9/10/02 CC approvalCOPPELL AGENDA REQUEST FORM
CITY COUNCIL MEETING: September 10, 2002 ITEM # 15
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. ZC-610(CH)/PD-198, zoning change request from C (Commercial) to PD-
198-SF-7 (Planned Development-198-Single-family-7), to recognize existing residential single-family uses on
approximately nine acres of proEerty located alan Bullock and How{
APPROVE BY
CITY COUNCIL
ON ABOVE DATE
SUBMITTED BY: Gary L. Sieb
TITLE: Director of Planning and Community Services
STAFF COMMENTS:
Date of P&Z Meeting: August 15, 2002
Decision of P&Z Commission: Approved (5-0) with
Dragon and Stewart voting in favor. None opposed.
Drives.
~otion to Close the Public Hearing
and Approve subject to conditions
t-9 noted below
~ - Peters
$ - York
Vote - 7-0
Commissioners McCaffrey, Kittrell, McGahey,
Approval is recommended, subject to the attached Planned Development conditions.
Staff recommends approval.
Il-Use Regulations
A building or premise shall be used only for the following purposes:
Al-Any use permitted in the 5F-ED, 5F-18, 5F-lZ or $F-9 districts;
B). Home occupation: and
C)-$uch uses as may be permitted under the provisiol~ of special use perm/ts in the 5actions lZ-30-§ and 1g-30-6 of the Zoning
Ordinances;
gl-Maximum height regulations
The maximum height regulations will be 35 feet nor more than two-stories in height;
3)- Area regulations
Al-Minimum size of yards il-Front ya~cl: 2§ feet;
ii)-Side yard: Eight feet. Adjacent to a side street. 1§ feet. Allowable non-residential uses, g§ feet;
iJJ)-Rear yaPdl 20 feet;
B)-Minimum size of lot:
il-Lot area: 7,000-square feet;
ii)-Lot width: 65 feet;
iJJ)'LOt depth: 100 feet;
4)-Minimum dwelling size: 1,Z00-square feet, exclusive of garages, breezeways, end porches;
§l-Lot coverage: the combined area of the main buildings ~nd ~ccessory buildings may cover 40 percent of the total area;
6)-Two off-street parking spaces shall be provided pe~ dwelling unit;
7)-Type of Exterior Construction:
A}-AII stroc~ures in existence at the time of this ordinance shall be considered conforming a~ to the masonry requirements;
DIR. INITIALS: FIN. REVIEW:
Agenda Request Form Revised 5/00
CITY MANAGER REVIEW:
~lZC610(CH)PDI98 1-Agenda Request
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: ZC-610(CH)/PD-198, Northlake Estates
P & Z HEARING DATE:
C.C. HEARING DATE:
August 15, 2002
September 10, 2002
STAFF REP.:
Maxcie Diamond, Assistant Planning Director
LOCATION:
Residential lots along Bullock and Howell Drives.
SIZE OF AREA:
Approximately nine acres of property.
CURRENT ZONING
C (Commercial)
REQUEST:
PD-198-SF-7 (Planned Development-198-Single Family-7)
APPLICANT:
Various property owners and a Planning and Zoning Commission
authorized Public Hearing (see attached map).
HISTORY:
Page 1 of 6
The homes in this area were constructed in the late 1960's and
early 1970's. The Coppell Comprehensive Plan, 1972-1992
targeted this area for the City's Central Business District, given its
proximity to Denton Tap, the railroad tracts and the proposed Loop
9. Therefore, this area was zoned Commercial to support the CBD
uses envisioned for this area.
In 1984, there was a petition by the property owners to rezone this
property from C to SF-7. On April 10, 1984, Council denied this
request, without prejudice.
In October of 1985, Council discussed the issues regarding existing
single-family homes in commercial zoning along these two streets.
Item # 4
At that time, the residents were somewhat divided about retaining
the commercial zoning or rezoning to single family. No action was
taken. However, an outgrowth of that discussion was the approval
of Ordinance No. 297-A-27 in November 1986, which provided
for regulations for business property where residential structures
were located as follows: conforming status for all residential
structures to be continued as residences; requiring SUP's for
businesses in these residential structures, and if the residential
structure is removed or destroyed, only conforming commercial
structures could be built. These provisions are located in Section
12-30-14 of the current Zoning Ordinance. This section was
recently amended to change the nomenclature of "business
property" to "business use".
