PD182-AG000111 ~~,~~~ AGENDA REQUEST FORM
The City With A Beautiful Future
~/C)2 CITY COUNCIL MEETING: January 11, 2000 ITEM # / 4
ITEM CAPTION:
PUBLIC HEARING: Consider approval of Case No. PD-182, The Townhouses of Coppell, zoning change
request from MF-2 (Multi-Family-2) to PD-TH-2 (Townhouse-2), to allow the development of 92 townhouse
units on approximately 10 acres of property located along the east side of S. MacArthur Boulevard,
approximately, 1,700' south of E. Sandy Lake Road.
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SUBMITTE~I~: ' - Gary
L.
Sieb
TITr~.. D~'ector of~a~._~d Community Services
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Ol-//.- ono
STAFF CO~.~?'S: ...... CO/~ ~ 2, ~/4-
Date of P&Z Meeting: December 16, 1999
Decision ofP&ZCommission: Approved (7-0) with Commissioners Nesbit, McGahey, Kittrell,
McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed.
Approval recommended, subject to the following conditions:
1) Sidewalk setback shall be one (1) foot offthe property line. (CONDITION MET)
rkdevelopment ,285 per dwelling are required.
fees
of
$
1
unit
~ 3) ~ Fire Department concerns will meet City requirements.
/~Dree reparation will be as submitted and approved by the Leisure Services epartment.
Staff recommends approval of this request.
DIR. INITIALS: .__~'0~ FIN. REVIEW: CITY MANAGER REVIE
Agenda Request Form - Revised 2-'99 Document Name: 'a~PDig2TH
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 further 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 chinmeys
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 comments (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
ENGINEERING COMMENTS
ITEM: PD-182, The Townhouses of Coppeil, a zoning change request from "MF-2"
Multi-Family-2 to "PD-TH-2" Townhomes-2, to allow the development of 92
townhouse units on approximately 10 acres of property located along the eas
side of S. MacArthur Boulevard, approximately 1700' south of E. Sandy Lake
Road, at the request of C. N. Lemp Development, In~
DRC DA TE: November 23, 1999 and December 2, 1999 -
CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679).
,/RE VISED
AFTER P&Z
1. No fill/sloping will be allowed in the sanitary sewer easements.
2. The City will have concerns about on-street parking given the close driveway spacings.
'No Parking' may be required along the proposed street.
DE VEL OPMENT RE VIE W COMMITTEE
FIRE PREVENTION COMMENTS
ITEM: PD-182, THE TOWNttOUSES OF COPPELL
DRC DA TE: ,¥OVE31BER 22, 1999
CO]VTACT: TRAVIS CRLS~P, FIRE MARSHAL. (972) 304-3503
COMMENT STATUS: IATTIAL PRELL~IL~R 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.
12/89/99 16:49 CITY OF COPPELL ~ 992 304 ?092 N0.074 Q04
DEVELOPMENT REVIEW COMMITteE
LEISURE SERV/CES COMMENTS
to .ho.ses of Cop tl, zonin c .ge
DRC DATE; November 23, 1999 and December 2, 1999
CONTACT: Brad Reid, Park Planning and Landscape 3/l'tnager
.. PRELIMINARY RF, VISED
AFTER
The trees suro~not indicates a total of 1436 inches of trees on site. 587inches of trees will
to development, leaving of preserved tre~s, preseroed
be
removed
due
849
inches
trees witt render a credit of 50% toward retribution of removed tre~s and the planting
of $21 inches of new tr~es will give a 50% credit toward reparation. No further
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 noti~j the Parks Department at 972-304-3554 prior to p~rforming any
excavation in a median or ROW. The developer must repair arty disturbed utility to
the satisfaction of tl~ Parks Department.
BIR
DRC1123h
DE VELOPMENT RE F2E W COMMITTEE
BUILDING INSPECTION COMMENTS
ITEM: The Townebouses of Coppell
DRC DATE: November 23, 1999
CONTACT: Greg Jones, Chief Building Off'w~ 004.-3500)
,r INITIAL PRE L IMINAR Y FINAL
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