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CC approval on 12/9/03AGENDA REQUEST FORM COPPELL DEPT: Planning DATE: December 9, 2003 ITEM #: 9 ITEM CAPTION: PUBLIC HEARING: Consider approval of Case No. PD-197R, Old Coppell Townhomes, Detail Site Plan, zoning change request from PD-197-HO-TH-1/C (Historic Overlay-Townhouse-1/Commercial) to PD-197R-HO-TH-1/C (Planned Development-197 Revised-Historic Overlay-Townhouse-1/Commercial) to attach a Detail Site Plan to allow the development of 19 townhouses and a recreation area on approximately 2.9 acres of pr, side of Coppell Road, north of Bethel Road. APPROVED BY GOAL(S): CITY COUNCIL ABOVE DATI EXECUTIVE SUMMARY: Date of P&Z Meeting: Decision of P&Z Commission: Borchgardt, Foreman and Reese voting in favor. None opposed. ,perty located along the east Motion to close the Public Hearing & Approve, subject to condition 3 below M - York S- Raines .~?i Vote - 4-1-1 Tunnell absent Peters voted against November 20, 2003 Faught abstained w/C of I Approval (6-0) with Commissions McCaffrey, Milosevich, Kittrell, Approval is reconnnended, subject to the following conditions: 1 ) Indicate on elevations which paint colors apply to which units. 2) Show plans and dimension of rooms for each unit. 3) Provide details on location and design of mailboxes. 4) Provide detailed drawings of arbor structure, including dimensions, building materials, colors, etc. 5) Extend the new wood board-on-board screening fence along the entire length of the east property line. Staff recommends approval. DIR. REVIEW: ,~} ~°~ Agenda Request Form - Revised 09/02 FIN. REVIEW: CM REVIEW: Document Name: ~lPD-197R, OCT SP I-AR CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-197R, Old Coppell Townhomes, Detail Site Plan P & Z HEARING DATE: C.C. HEARING DATE: November 20, 2003 (Continued from the October 16, 2003) December 9, 2003 P&Z Meeting of STAFF REP.: Gary L. Sieb, Planning Director LOCATION: East side of Coppell Road; north of Bethel Road; approximately 600 feet south of Cooper Lane. SIZE OF AREA: 3.81 acres of property (of which approximately 2.9 acres comprises the Detail townhouse and recreation area). CURRENT ZONING: PD-197-HO-TH-1/C (Planned Development-197, Historic Overlay- Townhouse- 1/Commemial). REQUEST: APPLICANT: Page 1 of 6 PD-197R-HO-TH-1/C (Planned Development-197 Revised-Historic Overlay-Townhouse-1/Commercial) to attached a Detail Site Plan to construct 21 single-family units (19 townhouses and 2 fi'eestanding residences), a recreation area, and 2 commercial buildings. The Detail Plan relates to the townhouse and recreational buildings only. The two freestanding residences and commercial buildings will require Detail Site Plan approval at a later date. Kurt Jones 117 Cascade Way Coppell, TX. 75019 (214) 632-6684 FAX: (972) 735-9976 Owner: R. L. Robertson, L.L.C. 569A South Coppell Road Coppell, TX 75019 Item #4 HISTORY: This property has been zoned Historic Overlay for quite some time. There has been recent development activity on the subject property, including the Old Coppell Master Plan, which was discussed and accepted by City Council in April of 2002. In August of 2002, Council questioned the residential component of that Plan, particularly as it related to the D/FW Airport flight patterns and noise concerns. In December Council and the Planning Commission held a joint workshop to discuss the noise issue, among others. On May 13, 2003, Council amended the land use component of the 1996 Comprehensive Plan and enlarged the Historic Overlay district, as proposed in the Old Coppell Master Plan and as recommended in April by the Planning Commission. In July the current applicant applied for and was granted a Conceptual Planned Development for construction of 19 townhouses and 2 freestanding residences, a recreational area, and two commercial buildings on the 3.8 acre tract. The applicant is now requesting a detailed PD on the parcel to develop the residential property (to include only 19 townhomes and the recreation area). On October 16, the Planning Commission denied this Detail Site Plan and continued the ease to the November hearing. The reason for the denial was to gain more information regarding the elevations of the townhouses, assuring that they had a historic appearance. TRANSPORTATION: Coppell Road is an unimproved, two-lane asphalt street contained within a 50- to 60-foot right-of-way. It is projected to be improved to a concrete two-lane undivided road within 60-feet of right-of- way with construction beginning in mid-2005. SURROUNDING LAND USE & ZONING: North- single-family