Chateaus-CS090219
CITY OF COPPELL
PLANNING DEPARTMENT
5T AFF REPORT
PD-l 08Rll-SF-9, The Chateaus of Coppell
P&Z HEARING DATE:
C.C. HEARING DATE:
February 1 9, 2009
March 10, 2009
STAFF REP.:
Gary L. Sieb, Director of Planning
LOCATION:
SWC of Bethel and Denton Tap Roads
SIZE OF AREA:
20 acres of property
CURRENT ZONING:
PD-l08R9-SF-9 (Planned Development-l 08 Revision 9-Single
Family-9)
REQUEST:
-
A zoning change to PD-l 08R 11-SF-9 (Planned Development-
108 Revision 11-Single Family-9), to revise the PD conditions
to allow up to 12 of the 56 single-family homes to have
.stucco exteriors, where no two stucco homes shall be
spaced any closer than every second lot.
APPLICANT:
Toll Dallas TX., LLC
Karl Mistry
2557 SW Grapevine Pkwy.
Suite .100
Grapevine, TX. 76051
(817) 329-8770
Fax: (817) 488-2496
HISTORY:
This property has a long zoning history going back to 1989
when. the property was zoned PD-Recreation for institutional.
office, retail, commercial and light industrial uses. In 1995,
the PD was amended to allow development of Summit ot
the Springs, a 46 lot residential subdivision on 30 acres. In
1998 the PD was again amended, allowing The Reserve ,a
ITEM #11
Page 1 of 4
23 lot residential subdivision on 9 acres of land. Subsequent
to 1995, a37 acre parcel was purchased by the city of
Coppell for future development. In July 2005, a PO was
approved allowing development of two medical -office
buildings on a portion of the 37 acres, and one has been
built and partially occupied.
In July of 2007, Council approved a conceptual 56 lot
residential subdivision being purchased from First Baptist
Church of Coppel!. and in September of 2007 Council
approved a detailed plan for development of this 56 lot
subdivision on the parcel before you now.
TRANSPORTATION:
Bethel Road is a two-lane asphalt road contained within a
variable width right-of-way. Construction to a concrete
roadway is scheduled to begin in 2009. Denton Tap Road is a
P6D divided major thoroughfare built within 100 feet of right-
of-way.
SURROUNDING LAND USE & ZONING:
North -developing single-family residential; PD-220R SF-12
South-single family homes, retail: SF-7 and C (Commercial)
East -retail nursery, and offices; R (Retail)
West- single family residential; PD-l OS-R-SF-9
COMPREHENSIVE PLAN:
The Comprehensive Plan as amended, shows this property
as suitable for residential construction.
DISCUSSION:
First, some discussion regarding the fact that stucco housing
is not allowed in Coppell unless a Special Use Permit is
procured. In the early SO's, city fathers adopted an
ordinance limiting the construction of stucco homes in
Coppell to SUP's. Part of the rationale in adopting that
ordinance was to encourage an old world residential
architectural style composed of gabled roofs, dark colored
brick, timber accents, earth toned colors among others.
Their objective was to create a "theme" or "style" for
Coppell which gave the city an identity not seen elsewhere
in the metro-plex. It was felt that stucco buildings-the
object of this request--was a bit too Mediterranean, southern
California, left an impression of being a "hot" structure, and
did not lend itself well to traditional north Texas construction.
Feeling that in some instances stucco might be appropriate,
ITEM #11
Page 2 of 4
our city fathers did allow it, but only by the Special Use
Permit where design, lot siting, landscaping, etc. could be
evaluated on a case-by-case basis. To date, there are an
estimated 20 stucco houses in this city of over 13,000 single
family residences.
This is a" request that would allow up to 12 of the 56 lot The
Chateaus subdivision to build with stucco materials. That is
21 % of the lots and although somewhat excessive in staff's
mind, might be allowed if spread throughout the subdivision.
The applicant has attempted to soften this request
somewhat by agreeing to have no two stucco residences
within two lots of each other. Although well intended, staff
has a concern that the overall appearance of the
subdivision would still have a Mediterranean feel/look with
stucco units on lots that close together. Instead, we feel a
separation of at least 4 lots between stucco units with none
permitted on lots 1-4 and 54 through 56 protects the integrity
of the old world theme, yet allows this developer to
construct a large number of stucco units within this
development. Because this is a PO, specific lots -can be
called out for stucco building." The task Building Inspection
has of insuring the proper number of stucco units is built
could be simplified if specific lots were allowed stucco
construction. Specifically, we would recomn:end lots 6, 11,
16, 19, 21, 24, 31, 36, 41, 46, 49 and 53 (the lots shown in blue
on Attachment #4) be allowed to contain stucco houses.
