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Woodridge-CS 991021CASE NO.: CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT PD-145R2, Woodridge Section Five P & Z HEARING DATE: C.C. HEARING DATE: LOCATION: SIZE OF AREA: October 21, 1999 November 9, 1999 130 Pinyon Lane. 1 residential lot of approximately 6,621 square feet CURRENT ZONING: REQUEST: PD (Planned Development) Amend the PD conditions as they apply to Lot 44, Block A. APPLICANT: HISTORY: Ms. Patricia VanDeusen 130 Pinyon Lane Coppell. Texas 75019 (972) 393-6845 Fax: (972) 393-6845 The garden homes located in the area bounded by Sandy Lake Road, MacArthur Boulevard and MapleleafDfive originally were classified as TH-I, Townhouse District. However, the houses are not attached. In 1995, the City reclassified all townhouse districts containing detached houses to PD Planned Development Districts. Since the Board of Adjustment has no authority to grant variances in a PD District, any variation from the setback and yard requirement of the PD District stipulations must be handled as an amendment to the PD or PD site plan. In 1996, a special committee was formed to study the area with regards to the construction of storage buildings, carports and garages. The committee consisted of two owners of property within the area to be affected, one resident and one non-resident; plus two resident owner of property within the larger Woodridge neighborhood, both officers of the Woodridge Homeowners Association; and two members of the Coppell Planning and Zoning Commission. During the committee meetings, the majority agreed that fully enclosed, attached garages were first preference. However, the group realized that this would not be possible in many cases and that Item # 10 covered parking in other forms may be preferable to uncovered parking in its present state. Following the committee discussion, staff prepared an ordinance amendment that was approved by City Council on October 8, 1996. (See attachment) Without citing details of the ordinance, a property owner wanting to build a garage or carport in this subdivision has two options. The first, is to comply with the subsection of J-2- (e) of Exhibit B of the ordinance which allows an applicant to apply for a Building Permit. The second is to submit a plan meeting the remaining conditions of the ordinance subsections J-l- (a through f) and J-2 (a through d) to the Planning and Zoning Commission and City Council for their review and approval. The ordinance also designates the Director of Planning as the approval authority for a minor revision to a Detail Site Plan. This applicant had attempted to secure a building permit for a carport but it was denied by Building Inspection as it violated the setback requirement outlined in subsection J-2- (e) of Exhibit B. Also, this case was originally scheduled to be heard by the Planning Commission on August 19, but was postponed twice at the request of the applicant. TRANSPORTATION: Pinyon Lane is a local residential street with 27 feet of paving in a 50-foot fight-of-way. SURROUNDING LAND USE & ZONING: North- single-family residential; PD- 145 South -single-family residential; PD- 145 East - single-family residential; PD- 145 West - single-family residential; PD- 145 COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for single-family residential uses. DISCUSSION: When the builder of the Woodridge garden homes originally constructed them, the City did not require an attached 2-car garage. The builder provided no garage or carport. To comply with the off-street parking requirements, the builder provided a 2-car concrete parking space accessed from a rear alley. If the houses were built today, the City would require an attached, fully enclosed 2-car garage. Therefore, the existing structures would technically be non-conforming. The Zoning Ordinance does not allow the expansion of a non-conforming structure, except to provide off-street parking space which complies with the dimensional and pavement material of the Item # 10 ordinance. Therefore, a carport or garage may be added to a house that does not have one. However, the Building Inspections Department will not issue a building permit unless it observes the provisions of J-2-(e) of Exhibit B of Ordinance 91500-A- 143. The applicant is requesting permission to construct a detached carport, setback 3 feet from the rear property line, and extend the existing concrete pavement area from 18' by 19' to 20' by 23'. The roof of the carport is gabled with a 4:12 pitch, and the roofing material on the carport will closely resemble both in color and type, the roofing material on the existing home. As the home in question was built prior to December 8, 1983, the 80% masonry requirement will not apply. Rather, the addition of the carport can not reduce the overall exterior masonry percentage on this site. According to the applicant, the masonry coverage on the exterior walls of the existing home is approximately 47%. Therefore, the masonry requirement on the carport can not be less than 47%. Based on staff's calculations the applicant will have to provide a total of 245 s.f. of masonry on the utility shed and along the base of each post. Staff suggests that 168 s.f. of the utility shed be masonry, plus 16 s.f. of masonry be added to each of the 5 posts (approximately 2/3 of each post will have to be masonry). The applicant is requesting a 5/8" thick brick veneer be allowed to fulfill the masonry requirement. A veneer product is not customarily allowed on homes, however, staff is of the opinion that on a carport it may be acceptable as long it matches the hue of the existing brick. The propose colors of the carport are as follows: Siding: "Stewart House Brown"; Trim: "Spring Magnolia" (yellow); and the Roofi "Weathered Wood" composition shingle. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends approval of the zoning change request subject to the following conditions being met: 1) Submittal and approval of a color board showing all exterior building materials of the carport. 2) Approval of the brick veneer to fulfill the 47% masonry requirement on the carport structure. 3) Revise Carport Masonry Calculations to reflect correct percentages. 4) Engineered foundation plans will be required as part of the building permit submittal. (See Building Inspections comments) 5) Existing utility easements are to remain free and clear of any and all obstructions. (See TXU comments) Item # 10 ALTERNATIVES: 1) Recommend approval of the Site Plan Amendment 2) Recommend disapproval of the Site Plan Amendment 3) Recommend modification of the Site Plan Amendment 4) Take under advisement for reconsideration at a later date. ATTACHMENTS: 1) 2) 3) 4) 6) 7) 8) 9) lO) 11) 12) 13) October 7th Response Letter fi:om Applicant PD-145 Site Plan Photograph of Comparable Carport in Des Moines, Iowa Carport Elevation (Rear view) Carport Elevation (Front view) August 9th Response Letter fi:om Applicant Structural Changes To Concrete Slab Masonry Coverage Calculations of the Carport Elevations of a Generic Carport Literature on the Castaic Thin Brick Veneer Masonry Coverage Calculations of the Existing Home Copy of Ordinance 91500-A- 143 Departmental Comments Item # 10 0ct-01-99 10:36A -- P.03 DE VEL OPMENT RE VIE W COMMITTEE BUILDING INSPECTION COMMENTS DRC DATE: Sept 30, 1999 OCT - CONTACT: Greg Jones, CMef Building Official (304-$$~ ~0) I COMMENT STATUS: ~ 1. If approvea[ applicant will need to apply for building permi~ 2. Engineered foundation .glans wigl~be requirett d~c12345 O TXU Electric & Gas 4200 North Belt Line Irvina~ TX 75038 Comments for City of Coppell Development Review Committee September 30,1999 PD-145R2, Woodridge Section Five-Zoning Change Acceptable Existing easements are to remain free and clear of any and all obstructions Bobby Oney OCT -1 1999'