residential; PD-SF7 South - commercial; HO-C East - single-family; PD-SF-7 West - light industrial; PD-LI COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as suitable for Historic District classification to include small-scale residential/retail/office/commercial uses. In April of 2002, the OM Coppell Master Plan recommended Page 2 of 6 Item//4 DISCUSSION: comparable uses with more detailed residential application on the subject property. When the Concept Plan for this property was submitted, we discussed several issues related to the application, including the use and its conformance to the Comprehensive Plan; the development recommendations of the OM Coppell Master Plan; the issue of noise and its impact on the residential component of the request; details regarding signage, street furniture, lighting, pavement elements, among others. This application conforms to both the Comprehensive Plan and the OM Coppell Master Plan as far as land use is concerned. Where staff had a minor problem was with the density of the proposal, suggesting a reduction in unit count by three. We would comment that the Plan called for approximately 29 single-family units, 13 townhouses and a total of 81 living units (roughly 1/2 would be living units above retail below). This proposal calls out 19 townhouses and 2 freestanding single-family structures. Both the Commission and Council elected to approve the plan as submitted, and staff's density concern was not an issue. Page 3 of 6 The Detail Plan calls for construction of McNear and Mobley Streets, two three-unit townhouse structures, for a total of six townhouses, and construction of the gazebo and pool area. A new six-foot board-on-board cedar fence is proposed to replace an existing fencing on the west, north and east sides of the PD. In reviewing the Concept Plan our attention was directed to the details of the plan and included topics such as design of street lights, pavement texturing, house numbers, street furniture, and the like. An early concern related to a need for more specificity regarding design details to show what this project would actually look like - - it would set the pattern for future developments coming into the area. Elements such as street furniture, the use of materials other than concrete for sidewalks, curb design, street lighting fixtures, custom street name blades and address numbers were pointed out as items that needed to be carefully thought out to ensure a unique development resulted. The applicant provided a listing of "Old Coppell Item #4 Master Plan Design Elements" (see attachment) which addressed these concerns from a conceptual level. Specifics still need to be provided for some of these design elements, including the provision of wooden benches and design of trash receptacles and their locations. We presume the arbor design for Lot X4 included with the Concept Plan is still valid although no drawings were submitted with the Detail Plan. Elevations of the arbor (which will be 17 feet by 17 feet) were submitted with the revised townhouse elevations. Benches and trash receptacles will be provided in the recreation area and are not a major design element concern any longer. We also had discussion regarding aircraft noise and its affect on the proposed residences. That issue was resolved when it was concluded that the 65 Ldn contour was well west of any proposed residential unit being considered. In addition, there was concern raised regarding the plan of development for the commercial lots at the west end of the development. We now have a generalized footprint of those commercial uses, and based upon the location of the buildings and the parking lots (the buildings hugging Coppell Road, the parking behind the buildings), we remove our site plan concerns but need clarification as to when the commercial parking lots will be provided. The applicant has indicated that these parking lots will be provided when the commercial sites are developed. In reviewing the applicant's requested land use and the use proposed by the Old Coppell Master Plan, we find compliance with the Plan. The elevations of the proposed residential units generally fit the period architecture suggested by our consultant. The street pattern is almost identical to the one laid out in the study. The commercial uses shown at the entry to the subdivision, with the 15-foot front yard setback and parking proposed to be located behind the buildings, were ideas endorsed and emphasized by the Old Coppell Plan. The use proposed would eliminate an unsightly materials storage yard, which currently