St Andrews Manor-CS020418CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-184R St. Andrews Manor,
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
April 18, 2002
May 14, 2002
Marcie Diamond, Assistant Planning Director
748 DeForest Road.
Approximately 5.1 acres of property.
CURRENT ZONING:
PD-184, SF-ED (Planned Development-184, Single-Family Estate
district)
REQUEST:
Amendment to the Planned Development to allow the construction
of a two-story, 1,370 square-foot carriage house.
APPLICANT:
Terry Holmes
The Holmes Builders
1406 Halsey Way, Suite 100
Carrollton, Texas 75007
972-242-1770
FAX: 972-242-2931
HISTORY:
TRANSPORTATION:
In March of 2000, City Council approved PD-I§4, St. Andrews
Manor, to allow for the construction of a single family home on this
5.1 acres of land. There were numerous conditions added to this PD
to allow for the proposed development. One of the main issues was
the provision ora 1,300 linear-foot drive to serve this home. The PD
allowed for a chip seal surface to serve as the driveway/fire lane and
required that the residence have a sprinkler system.
Deforest Road is an unimproved two-lane undivided residential
street contained in a 50-foot right-of-way.
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SURROUNDING LAND USE & ZONING:
North- Denton Creek; A (Agriculture)
South - Raintree subdivision; PD-137 (Planned Development)
East - Stratford Manor, PD-161, SF-12 (Planned Development, Single
Family-12)
West - City of Coppell Service Center; SF-12 (Single Family-12)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
single family residential.
DISCUSSION:
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As discussed in the History section, the existing PD allowed for the
construction of a single family home located between the existing City
Service Center and Denton Creek. A 1,300-foot long driveway will serve
this home site. The current request is to allow for the construction ora two-
story, 1,370 square-foot carriage house, 30 feet in height, to be located
approximately 30 feet from the east property line, and 80 feet from the main
house. No additional trees will be removed to allow for the construction of
this carriage house. As stated to staff, one of the reasons for this structure is
to provide shelter for the owner's lawn mover. In addition, a study will be
provided on the second floor. The study is proposed to be equipped with an
enclosed full bath. The exterior construction materials will be the same as
those used for the main structure. There will be no vehicular access to this
addition, and pedestrian access will be via a gravel walkway.
Section 12-35-2 of the Zoning Ordinance provides regulations for
accessory structures in residential districts. This section states that:
"buildings and structures accessory to single-family and two-family
residential uses shall have no sleeping areas, bathroom plumbing
(except for hand sinks) or kitchen facilities, shall not be used for
commercial purposes, shall not be rented and shall not be
occupied"
Subsection 12-35-2.B. of this Ordinance further stipulates that when the
structure exceeds 150-square feet, then the accessory building must
observe the set back requirements and utilize the same building materials
as the main structure and have a maximum height of 12 feet.
This proposed carriage house is generally in compliance with these
requirements, except for the inclusion of a full bath, and exceeding the
maximum height permitted for an accessory structure. There is a concern
that this carriage house could be occupied as a residence, given the full
bath. Also, the additional sink in the "study" area appears that it could be
easily converted to a kitchen. Finally, the proposed building height
exceeds the height that would normally be permitted by 18 feet.
Item ~4
This property is currently zoned PD, which affords the opportunity to add
special conditions to this development. Per request of staff, the applicant
has already added specifics of Section 12-35-2, as noted above; however,
either the paragraph needs to be amended to delete the reference to the
disallowance of plumbing, or the floor plan needs to be revised to delete this
bathroom facility. An additional condition also needs to be added to the PD
allowing for an accessory structure that exceeds 12 feet in height.
It must be noted that if this carriage house were attached to the main
structure with a consistent roofline, then the above stated restrictions on the
amenities within the structure would not apply.
Although staff has some reservations about allowing for a carriage house of
this size on a single-family lot, there are mitigating factors which make this
property somewhat unique in the City of Coppell. This property is over 5
acres in size, and the actual buildable area of this lot is over 1,300 feet from
a dedicated road. The proposed location of this accessory structure is
adjacent to an open space area, buffering it from an existing residence on an
adjacent lot. Therefore with the proper safeguards in place, i.e., specific PD
conditions and detailed site plan, staff could support this request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the amendment to PD-184R, subject
to the following conditions:
1. The carriage house will be equipped with a sprinkler system, to be
approved by the Fire Marshal.
2. Revise the PD condition that states the compliance with Section 12-35-
2, to delete the reference to the disallowance of plumbing, or revise the
proposed floor plan to delete the bathroom facility.
3. Add a PD condition allowing for an accessory structure with a height of
30 feet.
4. Written agreement that this structure will never be used as a rental
property.
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
2) Floor Plan/Elevations
Item #4
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