Lost Creek TH-CS070419CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-21382-H, Lost Creek Townhomes
P&Z HEARING DATE: April 19, 2007
C.C. HEARING DATE: May 8, 2007
STAFF REP.: Gary L. Sieb, Director of Planning
LOCATION: Along the east side of Coppell Road, approximately 210 feet north
of Bethel Road.
SIZE OF AREA: 5.56 acres of property
CURRENT ZONING: H` (Historic)
REQUEST: Zoning change request to PD-21382-H (Planned Development-213
Revision 2-Historic) with a Detail Site Plan, to allow the
development of 25 townhouse units, recreation, open space and
common areas on 4.57 acres of property and Concept Plan for
commercial/office/retail uses on approximately one acre of
property located along the east side of Coppell Road,
approximately 210 feet north of Bethel Road.
APPLICANT: J. R. Rose Development (prospective purchaser)
Jason Rose
1207 Bethel School Court
Coppell, TX 75019
(214) 454-7895
Fax: (972) 534-1850
HISTORY: In April of 2002, the City Council accepted the Old Coppell
Master Plan as a guide for development of this older area of the
City. In August of that same year, Council questioned the
residential component of the Plan, particularly as it related to
ITEM #4 Page 1 of 4
D/FW Airport flight patterns. In December of 2002, the Council
and Planning Commission held a joint workshop to discuss airport
issues. D/FW Airport staff was in attendance and at conclusion of
the meeting, it was determined there was no compelling reason to
discourage residential development here, based upon airport noise
issues. On May 13, 2003, Council amended the Land Use
component of the 1996 Comprehensive Plan and enlarged the
Historic district to include roughly 100 acres. In December of
2003, a conceptual plan for 21 residences, recreational space, and
two commercial lots was approved by Council on the parcel just
north of the subject tract, roughly 4 acres in size. In May of 2005
Council changed the zoning in the area from Historic Overlay to
simply Historic. In September of 2005, Council approved an
expansion to the district that included 3.2 acres along the south
side of Bethel Road extended to Freeport Parkway, including the
site of the Hard Eight B-B-Q Restaurant. Subsequently,
development was begun on the property north of the subject tract
(mentioned above) which included a 21-unit residential
development with a pool area and two commercial building sites.
In March of 2006, the Planning Commission denied a 39-unit
townhouse proposal just south of this development by a vote of 5-
1. That case was appealed to Council. On April 11, 2006, Council
remanded the case back to the Commission. On November 20, the
applicant resubmitted the case, with the only change being fronting
some units along Coppell Road. The Planning Commission denied
that request on December 21, 2006, by a unanimous vote. At_ hat
same meeting Commission recommended enlargement of the
district to include a contiguous 17.2-acre parcel referred to as the
Carter-Crowley tract. The residential zoning case was again
appealed to Council where it was denied on January 9`h by a vote
of 6-0. At that meeting, Council approved the Carter-Crawley
parcel being added to the Historic district. With all of these
additions, the Historic district now consists of approximately 120-
130 acres.
TRANSPORTATION: Coppell Road is an unimproved, two-lane asphalt road contained
within a 50- to 60-foot right-of--way. It is projected to be improved
to a concrete two-lane undivided roadway with a 60-foot right-of-
way beginning in 2007.
SURROUNDING LAND USE & ZONING:
North -single-family townhouses; H (Historic)
South -single-family house, senior center; H (Historic)
East - single-family residences; Planned Development (PD-89-
SF-7)
West - retail/commercial buildings; H (Historic)
ITEM #4 Page 2 of 4
COMPREHENSIVE PLAN: The Comprehensive Master Masted Plan, indc~ates the p P rtd
including the Old Coppell
should be used for medium density residential uses on the interior
of the parcel, office/commercial uses along the Coppell Road
frontage. In addition, the Standards of Construction in the Zoning
Ordinance and the Old Coppell Design Guidelines report suggests
the physical appearance and n h 1 list ict character that should be
created by new construction i
DISCUSSION: This request is much more desirable than the one of 2006-7 briefly
discussed in the HISTORY section of this report. It is less dense,
the land use conforms to the Old Coppell Master Plan, it provides
appropriate guest parking, the architectural style is more
compatible with the existing n~igdhPo~rkoood~e e S includes a public
access easement into Hunterw
In addition, the applicant. has reviewed the Design Guidelines
report and has stated that he will follow the construction standards
outlined in that publication. Te tionsco fGuidelines oande in Jude
illustrate many of the Bugg
porches, a variety of building materials, gabled roof lines, and
details such as shutters, different paint schemes, and other design
elements that make this project respectful of the existing town
homes to the north. In addition, the lot widths are similar to,
although a bit narrower than, the narrowest lot in the existing
townhouses of 33 feet. These lots range in width from 30 to over
45 feet, and are comparable to the existing residences to the north.
A detailed exhibit of what thebeen me uded withghis application.
the form of a color board) has
You will note that David Weekley Homes is shown to be the home
builder on that exhibit. As stated above, it is important that this
project compliments what is already built to insure that we have a
neighborhood with a cohesive design that looks like it was
developed as a unit. The exhibits ort this dre uest. tThere are a
address that concern and staff can supp q
number of conditions--listed in fh ust ofrtrecommendation--which
need to be addressed for total sta pp
That said, this is a much more desirable request than the one
denied in early 2007, and staff supports the application with some
additional needed information as requested below.
ITEM #4 Page 3 of 4
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions:
1) Label Mulberry Lane on all exhibits; eliminate Kate Lane.
2) Landscape Plan needs to be signed by a registered landscape architect.
3) Show conceptual outline of commercial/retail structures within this PD
on all exhibits.
4) Insure units comply with Old Coppell Design Guidelines.
5) Need more detail on screening fence, signage, etc. (materials color,
height, and so forth).
6) Drainage system will be further evaluated during Engineering's plan
review process.
7) Park development fee of $1285/unit and tree removal permit required.
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 (with fence detail attachment)
2) Landscape Plan
3) Tree Survey
4) Floor Plans/Elevations
ITEM #4 Page 4 of 4