AGN REQ PH 041409 AGENDA REQUEST FORM T" E.` ~ T".° F DEPT: PLANNING
COPPELL DATE: April 14, 2009
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~ WORK SESSION ~ CONSENT a REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approvpl of Case No. PD-108R1 1-SF-9, The Chateaus of Coppell, a zoning change request from
PD-108R9-SF-9 (Planned Development-108 Revision 9-Single Family;9~ to PD-108R11-SF-9 (Planned Development-108
Revision 1 1-Single Family-9), to revise the PD conditions to allow up to 12 of the 56 single-family homes to have stucco
exteriors, where no two stucco homes shall be spaced any closer than every second lot, on 20 acres of properfy
located at the southwest corner of Bethel and Denton Tap Roads.
GOAL(S): ~~`.y,'" =
EXECUTIVE SUMMARY:
See attached letter from Karl Mistry dated March 3, 2009, requesting that consideration for this zoning change request
be postponed to the April 14, 2009 Councii meeting.
See attached letter from Karl Mistry dated February 20, 2009, appealing the Planning Commission's recommendation
for denial.
A 3/4 VOTE OF COUNCIL (6 OUT OF 7) IS NECESSARY TO OVERTURN THE PLANNING COMMISSION'S DENIAL OF THIS
ZONING CHANGE.
FINANCIAL COMMENTS:
RECOMMENDED ACTION: ACTION TAKEN BY COUNCIL:
On February 19, 2009, the Planning Commission recommended denial CITY COUNCIL
of this zoning change (5-2). Commissioners Jett, Shute, Frnka, Haas, C?N ~~C)VE DATE
and Sangerhausen voted in favor; Commissioners Kittrell and Shipley Motion to close Public Hearing & Approve up to 10
opposed. stucco homes, with at least 3 lots between each, true
stucco product be used, include the "stucco free
zone" as presented and the stucco color be limited to
Staff recommends DENIAL. earth tones
M - Peters
S - Brancheau • LibbyBall
Vote - 6-1 ~ zoos.oa.,e
17:47:12
Franklin voted against -05~00~
@Ol PD-108R11-SF-9, COC, 1-AR
~oll ~rothers
America's Luxury Home Builder'"
RECEIVED
FEB 2 6 2009
February 20, 2009 PLANNING DEPARTMENT
Mr. Gary Sieb
255 Parkway Blvd.
P.O. Box 9478
Coppell, Texas 75019
Mr. Sieb,
Let this letter serve as our notification to the City of Coppell that we intend to appeal the
~ Planning and Zoning Commissions' decision to disapprove our zoning request on
February 19, 2009. In the coming days we will submit our revised proposal with your
cooperation along with a presentation that we would like to administer during the March
10, 2009 City Council meeting.
If you have any questions, please let me know via email at kmistr,y.,ceni,tollbrothers.com or
in my office at 817-329-7896.
Regards,
Karl Mistry
Assistant Vice President
Toll Brothers Inc.
New York Stock Exchange • Symbol TOL
TEXAS DIVISION
2557 Southwest Grapevine Parkway, Suite 100, Grapevine, TX 76051 •(817) 329-8770 • Fax (817) 251-2197
tollbrothers. com
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-108R11-SF-9, The Chateaus of Coppell
P8~Z HEARING DATE: February 19, 2009
C.C. HEARING DATE: March 10, 2009
STAFF REP.: Gary L. Sieb, Director of Planning
LOCATION: SWC of Bethel and Denton Tap Roads
SIZE OF AREA: 20 acres of property
CURRENT ZONING: PD-108R9-SF-9 (Planned Development-108 Revision 9-Single
Family-9)
REQUEST: A zoning change to PD-108R11-SF-9 (Planned Development-
108 Revision 11-Single Family-9), to revise the PD conditions
to allow up to 12 of the 56 single-family homes to have
stucco exteriors, where no two stucco homes shall be
spaced any closer than every second lot.
APPLICANT: Toll Dallas TX., LLC
Karl Mistry
2557 SW Grapevine Pkwy.
Suite .100
Grapevine, TX. 76051
(817) 329-8770
Fax: (817) 488-2496
HISTORY: This properfy has a long zoning history going back to 1989
when the property was zoned PD-Recreation for institutional,
office, retail, commercial and light industrial uses. In 1995,
the PD was amended to allow development of Summit at
the Springs, a 46 lot residential subdivision on 30 acres. In
1998 the PD was again amended, allowing The Reserve, a
ITEM # 11
Page 1 of 4
23 lot residential subdivision on 9 acres of land. Subsequent
to 1998, a 37 acre parcel was purchased by the city of
Coppell for future development. In July 2005, a PD was
approved allowing development of two medical -office
buildings on a portion of the 37 acres, and one has been
built and partially occupied.