Although some lots are separated by less than the
suggested 4 lot minimum, they are located in such a manner
that they do not dominate the overall architectural
character of the subdivision. Also, being a PO, the Director
of Planning has the authority to designate other lots for the
stucco product as long as the overall number does not
exceed 12, and they are spaced well apart. Reducing the
number of stucco lots was also a consideration of staff being
respectful of the objectives outlined by our city fathers (and
honored by past and current builders) so many years ago.
However, by specifically stating which lots could
accommodate a stucco home, and spreading them out,
we feel the overall architectural character of the subdivision
will not be dominated by the number of stucco product
proposed. As stated above, because this residential
subdivision is a PO, a condition of approval can be added to
the original proposal and a certain number of scattered
stucco homes can be allowed by the PD.
ITEM #11
Page 3 of 4
Although staff does not question the ability to build with true
stucco, we do feel more specificity needs to be attached to
this request to better distribute the stucco homes and allow
Building Inspection a better means to enforce and monitor
building construction, thus the recommendation that
specific lots be called out for the stucco material.
If the Commission is inclined to follow staff recommendation
regarding spacing of the stucco residences, the applicant
could accept that recommendation, but suggests lots 3, 7,
10, 14, 18, 23, 28, 31. 38, 41. 49, and 55 (shown on
Attachment #4 in red) be the specified lots.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request but feels a more specific guideline
needs to be attached to the request. Specifically, Individual lots need to be called
out for approval of the stucco product. Because staff and the applicant are not
that far off with regard to the specific lot locations, either lot pattern could be
supported, and should be a condition of approval.
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. Elevations of proposed residences
3. Photos of existing residences
4. Specific stucco lot locations (staff in blue, applicant in red)
ITEM # 11
Page 4 of 4
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All IDEAS. OESIGNS, ,t,RRANGEMENTS AND PLANS INDlCATED
OR REPRESENTED BY THIS ORAWlt.lG ARE OWNED BY ANO THE
PROPERTY OF TOll BROTHERS. INC. AND ARE COPYRIGHTED.
THEY WERE CRE'" TED. EVOL VEa AND OEVElOf>ED FOR USE ON.
AND IN CO"'*CTION WITH THE SPECIFIEO PROJECT. HONE OF
SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE
USED BV OR DISCLOSED TO ANV PERSON. FIRM OR CORP.
ORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE
WRITTEN PERMISSION Of TOLL BROTHERS, INC. WRITTEN 01.
MENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE
OVER SCALED DIMENSIONS CONTRACTORS SHALL VERIFY,
AND BE RESPONSIBLE FOR ALL DIMENSIONS AN) CONDITIONS
ON THE JOB AND TOlL BROTHERS OFFICE MUST BE OOTIrIED
OF ANY VARIAH'JNS FROM THE DIMENSIONS AM:l CONDITIONS
SHOWN BY THESE DRAWINGS
. TOLL ARCHITECTURE.
A "J'JII~'fIIc. Company
TEXAS DIVISION
2557 S.W. GRAJ'EVINE PKWY., SUITE 100 . GRAPEVINE. TX 76051
PH HI7-319.6110 . FAX HI7-31Q-6719
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ALL IOEAS. DESIGNS. ARRANGEMENTS AND PLANS INDICATED
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PROPERTY 01= TOLL BROTHERS, INC. AND ARE COPYRIGHTED.
THEY WERE CREATED. EVOLVEO "'NO DEVELOPED FOR USE ON,
AND IN COtH::CTION W1TH TIoE SPECIFIED PRO~CT. NONE OF
SUCH IDEAS, DESIGNS. ARRANGEMENTS OR PLANS SHAll BE
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ORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE
WRITTEN PERt.'ISSION OF TOLL BROTHERS, IK.:. WRITTEN DI-
MENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENce
OVER SCALED DIl.1ENSION5 CONTRACTORS SHAll VERIFY,
AND BE RESPONSIBLE FOR ALL DIMENSIONS At.I) CONOlTIONS
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~---------
----------
~
/
Legend
~ Staff's Lot Selection
~ Applicant's Lot Selection
~ Same Lot Selection
N
W~E The Chateaus of Coppell
s
THE.CITY.OF
Not to Scale