In 1987, Ordinance No. 297-A-37 was established to allow for
several businesses to be located in residential structures, including
829 Howell. The structure at 829 Howell remains as Stella's
Beauty Salon. In June 1997, S-1126 was approved for the Tren-
Tech Company located at 828 Howell Drive, to allow for the
residential structure to be used for an office. This approval was
subject to the Board of Adjustment granting a variance to reduce
the parking. Also in 1997, a SUP was granted to allow for Artisan
Landscaping to occupy 832 Howell, subject to various operational
and site plan conditions. In 1999, PD-174 was established for
ProofRock Waterproofing Systems to allow for a residential
structure to be used for commercial purposes, as well as to allow
for an addition to the existing building, with 12 conditions and
variances to the existing Commercial zoning district regulations.
These four commercial uses in residential structures are not part of
the current request area.
In December 2000, Council approved the expansion of the
Dickey's restaurant's Special Use Permit to allow for parking on
the rear portion of 804 Bullock. The existing home on the front
portion of this tract is currently being occupied as a single-family
residence. The site plan for the parking lot expansion was
designed to only allow traffic from Denton Tap and to discourage
additional commercial traffic on Bullock Street. The rear portion
of this lot has also been excluded from this request.
TRANSPORTATION:
Both Bullock and Howell Drives are asphalt, residential streets
with 50' of right-of-way.
Page 2 of 6
Item ti 4
SURROUNDING LAND USE & ZONING:
North - Undeveloped and single family; PD-108-LI and PD-108R-SF-9
South - Undeveloped and Artisan Landscaping; C (Commercial) and PD-174
East - Undeveloped and Dickey's restaurant; C (Commercial)
West - Pinkerton Elementary - C (Commercial)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
mixed uses.
DISCUSSION:
This request to rezone these properties was brought forward via a
petition by 23 of the 31 lot owners along Bullock and Howell (see
attached exhibit). The leave-out lots have been included in this request
per Section 12-44-2 of the Zoning Ordinance, which provides for the
Planning and Zoning Commission to authorize a Public Hearing.
As discussed in detail in the HISTORY section of this report, the homes
on these two streets were constructed in the late 1960's and early 1970's.
In the early 1970's, these properties were zoned for commercial use.
Since that time, most of the homes retained their residential status,
except for several of the residential structures on the southern end of
Howell Drive, which have been converted to commercial uses, including
a beauty shop, a landscape company and an office. However, to allow
for these commercial uses to utilize the existing residential structures, a
significant amount of variances and special exceptions were required to
accommodate these uses on lots which were originally planned for
residential uses (i.e., parking and setback variances). These properties
have not been included in this rezoning. Given the practical difficulties
in converting residential structures and lots for non-residential uses,
coupled with the homeowners' desires to establish single-family zoning
on their property, staff is in support of this rezoning effort.
Most of the lots along Bullock and Howell Streets contain single-family
structures. It is assumed that these homes were built compliant with the
zoning regulations at that time. However, these homes are not in
compliance with some provisions of the current SF-7 regulations.
Therefore, these properties are being placed under a Planned
Development District to allow for the tailoring of the PD conditions to
reflect the existing developments on the properties, as well as to allow
for renovations and expansions.
It appears that the existing homes comply with the SF-7 regulations as
they relate to: use regulations; maximum heights; area regulations, lot
and dwelling unit sizes. However, the existing structures do not comply
with the parking or masonry requirements of the current Zoning
Ordinance.
Item # 4
Page 3 of 6
In terms of parking, the current SF-7 regulations require:
"Two enclosed off-street parking spaces behind the front
building line. Off-street parking spaces shall be provided in
accordance with the requirements for special uses set forth in
Article 31. Where lots are adjacent to an alley, the enclosed
parking area (garage) must be accessed off of the alley only. No
parking shall be allowed within the front yard."
While it appears that most of the homes were constructed with one-car,
front-entry garages, most of the garages have been converted into
additional living areas, and in some instances, carports have been
constructed. Parking is now provided in the front driveways on both
improved and unimproved surfaces. Therefore, the off-street parking
condition for this PD is proposed to be "Two off-street parking spaces
shall be provided for each dwelling unit."
The second issue is the masonry requirements of the current SF-7 district
regulations that require that all structures be 80% masonry. Again,
while most of the homes are of masonry construction, frame homes also
exist in this subdivision. Therefore, the PD condition is proposed to
read as follows:
"All structures in existence at the time of this ordinance shall be
considered conforming as to the masonry requirements.
Additions to existing homes may be of similar material as the
materials of the existing structures, subject to compliance with
current building code requirements. All new residential
construction shall be developed in accordance with the standard
masonry requirements of the Zoning Ordinance."
