESEARCH AND FINDINGS: _ Pursuant to our commitment, we reviewed the materials available at the City of Coppell library. In particular, a booklet produced by the Citizens' Advocate provided the most information on this area of Coppeli. The site itself is vacant and has retained no historical features. Although the local area has many events and features of note, there were three significant historical features which are in close -- proximity to the site and provided us an appropriate design direction for the subdivision: (i) Grapevine Springs Park is immediately to the southeast of our property and was -- frequented by many diverse groups including Native Indians, Sam Houston and churches convening brush arbor meetings. The park was improved through the WPA and the Dallas Historical Society in 1936. Many of those rough stone improvements are still -- visible today and are currently under repair by the City of Coppell; and (ii) The first brick house in Dallas County, the Bullock House, was located at the northwest -- comer of Bethel and Denton Tap Roads just to the east of our property. The house was built before the Civil War; and -- (iii) The streetscape in most of Old Coppell is of a rural cross section with asphalt streets, no curbs and bar ditches. Based on these significant features we have developed a four point plan, as attached, to develop and manage a subdivision which reflects these features and the historical character of the area. 2 FOUR POINT PLAN -- 1. LANDSCAPE WALL & ENTRY: Using the style, materials and design of the rough stone work at the entry to Grapevine Springs -- Park (see attached photograph), we designed an entry for the subdivision as shown on the attached sketch. The entry and the wall use the rough stone work and ornamental metal to achieve a period appearance and provide a subtle allusion to the character of nearby Grapevine -- Springs Park; 2. DEED RESTRICTIONS WITH ARCHITECTURAL REVIEW CONTROLS: _ To evoke the proximity to the site of the Bullock House we developed an extensive set of architectural and landscape controls to ensure that all the homes in the subdivision achieve a period appearance that is consistent with existing City regulations (see attached photographs). _ The requirements to install mature trees and landscaping and consistent street elements, such as period mail boxes, reinforce this design theme. A copy of the proposed restrictions and standards is attached. 3. CURBLESS STREETS: To be consistent with the historical theme we recommend using curbless streets with bar ditches. This appearance is not only historically correct but also is consistent with the appearance of most -- of the historic center of Coppell; and -- 4. GAS STREET LIGHTING: Although we are unable to determine if gas lighting was originally used in Coppell, the light standards and appearance reinforce the period appearance that is expressed on the Denton Tap Road bridge over Grapevine Creek just to the east of the site (see attached photograph). The _ Home Owners Association will fund the nominal cost of the gas used. We have also amended the name of the subdivision to reflect its adjacency to the historic center of _ Coppell. 3 DRAFT DESIGN STANDARDS 1. Size: _ Minimum Square Footage: 2,400 fi2 of enclosed air conditioned floor area lVIinimum First Floor Height: 10 feet from structural floor to roof or floor joists above -- 2. Roof: Minimum Roof Pitch: 6 in 12, no fiat roofs permitted except under balconies. Minimum Roof Overhang: 18" from the exterior wall face. - Permitted Roof Materials: Copper, slate, tile, wood, profiled metal and premium profiled asphalt shingles with a minimum specified weight of 250 lbs per square. Aluminum, fiberglass, built up and - industrial style metal roofs are not permitted. Gutters: Seamless profiled pre-finished non-corroding metal gutters are required. Flashing: Flashing shall be painted to match the roof material. _ 3. Historic Design Features: AH homes in Old CoppeH Estates are to incorporate historic features reflecting older _ masonry homes in exterior design. The developer encourages the use of front porches when well integrated with the house design. The following items are mandatory: -- Brick and Natural Stone: Brick must be clay brick of traditional brown, red or sand color. The exterior brickwork must cover at least 80% of the exterior, excluding window area, and incorporate -- contrasting pattern, color or stone accents at window and door openings and floor levels. Natural stone is also ·./2 -- acceptable as a primary exterior material. Glass block and glazed brick may not be used on the front or side elevations. Stucco is not an acceptable exterior primary material. Secondary Materials: The remaining 20% of the exterior may include profiled composite or vinyl siding, clap board siding and stucco. Wood, plywood and other sheet products are not acceptable. Windows: Windows shall be subdivided into multiple smaller lights and will be of single hung, double hung or casement design. Exterior window finishes shall be either white or dark brown. Glass will not be mirrored or tinted. Awnings