In July of 2007, Council approved a conceptual 56 lot
residential subdivision being purchased from First Baptist
Church of Coppell, and in September of 2007 Council
approved a detailed plan for development of this 56 lot
subdivision on the parcel before you now.
TRANSPORTATION: Bethel Road is a two-lane asphalt road contained within a
variable width right-of-way. Construction to a concrete
roadway is scheduled to begin in 2009. Denton Tap Road is a
P6D divided major thoroughfare built within 100 feet of right-
of-way.
SURROUNDING LAND USE 8~ ZONING:
Norfh -developing single-family residential; PD-220R SF-12
South-single family homes, retail: SF-7 and C(Commercial)
East -retail nursery, and offices; R(Retail)
West- single family residential; PD-108-R-SF-9
COMPREHENSIVE PLAN: The Comprehensive Plan, as amended, shows this property
as suitable for residential construction.
DISCUSSION: First, some discussion regarding the fact that stucco housing
is not allowed in Coppell unless a Special Use Permit is
procured. In the early 80's, city fathers adopted an
ordinance limiting the construction of stucco homes in
Coppell to SUP's. Part of the rationale in adopting that
ordinance was to encourage an old world residential
architectural style composed of gabled roofs, dark colored
brick, timber accents, earfh toned colors among others.
Their objective was to create a"theme" or "style" for
Coppell which gave the city an identity not seen elsewhere
in the metro-plex. It was felt that stucco buildings-the
object of this request--was a bit too Mediterranean, southern
California, left an impression of being a"hot" structure, and
did not lend itself well to traditional north Texas construction.
Feeling that in some instances stucco might be appropriate,
ITEM # 11
Page 2 ot 4
our city fathers did allow it, but only by the Special Use
Permit where design, lot siting, landscaping, etc. could be
evaluated on a case-by-case basis. To date, there are an
estimated 20 stucco houses in this city of over 13,000 single
family residences.
This is a request that would allow up to 12 of the 56 lot The
Chateaus subdivision to build with stucco materials. That is
21 % of the lots and although somewhat excessive in staff's
mind, might be allowed if spread throughout the subdivision.
The applicant has attempted to soften this request
somewhat by agreeing to have no two stucco residences
within two lots of each other. Although well intended, staff
has a concern that the overall appearance of the
subdivision would still have a Mediterranean feel/look with
stucco units on lots that close together. Instead, we feel a
separation of at least 4 lots between stucco units with none
permitted on lots 1-4 and 54 through 56 protects the integrity
of the old world theme, yet allows this developer to
construct a large number of stucco units within this
development. Because this is a PD, specific lots can be
called out for stucco building. The task Building Inspection
has of insuring the proper number of stucco units is built
could be simplified if specific lots were allowed stucco
construction. Specifically, we would recommend lots 6, 11,
16, 19, 21, 24, 31, 36, 41, 46, 49 and 53 (the lots shown in blue
on Attachment #4) be allowed to contain stucco houses.
Although some lots are separated by less than the
suggested 4 lot minimum, they are located in such o manner
that they do not dominate the overall architectural
character of the subdivision. Also, being a PD, the Director
of Planning has the authority to designate other lots for the
stucco product as long as the overall number does not
exceed 12, and they are spaced well apart. Reducing the
number of stucco lots wos also a consideration of staff being
respectful of the objectives outlined by our city fathers (and
honored by past and current builders) so many years ago.
However, by specifically stating which lots could
accommodate a stucco home, and spreading them out,
we feel the overall architectural character of the subdivision
will not be dominated by the number of stucco product
proposed. As stated above, because this residential
subdivision is a PD, a condition of approval can be added to
the original proposal and a certain number of scattered
stucco homes can be allowed by the PD.
ITEM # 11
Page 3 of 4
Although staff does not question the ability to build with true
stucco, we do feel more specificity needs to be attached to
this request to better distribute the stucco homes and allow
Building Inspection a better means to enforce and monitor
building construction, thus the recommendation that
specific lots be called out for the stucco material.
If the Commission is inclined to follow staff recommendation
regarding spacing of the stucco residences, the applicant
could accept that recommendation, but suggests lots 3, 7,
10, 14, 18, 23, 28, 31, 38, 41, 49, and 55 (shown on
Attachment #4 in red) be the specified lots.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request but feels a more specific guideline
needs to be attached to the request. Specifically, Individual lots need to be called
out for approval of the stucco product. Because staff and the applicant are not
that far off with regard to the specific lot locations, either lot pattern could be
supporfed, and should be a condition of approval.
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. Site Plan
2. Elevations of proposed residences
3. Photos of existing residences
4. Specific stucco lot locations (staff in blue, applicant in red)
ITEM # 11
Page 4 of 4
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