PD-197R5-H Staff Report.PZITEM #8
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE No.: PD-197R5-H, Old Coppell Townhomes, Lot 1, Block A
P&Z HEARING DATE: July 19, 2018
C.C. HEARING DATE: August 14, 2018
STAFF REP.: Mary Paron-Boswell, Senior Planner
LOCATION: NEC of S. Coppell Road & McNear Drive
SIZE OF AREA: 0.272 acres
CURRENT ZONING: PD-197R-H (Planned Development District-197 Revised - Historic)
REQUEST: PD-197R5-H (Planned Development -197 Revision 5 - Historic)
REQUEST: A zoning change request to PD-197R5-H (Planned Development-197 Revision 5-
Historic), to amend the Concept Plan and attach a Detail Site Plan to allow a single
live/work unit on Lot 1, Block A.
APPLICANT: OWNER & DEVELOPER CONSULTANT
R. L. Robertson, L.L.C. Greg Frnka
569 S. Coppell Road 413 W. Bethel Road Ste. 202
Coppell, TX. 75019 Coppell, TX. 75019
(972) 462-1790 (972) 304-9988
Email: rrobertson@robertsonpools.com email: gfrnka@gpfarchitects.com
HISTORY: In April of 2002, council accepted the Old Coppell Master Plan as a guide for
development of the subject property. In July of 2003, a Conceptual Planned
Development (PD-197) was granted for the overall 3.81 acres, to allow for 19
townhomes, two free standing residential lots, private open space, and two
commercial lots facing Coppell Road. In December of 2003, a Detailed Site Plan
for the townhouses and the recreational portion of the PD was approved. In
November of 2005 two single family residences were approved by council on the
two vacant residential lots. The only remaining vacant land are the two lots facing
Coppell Road, one of which is the subject of this request. In 2016, a zoning change
request for six live/work units (three on this lot and three on the other vacant lot to
the south) was denied by City Council.
TRANSPORTATION: Coppell Road is a C2U, concrete two-lane undivided street with curb and gutter
contained within a 60-foot right-of-way. McNeal Drive is a concrete residential street
with curb and gutter contained within a 50-foot right-of-way.
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SURROUNDING LAND USE & ZONING:
North: residential building; “H”, Historic
South: vacant land; Planned Development 197R-H, Historic
East: single family residences: Planned Development 197R-H, Historic
West: office warehouse; Planned Development 186R2-LI
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate
for Old Coppell Historic District uses.
DISCUSSION: The proposed use is two live/work units, one per lot. The owner/developer is
proposing to construct two spec buildings. The interior floorplan will be finalized
with the retention of a buyer. Approximately half or more of the ground floor will
need to be dedicated to work area, while the upper floor will serve as a living area.
Each unit is proposed to contain approximately 2,990 square feet of air-conditioned
space, a covered front porch and a three-car garage.
Parking for this site will be provided with four on-street parking spaces on Coppell
Road and six parking spaces accessed from the driveway on McNear Drive at the
rear of the units. The four spaces along Coppell Road will require a portion of the
lot to be dedicated as a parking and sidewalk easement. The property will be
required to replatted to create the two lots and to allow for the additional right-of-
way dedication required at the corner of McNear Drive and Coppell Road. The
building closest to the corner of McNear Road and Coppell Road will need to be
slightly adjusted on the lot to meet the 15-foot setback along both McNear and
Coppell Roads.
There appears to be a shortage of landscaped areas, however, in infill developments
(two acres or less) a maximum of 30% of the lot is required to be landscaped, which
this development does meet. The typical 15’ front yard landscaping is not being
provided due to proposed parking easement that is being provided along Coppell
Road to allow the four parking spaces and adjoining sidewalk. Staff is
recommending that the two parking spaces shown at the rear of the buildings be
converted to landscaping, since they would be hard to maneuver in and out of and
there is parking provided both in the three-car garage and in the driveway area
behind the garage. This area in combination with the mutual drive aisle, requires
more paved area to function and they are asking for a reduction in the eastern
perimeter landscaping (five feet versus 10 feet) to accommodate the drive aisle.
