CC approval on 6/8/04COPPELL
AGENDA REQUEST FORM
DEPT: Planning
DATE: June 8, 2004
ITEM #: 13
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. PD-I45R3, Woodridge, Section 5, Lot 58, Block A, zoning change request from
?D- 145R (Planned Development-145 Revised) to PD-145R3 (Plarmed Development-145 Revision-3), to allow the
construction of a carport to extend to the rear property line (a variance of 3 feet) located at 1040 Mapleleaf Lane.
Motion to close the Public Hearing and
Approve subject to conditions 2 & 3
M - Faught
S - Tunnell
GOAL(S): Vote - 6-0
York Absent
Date of P&Z Meeting: May 20, 2004
Decision of P&Z Commission: Approved (6-0) with Commissioners McCaffrey, Milosevich, Kittrell,
Halsey, Reese and Foreman voting in favor. None opposed.
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Approval is recommended, subject to the following conditions:
2)
3)
(CONDITION MET)
Closely match the brick used for the columns with the material on the home.
Engineered foundation plans will be required as part of the building permit submittal.
Staff recommends approval.
Agenda Request Form - Revised 02/04 Document Name: ~ 6PD-145R3 Wdridge I-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-145R3, Woodridge, Section 5,
Lot 58, Block A
P & Z HEARING DATE:
C.C. HEARING DATE:
May 20, 2004
June 8, 2004
STAFF REP.:
Matt Steer, City Planner
LOCATION:
1040 Mapleleaf Lane
SIZE OF AREA:
4,795-square-foot lot
CURRENT ZONING:
PD- 145R (Planned Development- 145 Revised)
REQUEST:
PD-145R3 (Planned Development-145 Revision 3) to allow the
construction of a carport to be set back one foot from the rear
property line (a variance of 2 feet).
APPLICANT:
Applicant
Jerry Slaughter
1040Mapleleaf
Coppell, TX 75019
Phone: (972)304-4245
Fax: (972) 373-0008
Builder/Representative
Lee Beck
L.B. Construction Services, Inc.
824 Deforest Road
Coppell, TX 75019
Phone: (972) 979-6939
Fax: (972) 393-7552
HISTORY:
Page 1 of 4
The garden homes located in the area bounded by Sandy Lake Road, MacArthur
Boulevard and Mapleleaf Lane originally were zoned TH-l, Townhouse District.
However, the houses are not attached. In 1995, the City rezoned all townhouse
districts containing detached houses to PD (Planned Development) Districts.
Since the Board of Adjustment has no authority to grant variances in a PD
Item # 9
District, variation from the setback and yard requirements of the PD District
stipulations must be handled as an amendment to the PD or PD Site Plan.
In 1996, a special committee was formed to study the area with regard to the
construction of storage buildings, carports and garages. The committee consisted
of two owners of property within the area to be affected (one resident and one
non-resident), two resident owners of properties within the larger Woodridge
neighborhood (both officers of the unofficial Woodridge Homeowners
Association) and two members of the CoppelI Planning and Zoning Commission.
During the committee meetings, the majority agreed that fully enclosed, attached
garages were first preference. However, due to lot size and configuration, the
group realized that this would not be possible in many cases, and that covered
parking in other forms may be preferable to uncovered parking in its present state.
Following the committee discussion, staff prepared an Ordinance amendment that
was approved by City Council on October 8, 1996. In sum, a property owner
wanting to build a garage or carport in this subdivision has two options. The first
is to comply with the subsection of J-2e of Exhibit B, which allows an applicant
to apply for a Building Permit. The second is to submit a plan meeting the
remaining conditions of the Ordinance subsections J-la through f and J-2a
through d to the Planning and Zoning Commission for review and
recommendation and then City Council for its approval. The Ordinance also
designates the Director of Planning as the approval authority for a minor revision
to a Detail Site Plan. The applicable sections of this ordinance are attached for
reference.
The applicant of this request could not secure a building permit for a carport
through the Building Inspection Department, because it violates the setback and
depth requirements, nor can it be approved administratively by the Planning
Director.
TRANSPORTATION:
Mapleleaf Lane is a local residential street with 28' paving within a
60' right-of-way.
SURROUNDING LAND USE & ZONING:
North - Single-Family residential, PD-145R
South - Single-Family residential, SF-7
East - Single-Family residential, PD-145R
West - Single-Family residential, PD-145R
Page 2 of 4
Item//9
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property
as suitable for single family residential uses.