The final PD condition states that all existing residential developments
within this PD are to be deemed as conforming. In the event that new
homes are constructed, they will be required to be constructed in
accordance with the SF-7 District regulations of the Zoning Ordinance.
Since the notices were mailed, staff has received input from the property
owner of two vacant lots on the east side of Bullock's southern end, who
is currently included in the area of potential rezoning. The owner has
requested that his two lots be removed from the area to be rezoned. He
has combined these lots with additional lots under his ownership which
front Denton Tap Road and desires to develop this approximate 2.7-acre
tract for commercial/retail and/or restaurant uses. Staff does not oppose
the removal of these two lots from the single-family zoning.
Page 4 of 6
Item # 4
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-198-SF-7, subject to the developmem
regulations on Attachment A and the removal of 101 and 103 Bullock Drive from
the request area.
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)
2)
3)
4)
5)
Proposed PD Conditions
Zoning Location Map
Existing Conditions Site Plan
Exhibit indicating signatures on petition
Letter from Mr. Gene Gaddy, dated August 7, 2002
Page 5 of 6
Item#4
PD-198 CONDITIONS
A. Use regulations
A building or premise shall be used only for the following purposes:
1. Any use permitted in the SF-ED, SF-18, SF-12 or SF-9 districts.
2. Home occupation.
3. Such uses as may be permitted under the provisions of special use permits in the
Sections 12-30-5 and 12-30-6 of the Zoning Ordinance.
B. Maximum height regulations.
The maximum height regulations will be 35 feet nor more than two-stories in height.
C. Area regulations.
1. Minimum size of yards:
(A) Front yard: 25 feet.
(B) Side yard: Eight feet. Adjacent to a side street, 15 feet. Allowable non-
residential uses, 25 feet.
(C)Rear yard: 20 feet.
D. Minimum size of lot:
(A) Lot area: 7,000-square feet.
(B) Lot width: 65 feet.
(C) Lot depth: 100 feet.
E. Minimum dwelling size: 1,200-square feet, exclusive of garages, breezeways, and
porches.
F. Lot coverage: the combined area of the main buildings and accessory buildings may
cover 40 percent of the total area.
G. Two off-street parking spaces shall be provided per dwelling unit.
H. Type of Exterior Construction:
(A) All structures in existence at the time of this ordinance shall be
considered conforming as to the masonry requirements.
(B) Additions to existing homes may be of similar material as the materials
of the existing structures, subject to compliance with a current building
code requirements.
(C) All new residential construction shall be as follows: at least 80 percent of
the exterior walls of the first floor of all structures shall be of masonry
construction exclusive of doors, windows, and the area above the top
plate line. Each story above the first floor of a straight wall structure
shall be at least 80 percent masonry exclusive of doors, windows and the
area above the top plate line
I. All residential structures are deemed conforming. Construction of new homes shall
adhere to the regulations as set forth herein.
Page 6 of 6
Item # 4
L E, (BELIE) r oY
Cop~ TX 75019
Phone (972) 462-8393
Fax (972) 462-8352
£mail 8addy 1 ~aitmafl.net
August 07, 2002
Ms. Marcie Diamond
City of Coppell
Planning & Zoning Department
P.O. Box 9478
Coppell, TX 75019
CASE NO.:
This is a follow up letter to our telephone conversation on Tuesday August 6th 2002 regarding the above case
number.
I received the Notice of Public Hearing to change the aforementioned property fi-om Commercial use to
ResidontiaL ARer studying the accompanying plan I have concerns that part of the land identified to be changed is
in fact part ora Commercial tract that fi-onts onto Denton Tap Road. I have plans to develop this land for
Commercial and/or Retail use (hopefully restaurants), and do not want it to be included in this re-zoning case.
I have faxed to you a more recent and accurate plan of the property in question and a copy is attached herein.
The two lots in question (North Lake Estates Lot 34 - 101 Bullock Drive and North Lake Estates Lot 35 and
adjacent abandoned alley - 103 Bullock Drive) were purchased by our group in the 1980's. At that time the
existing alley way was purchased from the City of Coppell at fair market value to be included in the Denton Tap
fi-ontage. We then relocated the alley to the North of these lots, where it actually exists today. The utilities were
removed from the old alley and relocated to the new alley way at considerable cost to us.
Please change your re-zoning plan to show the actual location of the alley separating our Commercial tracts fi.om
the proposed Residential zone. I have enclosed a copy of your plan with the land in question highlighted.
I would appreciate a reply indicating what action yon will take to remedy this situation before the case hearing on
August 15th 2002.
If you have an~q~esti itate to call me at (972) 462-8393.
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