The existing house to the east of this site abuts the property line and has a window
in that wall that requires access for emergencies. This proposal will provide a 5-
foot access and maintenance easement to the adjacent property. A wooden fence is
proposed to tie into the edge of where the adjacent house begins, extend north and
tie into the existing gate at the rear of the adjacent house. The fence will continue
from the northwest corner of the property westward to the edge of the proposed
building. The proposed eight-foot wooden fence will provide additional privacy to
the residence from the parking area, will blend in with the neighboring property,
and will also allow for easier emergency access than a masonry wall would. A
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decorative wrought iron fence is proposed in between the building one and building
two as identified on the plans
Eleven trees (Live Oak, Lacebark Elm, Shumard Oak) will be added to the entire
site. Additional shrubs and groundcover will be provided around the front façade
entrance on Coppell Road and along the McNear side. Staff is recommending that
additional detail be provided for the parking island along Coppell Road. Staff is
also recommending that the rear perimeter area from McNear Road up to the
proposed fence contain both the proposed shrubs with sod and not decomposed
granite. Staff is not opposed to the decomposed granite beside the fenced area along
the existing residence.
The proposed building elevations are identical with flipped facades. They will have
a small inset covered porch area with a stone base column and a covered section
made of wood and beams by the front door along the Coppell Road frontage. The
Coppell Road front façade consists mainly of hardiboard material with the wainscot
section of the façade made of stone. The front façade also contains eight large
windows (four on each floor) with shutters added for detail. The vertically oriented
windows will have mullions on the upper portion and a single pane on the lower
portions. A gabled roof with asphalt shingles will be provided. A single door with
mullioned glass is provided on the front façade. Staff is requesting more
information on the proposed material for the doors and windows.
The rear elevation will contain the same vertical windows and shutters on the upper
level, and a double and single garage entrances. The garage doors are proposed to
be made of insulated metal with a wood look finish. Staff is recommending, given
the visibility from McNear, that a real wood door, with the same look be provided.
The side elevations will both have a door with a covered entrance. The stone
wainscot will be along the front and both side elevations. The side elevation that
is closest to the front porch will have two windows on the lower level and five large
windows on the upper level. The other side elevation will have three large windows
on the lower level and five large windows on the upper level. As mentioned earlier,
the wainscot will be of stone while the remainder of the elevation will consist of
hardiboard. There is a small outdoor area in between the two buildings that will be
fenced off with a decorative wrought iron fence.
A sign is also illustrated on the exhibits for illustrative purposes only. Staff would
recommend that any proposed signage meet ordinance requirements. A color board
provided for both buildings has the same roof shingle proposed and the colors
proposed for the hardiboard, trim, stone and windows and doors are different but
complimentary.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the request subject to the following PD conditions:
1. There may be additional comments during the building permit and detailed engineering review.
2. A replat will be required to subdivide the lots and to provide easements and right-of-way dedications
3. All proposed signage shall comply with ordinance requirements.
4. Wood garage doors be provided in lieu of metal doors.
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5. Additional landscaping detail for the parking island on Coppell Road.
6. Removal of the two rear parking spots and replace with sod/ground cover.
7. Provide sod/ground cover and shrubs along the rear portion of the lot outside of the fenced area.
8. To allow an eight-foot wood fence in lieu of a six-foot fence.
9. To provide the 15’ setback along McNear Drive
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. Overall Site Plan (Sheet A1.0)
2. Tree Preservation (Sheet L1.01)
3. Landscape Plan and Calculations (Sheets L1.02 -L1.03)
4. Floor Plan (Sheet A2.0)
5. Elevations (Sheet A3.0 – A3.1)
6. Material Board