DISCUSSION:
When the Woodridge garden home development was originally
constructed, the City did not require an attached 2-car garage. The builder
provided no garage or carport. To comply with the off-street parking
requirements, a 2-car concrete parking space accessed from a rear alley
was provided.
If these homes were built today, the City would require an attached, fully
enclosed 2-car garage. Therefore, the existing structures would technically
be non-conforming. The Zoning Ordinance does not allow the expansion
of a non-conforming structure, except to provide off-street parking space
that complies with the dimension and pavement material of the Ordinance.
Therefore, a carport or garage may be added to a house that does not have
one. However, the Building Inspection Department will not issue a
building permit unless it observes the provisions of J-2e of Exhibit B
(Ordinance 91500-A- 143).
The applicant is requesting permission to construct a detached carport, set
back 1' from the rear property line with the overhang actually extending to
the property line. This will require a variance to the required 3' rear-yard
setback. The roof of the carport is gabled with a 4:12 pitch, and the
roofing material will be made of the same type and color of the existing
home.
As the home in question was built prior to December 8, 1983, the 80%
masonry requirement will not apply. Rather, the addition of the carport
cannot reduce the overall exterior masonry percentage on this site. The
existing home is 50% masonry; therefore, the carport must be 50%
masonry. The elevations show the posts to be constructed of brick 2' from
grade, totaling 32-square feet. Approximately 100-square feet of siding is
shown. The applicant will need to increase the brick columns to a
minimum height of 6 1/4' to achieve the 50% brick requirement. If
achieving the 1/4' is difficult, staff recommends reducing that to 6', as
most brick structures are 6' high. The brick will need to match the existing
brick on the home.
A variance to the carport depth requirement is also needed. The minimum
depth is 19'. The applicant is proposing a 15' long carport in order to stay
within the property line. If the carport were extended into the public right-
of-way, then it would become an unwanted liability to the City.
Page 3 of 4
Item # 9
All and all, the applicant is requesting two variances to the Ordinance.
First, the 3' setback variance is required. Second, the 19' carport depth
variance is required. Staff would recommend approval due to the
applicant making a great deal of effort to comply with the Ordinance, but
the awkwardness of her current parking pad limits her to do so.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the zoning change request, subject to the
following conditions being met:
1) Increase the brick height of each column to 6'.
2) Closely match the brick used for the columns with the material on the
home.
3) Engineered foundation plans will be required as part of the building permit
submittal.
ALTERNATIVES
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) Exhibit B (Pages 2 - 5)
2) Carport Plan
Page 4 of 4
Item# 9
EXHIBIT "B"
Parldng Reeulations: Two (2) off-street spaces per unit located behind the front yard
line. Off-street parking spaces shall be provided in accordance with the requirements
for special uses set forth in Section 31 of the Coppell Comprehensive Zoning
Ordinance. Where lots are adjacent to an alley, the parking area must be accessed off
the alley only. No parking shall be allowed within the front yard. Enclosed parking
and covered parking shall comply with the requirements of Paragraph I, Special
Accessory Building Regulations, and Paragraph K, Revised Detail Site Plans, which
follow.
T_ _vpe of Exterior CQnstruction: At least eighty percent (80%) of the exterior walls of
all structures shall be of masonry construction (see Section 42-80 of the Coppell
Comprehensive Zoning Ordinance) exclusive of doors and windows, and the area
above the top plate line. Each story above the first floor of a straight wall structure
shall be a least eighty percent (80%) masonry exclusive of doors, windows, and the
area above the top plate line.
Outside storage areas shall be enclosed and screened from public view.
Mechanical Equipmcnl: Mechanical equipment shall be constructed, located and
screened so as not to interfere with the peace, comfort and repose of the occupant(s) of
any adjacent building or residence.
Special Accessory_ Building Regulations: Because of existing space limitations, the
provisions of Section 35 regarding the rear setback of garages and carports~ and the
provisions of Section 35 regarding the side setback of garages and carports, with side
alley access on that side2, shall not apply to Planned Development District 145-R.
Also, because of existing buildings with roof pitches in excess of 6:12 built prior to
current requirements for type of exterior construction, the provisions of Section 35
regarding materials3, and the provisions of Section 35 regarding maximum height of
accessory buildings that are 150 square feet in area or more' shall not pertain. In lieu
of those requirements, the following regulations shall apply:
1. For All Access0ry Structures:
Accessory structures shall consist of buildings constructed on the lot. No
building shall be moved on to a lot.