are not permitted on the front or side elevations. Widows shall _ be of wood construction on the front elevations. Aluminum or vinyl clad wood windows are acceptable. -- Fencing and Railings: Fencing for privacy and security will be permitted in the side and rear yards of the home. Railings may be installed as required by code. Fences will not exceed 6 feet in height -- and will be made of brick or stone to match the primary material of the home, wrought iron, simulated wrought iron made of non-corroding materials or a combination of brick -- and iron. Railings are to be of wrought iron, simulated wrought iron made of non-corroding materials or naturally rot resistant or pressure treated wood. The wrought iron -- shall be white, dark brown or black. Wood railings shall be painted to match the home. Wood fences are permitted provided the solid portion of the fence does not exceed 5 - feet. A decorative top of wood lattice work may be added to extend the height up to 6'. Pressure treated or naturally rot resistant wood picket fences up to 3 feet in height are permitted provided they are painted to match the home. _ Retaining Walls~ Retaining walls shall be made of masonry. The permitted colors are traditional red, brown and sand. Wood retaining walls are not permitted. Garages & Driveways: Each home will have at a minimum a two car garage. Side and rear entry garages are encouraged. Rear entry is -- mandatory on homes with the rear yard abutting an alley. Garage doors shall be panelized and profiled in a traditional ·./3 -- design. The lintel to the garage opening shall be accented with an arch, keystone, pattern or color. For driveways entering from the street: 1. The driveway will not exceed 16' in width for a _ distance of 10' from the curb; and 2. The driveway shall be made of decorative _ concrete or pavers to match the exterior ofthe house for the first ten feet of the driveway from the curb. All paths and walkways in the front yard shall -- match the driveway. Mailboxes: Each home will install a standard Old Coppell Estates -- mailbox as specified by the developer. Details of the mailbox design and the address of approved suppliers are available from the developer. Front Doors: Front doors are to be inserted in an opening at least 3 feet by 7 feet. The use of transom and side lights are -- encouraged. Doors shall be of wood or steel and be panelized and profiled in a traditional design. -- Exterior Lighting: Exterior lighting in the front yard and decorative lighting fixtures on the front elevation shall be gas. Freestanding fixtures shall be of dark color in a traditional design to blend with the street lights. Fixtures attached to the home may be of dark color, bronze or brass. Landscape lighting _ may be electric. Unshielded flood lighting of the front or side yards is not permitted. _ 4. Landscaping: To provide the appearance of Old Coppell Estates being a mature community, the _ developer will require minimum expenditures on soi~ landscape. The landscape design shall use mature plants to give a fully grown appearance at installation. -- A. Landscape Requirements Minimum Value: Each home shall expend at a minimum 3% of the building -- permit value on soi~ landscaping excluding irrigation, sod, hardscape and lighting (the "Landscape AllowanceN). · ·/4 -- Grass: The front yard of each home shall be sodded within 30 days of substantial completion. Trees: Each home shall have at a minimum 2 trees of at least 5~ caliper in the front yard. In the rear yard there will be at _ least one tree with a caliper of at least 3". Caliper shall be measured at a point 12~ above ground level. All trees shall be selected from the Approved Plant List which is available - from the developer. Shrubs and Groundcover: The remainder of the Landscape Allowance may be -- expended on trees, shrubs, flowering trees and plants and groundcover selected from the Approved Plant List. -- Irrigation: Each home will have a full irrigation system controlled by an automatic timer. The irrigation system shall irrigate all grassed areas, shrubs and groundcover. Maintenance: All landscape maintenance is the responsibility of the homeowner and must meet the maintenance requirements - outlined in this document. B. Plant Material: 1. Preservation of existing plant material is essential to preserve the natural beauty of the _ project. A site plan that accurately locates, identifies, and sizes all existing trees shall be submitted to the DRC. The DRC will them review the procedures proposed by the builder to optimize preservation of the existing trees. Construction may not begin until this site _ plan has been approved in writing by the DRC. The following list of guidelines to avoid specified hazards, to existing plant materials, shall be closely followed: * No burning of trash under the canopy of a tree. * No excessive pedestrian traffic under the tree canopy. -- * No equipment is allowed within 5' of the tree canopy. * No changes in grade shall occur under the canopy of a tree. A temporary fence shall be constructed around the tree, a distance of 11/2 times the width of