PD183-CS 991122Dec-06-99 05:24P P.02
Coppell. Texas 750'.9
//'~--~/ ~ The City With A Beautiful Future 972-462-0022
~,,~// /L__..,/ Po aox478
/ //~ COPPELL TEXAS 75019
November 22, 1999
TO: Board of Adjustment Member
FROM: Greg Iones, Chief Building Official
SUB,IECT: Agenda Item Number 5
PUBLIC HEARING:
Public Hearing to consider a request for variance from Section 33-1-1 of the City's Zoning
Ordinance, for the property located at Lot 1, Block B of the Creekview Addition. Mr.
John Oesek, representing Turner-Gesek Investments, Inc., is requesting a variance to allow
a living screen along the eastern side of the property in lieu of the required 6-ft. masonry
screening wall.
EXPLANATION:
This request is for reconsideration of a variance brought forth by the applicant at the September 2,
1999 Board of Adjustment meeting. At that meeting, a variance request to allow elimination of
thc masom'y screening wall requirement was denied because of neighborhood opposition and the
lack of a suitable masonry substitute that could be considered in order to meet the screening
requirement.
As indicated in the attached informational packet furnished by the applicant, he has subsequently
made contact with the surrounding affected property owners and has offered an alternative to thc
requirement for the construction of a masonry screening wall by the use of a "soft" landscape
buffer composed of eleven 5-ft. to 6-fl. high Nellie R. Stevens hollies.
STAFF RECOMMrI:-NDATION:
With respect to the construction of a masonry screening wall at the rear of this property, it would
be less of an environmental impact on this particular site to incorporate the use of a living screen
as an alternative to the "hard" edge created by using masonry.
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While the living screen does not meet the wording of the Ordinance, it would meet the spirit of
the Ordinance.
Staff recommends approval.
Attachments: 1. Application
2. Copy of Sections 33-1-1 of the City's Zoning Ordinance
3. Drawings
4. Location map
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Coppell. Texas 75019
//~--'~/~ The City With A Beautiful Future 972-462-3c22
k.~// //_~../ P.o. Bo× 478
Iuly 26, 1999
TO: Board of Adjustment Member
FROM: Greg Jones, Chief Building Official
SUBJ~T: Agenda Item Number 3
PUBLIC HEARING:
Public Hearing to consider requests for variances or special exceptions from thc City's
Zoning Ordinance for the nine issues listed below, for the property located at 185 W.
Parkway Blvd. The requests are being made by Mr. Robert Howman, of Glenn
Engineering, on behalf of the Coppell Independent School District.
~Special exceptions:
Section 31-5-1: to allow the size of thc new parking spaces to be 9-ft. by 18-ft.
Ordinance states: "Off-street parking spaces shall be a minimum of 9-ft. wide and a minimum
of 19 ft. long."
Section 31-6-32: to reduce the required parking spaces from 3,333 to 1,940.
Ordinance states: "One parking space for each four seats in thc main auditorium, or eight
spaces for each classroom, whichever is greater."
Section 34-1-8(B)(3): to permit a single row of parking to contain more than 15 parking spaces
without a planting island.
Ordinance slates: "Planting islands shall be located at each terminus of each single row of
parking and, when a single row of parking contains more than 15 parking spaces, at intervals
between each terminus. The intervals shall be such that planting islands within a single row of
parking shall be separated by no more than 15 parking spaces and by no less than ~5 parking
spaces."
(continued)
D~c-06-99 05:25P
Section ~t-l-8(B): to approve 18 landscal~e islands with tree preservation to fulfill the 88
planting islands requirement, as well as allow the one tree requirement per planting island be
planted along the northern edge of the proposed parking pavement.
Ordinance states: "A minimum of 10 percent of the gross non-exempt area utilized for off-
street parking and loading shall be devoted to living landscaping which includes grass, ground
cover, plants, shrubs and trees."
Section 34-1-8(B)(3): to allow some parking islands to be under the minimum area of 150 sq. i~. and a
minimum width of 9 ft.
Ordinance state~: ``Such planting islands shall have a minimum area of 150 sq. ft. and a
minimum width of 9 ft."
Section 34-1-8(B)(3): to allow the four rows of parking by the tennis courts with handicap
parking spaces to not have the planting islands at the northern end.
Ordinance states: "Planting islands shall be located at each terminus of each single row of
parking and, when a single row of parking contains more than 15 parking spaces, at intervals
between each terminus. The intervals shall be such that planting islands within a single row of
parking shall be separated by no more than 15 parking spaces and by no less than 5 parking
spaces."
Variances:
Section 34-1-8(C): to waive the 30-inch high hedge or berm requirement to screen parking spaces
along the northern edge of the property.
Ordinance states: "All off-street parking . . . shall be screened from all abutting properties
and/or public right-of-ways by a wall, fence, hedge, or berm. Plants and materials used in living
barriers shall be at least 30 inches in height at the time of planting..."
Section ~{-1-8(B)(3): to authorize concrete planting islands, as opposed to landscape islands, at
the end of each row of parking.
Ordinance states: "Planting islands shall contain at least one tree. In addition, planting
islands shall be landscaped with shrubs, lawn, ground cover and other appropriate material not
to exceed 3 ft. in height."
Section 33-1-1: to waive the 6-fl. high screening requirement for a non-residential use adjacent to a
single family residential district.
Ordinance states: "Where the side, rear, or service side of an apartment, or the side, rear, or
service side of a non-residential use is adjacent to a single-family or two-family residential
district, a screening wall not less than 6-ft. in height shall be erected separating the use from
the adjacent residential district. In addition, a perimeter landscape area at least 10 fl. wide
shall adjoin the screening wall."
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EXPLANATION:
Coppell High School originally received Council approval in 1987 to construct its present facility,
along with a stadium that seats 6,000. The school has expanded since then and is currently
undergoing 90,000 sq. ft. of additions to increase the school's classroom size, including the
addition of a two-story ninth grade wing, band hall expansion, and other modifications.
Scheduled for next summer and for consideration for purposes of this variance request, is the
construction of additional parking areas, a new multi-purpose building, relocation of tennis courts
and modifications to the existing stadium to increase the capacity to 10,000.
In order to provide these additions, Coppell High School is requesting special exceptions to the
parking requirements and variances as summarized by Staff comments furnished by thc Coppell
Planning Department and described above.
Previously, the high school was granted variances for the original construction as indicated by the
letter included in your packet, dated January 28, 1987, and furnished for your information.
STAFF RECO~NDATION:
Staff would have preferred to have seen this item come forward as a Planned Development due to
the number of variances that are being considered. While Staff is sympathetic to both the evident
need for growing facilities, and the fact that this is the only high school w/thin thc City, we are
concerned regarding the property hardship conditions presented for the board to consider.
While the applicant indicates in his checklist that there is a property hardship, he has not actually
described it. Further, on the same list, they have indicated that there are no special conditions
where a literal interpretation of the Ordinance would result in any unnecessary hardship.
With regard to the special exceptions, the applicant has not furnished any actual information to
form a basis for considering parking modifications, with the exception of the information
regarding previous reductions (letter of January 28, 1987).
Our office has provided information to the school district regarding the guidelines the Board must
use in order to determine whether or not a hardship exists, and we wouid expect there may be
additional information presented at the hearing.
Staff has also requested that parking data and information be provided in order that the Board may
have a basis for considering any special exceptions.
Staff would defer making any recommendations until the school district is allowed to present some
of the missing information.
Attachments: I. Application
2. Copy of Sections 31, 33, and 34 (partial) of the City's Zoning Ordinance
3. Drawings
4. Location map