Only one accessory storage building shall be permitted in addition to a
carport or garage.
as found in 35-2. A, 2fa), i. and 35-2, B, 2(aL i.
2. as found in 35-2, A, 2(b), i and 35-2, Il, 2 (b), ~.
3. s~ found in 35-2, A. 3, and in 35-2, g. 3
4 a5 found in 35-2, B. [
(Page 2 of 5)
EXHIBIT "B"
Roofs of accessory structures shall be gabled. The minimum pitch shall
be 4:12 (4 units of vertical rise for each 12 units of horizontal span). For
detached structures, the maximum pitch shall be 6:12 (6 units of vertical
rise for each 12 units of horizontal span). For attached structures, the
height may be greater, provided that the height and pitch shall not exceed
that of the roof on the existing principal structure.
do
Roofing material on accessory sumctures shall closely resemble, both in
color and type, the roofing material on the existing principal structure.
Masonry used on accessory structures shall closely resemble in color,
size, mortar and jointing, masonry used on the existing principal structure.
On lots where the principal building was constructed prior to December 8,
1983, 80% masom'y shall not be required. The addition of an accessory
structure, however, shall not reduce for all structures combined, the
percentage of exterior walls consisting of masom3t construction.
With the exception of glass, paving and foundation materials, all other
exterior materials used on accessory stxuctures shall be primed and painted
to match the color scheme of the exterior paint on the existing principal
structure.
For Garages and Carp~_ r~;
Garages and carports, either attached or detached, are permitted but not
required.
All garages constructed shall be fully enclosed, shall be equipped with
garage doors adequate to accommodate two automobiles side by side, and
shall enclose a minimum concrete pavement area of 18 feet of clear width
and 19 feet of clear depth. The required garage doors, when facing an
alley and located less than fifteen (15) feet from the near side of the alley
right-of-way, shall be equipped with electronic garage door opening and
closing devices.
All carports constructed shall have a finished ceiling and soffit, and shall
cover a minimum concrete pavement area of 18 feet of clear width and 19
feet of clear depth.
All garages and carports constructed shall be set back from the rear
property line a minimum of 3 feet.
(Page 3 of 5)
Without submission of a Detail Site Plan revision in accordance with
Section 28 of the Comprehensive Zoning Ordinance and Paragraph K
which follows, a Building Permit may be issued for a garage or carport
which complies with all four of the following specifications:
i. the structure, in plan, is rectangula, r;
ii.
the sides of the structure are parallel and perpendicular to the sides
of the principal structure;
iii. the automobile entrance to the garage or carport is from the rear of
the structure; and
iv.
the structure is located no nearer to a rear property line than ten
(10) feet.
Prior to the issuance of a Building Permit for any other garage or carport,
a minor revision to the Detail Site Plan shall be submitted in accordance
with Section 28 of the Comprehensive Zoning Ordinance and Paragraph K
which follows.
Revisions to Detail Site Plans: The Director of Planning is designated as the approval
authority for a minor revision to a Detail Site Plan for Planned Development District
145-R. In addition to the site plan submission requirements of Section 28 of the
Comprehensive Zoning Ordinance, a minor revision to a Detail Site Plan shall show:
In plan view, the turning radii for two cars to enter from the alley and back into
the alley, with a minimum turning radius of 24 feet.
2. Architectural elevations sufficient to show
ao
Adjacent fences, landscaping and other obstructions to visibility when
backing a vehicle into the alley.
b. Roof pitch and roofing material.
Exposed column and beam sizes and materials, with columns no less than
3% inches wide for each 7 feet of clear height.
Materials and color specifications, including eave and gable trim, gutters
and downspouts.
e. Garage doors, with height and width dimensions.
(Page 4 of 5)
EX1HRIT "B"
3. Carport ceiling plans, showing materials and finishes.
4. A plan view of the existing yard area of the lot.
If the Dh'ector of Planning disapproves the proposed minor revision to a Detail Site
Plan, the applicant may seek approval of the proposal from City Council through the
procedures for site plan review specified in Section 28 of the Comprehensive Zoning
Ordinance.
(Page 5 of 5)
J
A Ccrl:o'! Ad~Uce [o ~he FL~s~r~e of:
Jerry
L.B. Constructions Servloes, Inc. - BL~lder
JJ