the canopy. ../5 2. Proposed plant materials to be used in the landscape easement shall come from the recommend plant list. This plant list indicates plant type and minimum acceptable size. These materials were chosen based on their outstanding short term and quality and their ability to coexist with the existing plant materials. _ All trees shall be kept vertical after planting by staking and guying or by other approved methods. Each plant shall be pruned to enhance its immediate appearance and to promote its natural growth habit. C. SEASONAL ACCENT PLANTINGS: -- Ornamental flowers should be used at special points of interest such as home entries. Areas designated for seasonal plantings shall be consistently planted at all times of the year with plantings that are at their peak color performance. Seasonal areas are recommended - to have a plant change out a minimum of four times per year. Seasonal areas should not be void of plant material for more than one week at any time. -- Do TURF: All lawn areas mist be sodded on a minimum of 4' of sandy loam topsoil. The standard perennial turf grasses shall be common Bermuda, "Raleigh" St. Augustine, or Hybrid Bermuda. For winter over seeding, turf-type fescue shall be used. Examples: Rebel Hound Dog Falcon All plants shall be healthy, exhibiting vigorous growth free of pests and diseases and have _ healthy root system. All balled and burlapped plants shall have the root ball of solid firm earth without breaks or crushed areas. Container plants shall not be root bound. All plant dimensions in caliper, root spread, canopy size and overall plant quality shall be -- determined by the latest edition, of"American Standards for Nursery Stock" published by the American Association of Nurserymen. All plantings shall be fertilized, mulched and watered immediately after planting. E. IRRIGATION: -- The home builder is responsible for designing and installing an automatic irrigation system for all landscaped areas within that parcel. The irrigation system will provide 100% coverage of all landscaped areas within the parcel. ../6 -- 1. PERFORMANCE STANDARDS Sleeving under parking areas, drives, walks, and walls shall be PVC schedule 40 and conform to ASTM D-1785. The baclcflow prevention device shall be a double-check valve assembly installed in a box below grade according to the City of Coppell Plumbing Code. Automatic controllers shall be placed indoors to prevent vandalism. All valves shall be installed in valve boxes which may be plastic or concrete in lawn acres and cast iron or concrete in vehicular traffic areas. -- F. LANDSCAPE MAINTENANCE: It is the intent of the project developer to maintain visual uniformity and quality in the -- landscape. In order to achieve this goal and for the protection of the individual parcel developers it is important that certain minimums in maintenance of the landscape be followed. The minimum requirements are as follows: * Trees - Newly planted trees should be pruned once per year for the first five years to enhance natural growth and to remove dead wood. Established trees shall be pruned after completion of construction, removing dead wood and to promote natural growth. /established trees should then be pruned as necessary to provide _ clearance for pedestrians and vehicles a well as to promote vigorous growth. Sucker growth shall be removed fi.om all trees as it occurs. _ Trees shall be fertilized on a regular basis to maintain a healthy appearance and to provide nutrients lacking in the soil necessary to sustain vigorous growth. -- Trees shall be watered a minimum of one time per month at a rate equal to I inch rainfall per week. -- * Shrubs and Groundcover - All shrubs are to be pruned as necessary to keep appearance, shrubs shall be pruned according to proper horticultural practice. Leafy or grass - like groundcovers should be mechanically or hand pruned each spring to promote vigorous growth throughout the growing season. Juniper groundcovers should be pluck-pruned by hand as necessary. ·./7 -- All shrubs and groundcover should be fertilized at least twice per year to promote healthy appearance and vigorous growth. -- All shrubs and groundcover shall be watered frequently during the growing season at a rate equal to 1 - inch rainfall per week. During the winter months all plants should be watered a minimum of once per week at a rate equal to .30 inches ofrainfail per week. All shrubs and groundcover beds shall be cultivated and weeded regularly to maintain a weed free appearance at all times. * LAWNS - All lawns are to be mowed to maintain a 1 ~ - 2~ grass height. The frequency of mowings should be such that not more than 30% of the leaf blade is -- removed in a single cutting. Edging along all paved surfaces and trimming along walls, fences, trees and all other vertical objects is required. Note: Monofilament trimming should not be done against trees. All lawn grasses shall be fertilized a minimum of three times per year to maintain a healthy, vigorously growing lawn. All lawns shall be watered frequently at a rate of I inch of rainfall per week. -- All lawns shall