backs-up to a very solid single- Page 4 of 6 Item #4 family development, and response from that neighborhood has welcomed the proposed change. We have now received revised elevations of the townhouse structures, as well as details on the arbor to be built in the project. These elevations closely relate to the design suggestions developed by the committee. Square footages of the units range from 1,560-square feet to over 3,000-square feet. Four of the elevations (B, C, D, and E) are almost identical to the committee's suggestions. Finally, as indicated to staff, the six-foot board-on-board cedar-screening fence will be constructed on the west, north and east sides of Phase One development. The remainder of the fencing will be constructed with Phase Two development. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: The Detail Planned Development included here closely follows the proposal first submitted as a Conceptual PD in July. The site plan is identical to the plan approved by Council at that time. The building elevations pick up on many of the fagade details shown in the consultant's residential examples, and the applicant has done a thorough job of reflecting the type of residential use our consultant envisioned for Old Coppell. The revised plans closely resemble the concept designs offered by the Planning Committee. Four of the five suggested structures are almost identical to the committee's recommendations. Design elements addressed include streetlights (see attachment), pavement texture, sidewalk design, among others. The Plan mentioned street furniture, unique street blades, custom addressing plaques, and other distinctive design elements that need further consideration and possible refinement. In addition, the topic of mailboxes and where they will be located needs to be addressed. Staff recommends approval of the Detail PD, subject to the following conditions: Page 5 of 6 Item #4 1) 2) 3) Clarify when surface parking will be provided on the commercial sites (the Landscape Plan states 30 spaces are being provided now--is that correct?). Parking will be provided here when the commercial lots are developed. Indicate where units shown on elevations and perspective drawing are actually being built, what lots? Revised site plan indicates which units are being built on which lots. Indicate on elevations which paint colors apply to which units. This still needs to be indicated. 4) Dimension rooms and indicate on elevations square footage of each unit. This information is now shown on the Site Plan 5) Provide details on street furniture, street blades, location of mailboxes, address plates, trash containers and any other design details. ALTERNATIVES 6) Need detailed drawings of arbor structure including dimensions, building materials, colors, etc. Partially shown on revised plans. 1) 2) 3) 4) Recommend approval of the request Recommend disapproval of the request Recommend modification of the request Take under advisement for reconsideration at a later date. ATTACHMENTS: 1) ~) 3) 4) 5) 7) 8) 9) Detail Site Plan Landscape Plan Previous Elevations Previous Rendering Planning Commission Committee Recommendation Revised Elevations Tree Survey Old Coppell Master Plan Design Elements Request for r.o.w, waiver Page 6 of 6 Item#4 © CO 0 __1-- 0 o CS) 0 W O_ Z ~0 0 ow z0 zo Ow ~r~ nW Zw z~ z~ J OLD COPPELL MASTERPLAN DESIGN ELEMENTS Old Coppell Townhouses · :' Wooden Benches in common and pool areas (p. 14) · :. Decorative Trash receptacles (p. I4) · :. Historic Streetlights (arched design) (p. · :' Shared parking on one side of street (p. ':' Square Edge Monolithic Curb Design (pcrstaff) · :' Decorative Concrete/ Paver Accents (per staff) · :' "Salt finish" Concrete (historic finish) (per staff) ':' Historic-Style Construction (p. · ." Shallow Front Lawns (p. · :. Will provide "lived-in" atmosphere to area (p. · :. Fulfills Short Term Goal of Residential Development (p. C&P Engineering, £ TD. Engineering ~ Planning ~ Surveying August 29, 2003 Planning Department City of Coppell 255 Parkway Blvd. Coppell, Texas 75019 SEP 1 7 2003 Re: Old Coppell Townhomes (Project ID PD-02-0022) The intent of this letter is to formally request a variance from a specific item in the City of Coppelt Subdivision requirements which states that public right-of-way shall be fifty (50) feet in width. We are requesting that a portion of our proposed 50 foot right-of-way of Mobley Lane to be dedicated at 40.50 feet. Requested variance was reviewed and approved during the Development Review Committee staff meetings. Sincerely, Daniel Meza C&P Engineering, LTD.