Townhouses-CS 991216 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-182, THE TOWNHOUSES OF COPPELL
P & Z HEARING DATE: December 16, 1999
C.C. HEARING DATE: January 11, 2000
LOCATION: Along the east side of S. MacArthur Boulevard, approximately,
1,700' south of E. Sandy Lake Road.
SIZE OF AREA: Approximately 10 acres of property.
CURRENT ZONING: MF-2 (Multi Family-2)
REQUEST: PD-TH-2 (Planned Development, Townhouse-2) for 92 TH units.
APPLICANT: C.N. Lemp Development
4101 McEwen, Suite 110
Dallas, TX. 75244
(972) 404-8338
Fax: (972) 404-1833
HISTORY: There has been no recent development history on the subject tract,
although a new school (Riverchase Elementary) is being
constructed just south of the subject tract.
TRANSPORTATION: MacArthur Blvd. is a P6D, six-lane divided street currently built as
a four-lane divided thoroughfare contained within a 100-foot r.o.w.
SURROUNDING LAND USE & ZONING:
North- Wellington Place Apartment; MF-2
South - Riverchase Elementary School; SF-7
East - vacant land; PD-SF-7
West -single family homes; SF-7
Page # 11
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
high-density residential development.
DISCUSSION: This is a request to change zoning from multi-family to townhouse. 'The
major reason for the PD is to eliminate the alley requirement of
townhouse development. Because the request reflects a reduction in
intensity and density of the current zoning, staff generally favors this
request. There are, however, some changes needing to be made to the
request to garner total staff support. Among them is the fact that
landscaping needs to screen the parking bays at the southeast and
northeast sections of the development. In addition a ten-foot landscape
buffer needs to be provided around these parking bays, landscape
calculations need amendment, and the way the sign calculations were
made needs furthei' explanation. The amount of brick shown on the
elevation exhibits submitted with this case (the photos) show all brick
buildings, yet notes on the color board indicate chimneys and "some"
upper level wall surfaces will be dryvit. Staff had recommended the
building be all brick (especially the rear), and further clarification
regarding "some" dryvit needs to be addressed. We do not recommend
dryvit/stucco--in fact, it is not a masonry product--and have special
concern regarding its appearance along the southern boundary of the
property. Because of the school playground adjacent, the entire south
end of the townhouse development will be exposed to view from
MacArthur Boulevard. An all masonry building is certainly much more
aesthetic. In addition, the elevations show balconies at the rear of these
structures. They should be enclosed (in fact, if they "faced" the street,
they would be required to be) so that bar-b-q grills, toys, and other
storage items are not visible from MacArthur. Also. staff has concern
regarding the fencing between the school and townhouse project. What
will it be composed of?. What will it look like? Is it a joint project with
the school? Certain fire issues regarding the length of hose layment, and
landscaping concerns--especially regarding tree mitigation--still need
resolution. We also need to see what this project looks like from an
elevation perspective as these units extend down Liberty Circle. The
information provided shows the units as if they were build on a flat
plain. At this location, there is a minimum 20-foot drop across the
property. Also, the typical floor plans show fireplaces, yet no chimneys
are shown on the elevations. Chimneys can serve as an architectural
element and we certainly encourage their inclusion here. Finally, the
applicant proposes rolled curbs with sidewalks adjacent. Staff is
concerned with this proposal and recommends 4-foot sidewalks one foot
off the property line (which effectively provides green space between the
sidewalk and the street).
Page # 11
In general, this is a good use for this property. However, there are a
number of unresolved issues stated above that need further refinement
before we can recommend approval of this request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Although staff favors this use for the property, we recommend taking this request
under advisement until several issues have been addressed, including:
-if fireplaces are being provided, the elevations need to show chimneys
-landscape calculations and screening need additional attention
-effective area of identification sign needs to be shown
-median opening with left-turn lane needs to be provided
-address the Fire Departments coinments (attached)
-tree reparation will be as submitted and approved by Leisure Services
(comments attached)
-the $1285 per dwelling unit park development fee will be paid
-address Engineering's comments (attached)
-provide accurate elevations of the units based upon grades
-address staff's concern regarding brick on rear elevations
-provide screened balconies
-what type of screening between the school and townhouses is being
provided, what does it look like, etc.
We repeat that this can be a good project for the City. It does, however, need
further refinement, a little more thought regarding details, and resolution of the
issues brought out through the staff review process.
ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request
3) Take under advisement until adequate information has been provided
ATTACHMENTS: 1) Photo Package
2) Site Plan/Elevation/Landscaping/Irrigation/Tree Survey
3) Departmental Comments
Page #11
DE VEL OPMENT RE VIE W COMMITTEE
FIRE PRE VENTION COMMENTS
ITEM: PD-182, THE TOIq'.¥HOUSES OF COPPELL
DRC DATE: NOVEMBER 22, 1999
CONTACT: TRAVIS CRUMP, FIRE MARSHAL. (972) 304-3503
COMMENT STATUS: INITIAL PRELI31INAR Y FINAL
1. All portions of the buildings are to be within 150 feet of a fire lane.
2. Additional fire hydrants required along the 24' fire lane marked as "private drive".
3. A looped water line is required for the fire line.
4. No dead end fire lanes over 150 feet allowed.
5. These town homes will be required to be equipped with an automatic fire sprinkler
system.
._ I~g/gg ~g CITY ~F ¢OPPELL ~ 9?2 304 ?092 - N0.074 ~04
DEVELOPMENT REVIEW COMMITTEE
LEISURE SERVICES COMMEXIT.~
ITEM: The Townhouses of Coppell, Zoning Change ~F~ ~ ~ F~ ~ ~ [~' ~-~
DRC DATE: Igovember 23, 1999 and December 2, 1999
CONTACT: Brad Reid, Park Planning and Landscape M~nager
PRELIMINARY REVISED
A t'TER
The trees surve~y indicates a total of 1436 inches of trees on site. 587inches of trees will
be removed due to development, leaving 849 inches of trees. The
preserved
preserved
trees will render a credit of 50% toward retribution of removed trees and the planting
of 321 inches of new trees will give a 50% credit toward reparation, bio farther
reparation should be due to offset the removal of the trees.
The developer should be aware that the Park Development Ordinance is in affect for
this development requiring the dedication of park land or $1,285.00 per dwelling unit in
lieu thereof.
Developer must notify the Parks Department at 972-304-3554 prior to performing any
excavation in a median or ROW. The developer must repair any disturbed utilit!t to
the satisfaction of the Parks Depargment.
DRCl123h
DEVELOPMENT REVIEW COMMITTEE
BUILDING INSPECTION COMMENTS
ITEI~: The To~nehouses of Coppell
DRC DATE: Nm,ember 23, 1999
CONTACT: Greg Jones, Chief Building Official (304-3.500)
COMMENT STATUS: ,,~ INIIZ4L PREI. IMEVARY FINAL
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: THE TOWNHOUSES OF COPPELL,
PRELIMINARY PLAT
P & Z HEARING DATE: December 16, 1999
C.C. HEARING DATE: January 11, 2000
LOCATION: Along the east side of S. MacArthur Boulevard, approximately,
1,700' south of E. Sandy Lake Road.
SIZE OF AREA: Approximately 10 acres of property to accommodate 92 units.
CURRENT ZONING: MF-2, Multifamily
REQUEST: Preliminary Plat approval.
APPLICANT: Owner: Engineer:
C.N. Lemp Development, Inc. N.D. Maier, Engineers
4101 McEwen, Suite 110 Mike Daniels, P.E.
Dallas, Texas 75244 8080 Park Lane
(972) 404--8338 Dallas, Texas 75231
Fax: (972) 404-1833 (214) 739-4741
Fax: (214) 739-5961
HISTORY: There has been no recent development history on the subject tract,
although a new school (Riverchase Elementary) is being
constructed south of this site.
T1La, NSPORTATION: MacArthur Boulevard is a P6D, major thoroughfare currently built
as a four lane divided street, and contained within a 100-foot r.o.w.
SURROUNDING LAND USE & ZONING:
North- Wellington Place apartments; MF-2
South -elementary school under construction; SF-7
East - vacant residential land; PD 114 (SF-7)
West -single family residences; SF-7
Page # 12
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
residential development
DISCUSSION: This is a request to approve a preliminary plat on the subject property
for construction of 92 townhouses. The merits of the zoning change
were discussed with that application, so this review centers on the plat
approval process.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Because of the recommendation to take the zoning case under advisement until
several development issues can be resolved, this plat should be DENIED at this
time. Once the development issues have been addressed, the plat can be
resubmitted for consideration.
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
ATTACHMENTS: 1) Preliminary Plat Document
2) Departmental Comments
Page # 12