receive herbicide treatments and/or hand weeding as necessary to maintain a weed free appearance at all times. -- * SEASONAL ACCENT PLANTINGS - All areas designated for seasonal planting shall receive a change in plant material a minimum of four timers per year; using only plants that are at their peak color performance. All seasonal plantings shall be watered, fertilized and weeded at the same rates as _ shrub and groundcover plantings. * IRRIGATION SYSTEM - The irrigation system shall be frequently inspected _ and kept in top working condition. Any deficient or damaged equipment shall be replaced immediately so that the plant materials do not suffer and water is not improperly distributed. * MISCELLANEOUS -- - Pest Control o a regular program of pest control measures should be incorporated into the maintenance program to keep the entire landscape free of pests that are damaging to plant materials. ../8 -- - Landscape Structures - should any damage or deterioration occur to any landscape structure such as fences, walls, tree wells, etc. then damaged structures must be repaired immediately. Litter Control - All exterior areas of the lot shall be kept free of litter at all times. - RECOMMENDED PLANT LIST LARGE SHADE TREES MINIMUM SIZE SMALL ACCENT TREES MINIMUM SIZE :arya illinoensis 3 1/2" - 4 Cercis canadeasis 6' Height Pecan White Redbud Gleditsiaa lxicanthos Cercis canadeasis '-'seedless & thomlcss" 3 1/2 - 4" Oklahoma' 8' Height ~oney Locust ._Liquidambar styraciflua 3 1/2 - 4" Ilex decidua 8' Height 5weetgum Deciduous Yaupon Quercus falcate 4' - 4 1/2 Ilex vomitoria 8' Height --~uthem Red Oak Yaupon Holly Quercus macrocarpa 3 1/2 - 4' Lagerstroemia indica 8' Height _.Bur Oak Crapemyrtl¢ Quercus nigra 3 1/2 - 4' Malus species 8' Height Water Oak Flowering Crabapple ~uercus shumarclii 4" - 4 1/2 Pyrus c, alleryana Shumard Oak qSradford' 2 1/2 - 3' -- Bradford Pear Quercus virginiana 4' - 4 1/2 Sophora scc, ondiflora 6' Height Live Oak Texas Mountain Laurel [ax0dium distJchum 3 1/2 - 4' Bald C.~ress Jlmus crassifolia 4' - 4 1/2 Cedar Elm RECOMMENDED PLANT LIST-continued $HRUBS MINIMUM SIZI~ GROUNDCOVER MINIMUM SIZE azalea species 3 Gal. Hedera helix 4~ Pot Kurume hybrid English Ivy Glendale hybrid 3erberis mentorensis 3 Gal. Junipers conferta ~31ue Mentor Barberry Pacific' I Gal. _ Blue Pacific Juniper ~leyera japonica 3 Gal. Juaip~'s horizontalis Japanese Cleyera ~ar Harbor' 1 Gal. -- Bar Harbor Junil~r Cotoneaster pameyi 3 Gal. Junipers horizeatalls -- 'Wfltoni' 1 Gal. Wilton Juniper Elaeagnus puagens 3 Gal. Liriope mascara 4" Pot '-Thorny Elaegnus Big Blue Liriope Ilex comua 'Burfordi" 2 Gal. Lonercera Japonica --13ufford Holly '¢hinensis' 4' Pot Purple Japanese Honeysuckle ~lex comma 'Burfordi 'nana' 3 Gal. Ophiopogonjaponicum 4" Pot )warf Burford Holly Mondo grass Ilex comma 'rotonda' 1 Gal. Trachelospe~num asiaticum 4" Pot --D~'~ Chinese Holly Asian Jasmine xlex vomitoria 'nana' 1 Gal. __DwArf Yaupon Holly ~lahonia bealei 3 Gal. VINES MINIMUM SIZ~- Leatherleaf Mahonia ,landina domestic 3 Gal. Gelsemium sempervirens 2 Gal. Nandina Carolina Jessamine ,/andina domestic 'nana Lonicera heckrotti 2 Gal. purpura' 1 Gal. Coral Honeysuckle DwArf Nandiaa ~a-pura' ../3 RECOMMENDED PLANT LIST - continued SHRUBS MINIMUM S~ZE VINES MINIMUM Raphiolepis in&ca 3 Gal. Parthenocissus quinquefolia Indian Hawthorn quefolia 1 Gal. _Standard: 'Jack Evans' Vir~nia Creeper or 'Springtime' Dwarf: 'Enchantress' Parthenocissus uicuspidate or "Ballerina pidata 1 Gal. Rosa banksiae 2 Gal. _ Lady Banks Rose Wisteria sme~is $ Gal. Chin.~es Wisteria I 4 - SUMMARY OF HOME OWNERS ASSOCIATION .. PURPOSE: __The Old CoppeH Home Owners Association (the "HOA") will have two specific tasks: ~i) Establishing a budget, collecting and administering funds, disbursing funds and managing the expenses of __ operating and maintaining the Common Elements. The Common Elements are: a. The wall and two entry features on Bethel Road, including irrigation for the landscaping and the _ gas lights; and b. The gas street lights located in the subdivision. ii) Managing the Design Review Committee which is to be eventually composed of three Home Owners selected by the officers of the HOA. Jntil all of the lots have been sold and developed the Developer will retain control over all functions of the HOA. Upon completion of the last home, the Developer will turn control of the HOA over to the homeowners -who will select by a simple majority vote a President and Treasurer to operate and manage the HOA for a period ,f two years. :. DESIGN REVIEW COMMITTEE: --:he Design Review Committee (the "DRC") shall review and approve all exterior construction in Old Coppell Estates prior to the commencement of construction. The DRC shall be obliged to ensure compliance with the --Design Guidelines by each applicant for approval. Until the completion of the last home in the subdivision the )eveloper will act exclusively as the DRC to ensure compliance with the objectives ora period subdivision. In granting approvals, the DRC must comply with all regulations of the City of Coppell as existing form time to _time.